Section 134C. Helvetia Area Special Industrial District (HSID)
(Added by Ord. No. 5835/2-08)
A. Purpose. Helvetia Area Special Industrial District (HSID) provisions shall apply to and regulate land within the Helvetia Area shown on map Exhibit A upon adoption of this Ordinance and land annexation to the City. The purpose of the HSID Zone Ordinance is to:
1. Encourage and accommodate the creation of larger industrial parcels within the Helvetia Area through HSID Ordinance provisions that facilitate land assembly consolidations to create large campus-like industrial sites.
2. Facilitate and accommodate business clusters on smaller industrial sites within the Helvetia Area for business start-ups, incubators and spin-offs that derive from high-tech, sustainable industries and bio-tech/bio-medical/bio-pharmaceutical industry clusters and for supporting public and private facilities and utilities.
3. Accommodate land development opportunities within the Helvetia Area that can accommodate high technology and related companies and businesses and local, national and international “sustainable industries” businesses and companies (including uses that support or complement such companies and businesses).
4. Accommodate the establishment, development and growth of “sustainable industries” and “bio-tech/bio-medical/bio-pharmaceutical” industries within the Helvetia Area.
5. Support and implement the development goals, development program, and corresponding implementation measures described in Section 25, Hillsboro Area Industrial Plan, of the Hillsboro Comprehensive Plan.
B. Applicability. HSID Ordinance provisions apply to properties within the Helvetia Area shown on map Exhibit A. The Official City of Hillsboro Zoning Map shall be amended to incorporate the HSID Ordinance provisions which shall regulate properties within the Helvetia Area upon their annexation to the City.
C. Definitions. The industrial use category defined in this Section shall be interpreted and applied narrowly and exclusively to exclude from the HSID Zone land uses that fall under other general industrial categories not specifically listed in this Section. However, the range and types of industry uses covered within each industrial category listed in this Section may be broadly interpreted and applied to include uses currently associated with the category by recognized industry classification systems and new kinds of uses that may evolve in the future from businesses in that category. As used in the application and enforcement of this HSID Ordinance:
1.“Sustainable Energy and Environmental Businesses” means and includes industrial businesses and land uses engaged in the research and design or development, manufacturing, processing, marketing (and combinations of such activities) of products or services associated with local, national and international sustainable energy and environmental industries. Such businesses include, but are not limited to large and small firms and companies engaged in high technology research and products development and manufacturing; solar and wind energy products and parts manufacturing; and, other high-tech and sustainable industry operations. These businesses usually require parcels of various sizes, especially large parcels (e.g., 50 – 100 or more acres in size), to accommodate vertically-integrated business operations, entirely within a single business site.
2. “Biotech Campus” means and includes industrial businesses and land uses engaged in research and design or development, manufacturing and processing, marketing (and combinations thereof) of bio-technology, bio-medical, bio-pharmaceutical business products or services and like-kind businesses. Biotech campuses usually require medium-sized parcels (35 – 50 or more acres in size).
3. “Industrial Incubators, Start-ups and Spin-offs Business Parks” means and includes small-to-medium sized specialized business parks that contain (within leased, building spaces) a mix of small, emerging industrial companies that evolve from, or support the established, larger high tech, sustainable industries and bio-tech companies nearby. Typical business parks present a unifying brand and image controlled by project covenants or conditions and restrictions (CC&Rs). Some Business Parks may provide raw industrial building space, while others may provide industrial flex building spaces. Leased spaces often contain combined business office and product production operations. These types of business parks usually require medium-sized parcels (20 – 40 acres in size).
4. “Industry Research & Development (R&D) Parks” means and includes industrial R&D business parks that primarily provide industry flex-space developments for vertically-integrated research and development businesses and research laboratories that develop new products and/or industry technologies in smaller campus-like projects. Industry Business Parks, R& D Parks also usually require small-to-medium sized parcels (20 – 30 acres in size).
5. “Industry Suppliers” means and includes businesses that manufacture, process, distribute or provide production materials, parts, product components and business services used by local high tech, sustainable industry and bio-tech businesses in the Portland Region. They include, but are not limited to suppliers of test equipment, uniforms and linens, lab supplies, sub-components and circuit boards, and packaging materials. Industry suppliers usually require smaller-sized parcels (10 – 20 or more acres in size).
6. “Distribution Businesses” are industries that require good access to the transportation network, via Highway 26, in order to deliver goods throughout the region.
7. “Lot of Record” means any lot or parcel of property described on Washington County Tax Maps on the date of annexation of the lot or parcel of land to the City of Hillsboro.
8. “Contiguous Lots of Record in Common Ownership” means all contiguous lots or parcels which are either owned by a single individual or entity at the time land is placed in this district or which are thereafter acquired by a single individual or entity.
9. “Pre-Existing Use” means any lawfully created use or structure established and in existence on the date of adoption of this ordinance.
D. Standards. All land uses, land development and lot partition and lot development requirements within the HSID Zone shall comply with the standards contained in Sections D. and E. of this HSID Ordinance and the standards of the M-P Industrial Park Zone of Hillsboro Zoning Ordinance specifically identified or referenced in this HSID Ordinance. All land uses, land development and lot partition and lot development requirements within the HSID Zone shall also be subject to review and approval under Section 133, Development Review/Approval, of the Hillsboro Zoning Ordinance:
1. Land Use.
Land uses, new development and redevelopment within the HSID Zone shall be allowed and shall occur in accordance with the following requirements:
a. Permitted land uses:
Permitted uses within the HSID Zone Ordinance shall be limited to the kind of land uses described in the following Industrial use categories as defined in Section C of this Ordinance:
(1) Sustainable, Environmental, and Energy Businesses
(2) Biotech Campus
(3) Industry Research & Development (R&D) Parks
(4) Industrial Incubators, Start-ups and Spin-offs Business Parks
(5) Distribution Businesses
(6) Industry Suppliers
(7) Support Commercial Services [described in Section D.1.d. of this Ordinance]
(8) Transportation facilities, including public improvements for streets, transit, parking, and bicycle and pedestrian facilities
(9) Public service or utility uses and facilities
(10) Other uses similar in type and character to the permitted use categories in this Helvetia Area as determined by the Planning Director pursuant to Section 117 of the Hillsboro Zoning Ordinance.
b. Conditional uses:
Only the following Conditional Land Uses may be permitted within the HSID Zone when proposed, processed, approved and developed in accordance with the provisions Sections 78 to 83 of the Hillsboro Zoning Ordinance and Section 133, Development Review/Approval, of the Zoning Ordinance:
(1) Transit Park and Ride
(2) Communication transmission facilities
c. Excluded uses:
Unless a use is permitted outright or as a conditional use, or is determined to be permissible by the Planning Director or the Planning Commission in accordance with the provisions of this HSID Ordinance, the use shall be excluded from, and may not be permitted to develop within the HSID Zone.
d. Special Provisions for Support Commercial Services uses:
Commercial land uses within the HSID Zone shall be limited to:
(1) Retail commercial and professional services uses that primarily serve the needs of the workers within the Helvetia and immediately adjacent industrial areas. Buildings for these retail uses and professional services shall not occupy more than 3,000 square feet of sales or service area in a single outlet, or multiple outlets that occupy more than 20,000 square feet of sales or service area in a single building or in multiple buildings that are part of the same development project.
(2) Training facilities whose primary purpose is to provide training to meet industrial needs.
e. Pre-Existing Uses:
Any lawfully created use of any building, structure or land existing at the time of adoption of this Ordinance may continue to operate and may expand to add up to 20 percent (20%) more floor area and ten percent (10%) more land area.
2. Lot Size.
a. Minimum Lot Size:
(1) Industrial developments allowed by this HSID Ordinance within the HSID Zone shall have a minimum lot size of 10-acres. All other lots of record or contiguous lots of record in common ownership within the HSID Zone smaller than 10-acres in size may contain any business or use listed in Section D.1.a. of this Ordinance. *
(2) Subdivision of parcels the HSID Zone will be permitted for lots larger than 10-acres in size so long as the resulting land division creates one lot or parcel of at least 10-acres and the remaining lot(s) created contains at least one parcel of 5-acres of contiguous land.
3. Implementing the City Transportation System Plan.
The required minimum lot sizes for parcels within the HSID Zone may be reduced in size to the extent necessary to allow the dedication and/or construction of public collector or arterial roadways necessary to implement Section 13: Transportation of the Hillsboro Comprehensive Plan.
4. Natural & Hazard Areas.
The required minimum lot sizes for parcels within the HSID Zone may be reduced in size to the extent made necessary by the bisection of the lot(s) by a natural area, flood hazard area or other resource or hazard designation restricting development pursuant the provisions of the Hillsboro Comprehensive Plan or Zoning Ordinance; or for the sole purpose of segregating common or public ownership of natural areas, flood hazard areas or other natural resource or hazard areas within an industrial park.
E. Land Development Standards.
The following M-P District provisions shall apply to all developments within the HSID Zone unless modified by the Planning Director as a result of Development Review to achieve improved project design, protect or enhance significant natural resources, achieve public infrastructure efficiencies and economies of scale or other practicable project development solutions.
1. Setback Requirements.
The yard setback requirements set forth in Section 68 of the Hillsboro Zoning Ordinance shall apply.
2. Height of Buildings.
The building height limits and standards set forth in Section 69 of the Zoning Ordinance shall apply.
3. Lot Coverage.
The maximum lot coverage standard in Section 70 of the Zoning Ordinance shall apply.
4. Off-Street Parking and Loading.
The off-street parking and loading standard in Section 71 of the Zoning Ordinance shall apply.
5. Performance Standards.
The land and structure use and development performance standards in Section 72 of the Zoning Ordinance shall apply. In the HSID Zone, as a condition for granting of a building permit, it shall be agreed that, upon request of the City, information sufficient to determine the extent of compliance with the performance standards in Section 72 shall be furnished by the owner of the property to which the building permit was granted or all successors and assignees of the owner. Such requests may include a requirement for continuous records of operation likely to violate the standards, for periodic checks to assure maintenance of standards, of for special surveys in the event a question arises regarding compliance with Section 72 performance standards.
F. Development Review Standards. All developments within the HSID Zone are subject to, and shall comply with the development standards and procedures set forth in Section 133, Development Review/Approval of Plans, of the Hillsboro Zoning Ordinance:
1. The Planning Director shall review and may approve each proposed development within the HSID Zone in accordance with the review standards and procedures prescribed in this HSID Ordinance and in Section 133 of this Zoning Ordinance. If the provisions of this HSID Ordinance and Section 133 are inconsistent or conflict as applied to any proposed development, the provisions of the HSID Ordinance shall apply and control.
2. Within the HSID Zone, final development plans for any proposed land use to be built or site alteration to take place on a lot or record or contiguous lots of record in common ownership within the HSID Zone shall comply with the applicable provisions of Section 133.
3. Any subdivision of lots and parcels within this HSID Zone shall comply with the applicable provisions of this HSID Ordinance and the City of Hillsboro Subdivision Ordinance. If the provisions of this HSID Ordinance and the City Subdivision Ordinance are inconsistent or conflict as applied to any proposed development in the HSID Zone, the provisions of the HSID Ordinance shall apply and control.
(Added by Ord. No. 5835/2-08)
* This 10-acres minimum lot size standard for industrial developments and 10-acres lot-creation subdivision standard established by Subsection D.2.a.(1) and D.2.a.(2) for the HSID are intended to: