Section 136.I - III

I. Purpose

II. Land Use Districts (Descriptions)

A. Station Community Commercial - Downtown District (SCC-DT )

B. Station Community Commercial-Highway Oriented District (SCC-HOD)

C.  Station Community Commercial-Station Commercial (SCC-SC)

D. Station Community Commercial-Multi-Modal (SCC-MM)

E. Station Community Residential-High Density (SCR-HD)

F. Station Community Residential-Medium Density (SCR-MD)

G. Station Community Residential-Low Density (SCR-LD)

H. Station Community Residential-Village (SCR-V)

I. Station Community Residential-Orenco Townsite Conservation (SCR-OTC)

J. Station Community Residential-Downtown Neighborhood Conservation (SCR-DNC)

K. Station Community Industrial (SCI)

L. Station Community Business Park (SCBP)

M. Station Community Research Park (SCRP)

N. Station Community Fair Complex Institutional (SCFI)

III.   Definitions

IV.   Permitted Land Uses

Table 1: Station Community Commercial District

Table 2: Station Community Residential District

Table 3: Station Community Industrial and Institutional Districts

V.   Destruction or Expansion of Existing Uses or Structures

VI.   Restricted and Specially Regulated Land Uses

VII.   Development Review and Related City Development Code

Section 136.VIII-X

VIII. Calculations

IX. Conflicts

X. Variances

Section 137.I-II

I.    Scope

II.   Development Criteria

Table 1.a: Station Community Commercial-Central Business District (SCC-CBD)

Table 1.b: Station Community Commercial-Highway Oriented District (SCC-HOD)

Table 1.c: Station Community Commercial-Station Commercial (SCC-SC)

Table 1.d: Station Community Commercial-Multi-Modal (SCC-MM)

Table 1.e: Station Community Residential-High Density (SCR-HD)

Table 1.f: Station Community Residential-Medium Density (SCR-MD)

Table 1.g: Station Community Residential-Low Density (SCC-LD)

Table 1.h: Station Community Residential-Village (SCR-V)

Table 1.i: Station Community Residential-Orenco Townsite Conservation (SCR-OTC)   

Table 1.j: Station Community Residential-Downtown Neighborhood Conservation (SCR-DNC)

Table 1.k: Station Community Industrial (SCI)

Table 1.l: Station Community Business Park (SCBP)

Table 1.n: Station Community Fair Complex Institutional (SCFI)

Section 137.III-IV

III. Minimum Lot Size

IV. Minimum Lot Width and Depth

Section 137.V-VII

V.   Minimum and Maximum Residential Densities and Ancillary Dwelling Units

VI.   Minimum Floor Area Ratios

VII.  Minimum Non-Residential Density Objectives

VIII.  Minimum and Maximum Setbacks from Streets and Alleys

IX.  Vision Clearance

X.   Minimum and Maximum Building Height Requirements

XI.   Minimum and Maximum Off-Street Parking Requirements

Table 2: Maximum Non-Residential Parking Standards in Station Community Districts   

Table 3: Residential Parking Standards in Station Community Districts

XII.  Minimum Usable Open Space Requirements

XIII.  Minimum Landscaping, Natural Resource and Mature Tree Preservation

XIV.  Mixed Use Buildings and Mid-Rise Apartments

XV.  Sidewalks

XVI.   Street and Alley Standards

Table 137.4 Level of Service Standards Within Station Communities

XVII.   Lot Access

Figure 1 - Downtown SCPA Sidewalk Requirements

Figure 2 - Fair Complex Sidewalk Standards

Figure 3 - Orenco SCPA Sidewalk Standards

Figure 4 - Quatama/185 th Sidewalk Standards

Figure 5 - Approved Downtown Alley Improvements

Section 138.I-III

I.   Scope

II.   Purpose

III.   Process

IV.   Improvements Between Streets and Buildings

V.   Building Entries and Orientation

VI.   Ground Floor Windows and Building Facades

VII.   Building Step-Back Requirements

VIII.   Location and Design of Off-Street Parking

IX.   Drive-Through Uses

X.   Outdoor Display, Storage and Signs

XI.   Alleys

XII.   Streetscape and Site Design Standards and Guideline

XIII.   Standards for Protection within Historic and Cultural Conservation Districts

Section 139.I-II

I.   Scope

II.   Purpose

III.   Modification to Section 136 Station Community Planning Area Provisions

IV.   Development Regulations

V.   Design Standards

Section 140.I-II

I.   Scope

II.   Purpose

III.   Development Regulations

IV.   Design Standards

Figure 1 : Street Tree Plan (1908 Platted Townsite Area)

Figure 2 : Plant List

Figure 3 : Pedestrian Circulation Plan

Figure 4 : Orenco Townsite Plat: 1908, 1911

Figure 5.1 : Station Community Street Types

Figure 5.2 : Street Network

Figure 5.3 : On Street Parking

Figure 5.4 : Street Standard Type "A"

Figure 5.5 : Street Standard Type "B"

Figure 5.6 : Street Standard Type "C"

Figure 5.7 : Street Standard Type "D"

Figure 5.8 : Street Standard Type "E"

Section 141.I-III

I.   Scope

II.   Purpose

III.   Modifications to Section 136 Station Community Planning Area Provisions

IV.   Development Regulations

V.   Design Standards

Section 142.I-III

I.   Scope

II.  Purpose

III.   Modifications To Section 136 Station Community Planning Area Provisions

IV.   Development Regulations

V.   Design Standards

Section 136: STATION COMMUNITY PLANNING AREAS

(Added by Ord. No. 4455/ 8-96.)

I. PURPOSE

A. Station Community Planning Areas (SCPA) are established to promote transit-supportive and pedestrian sensitive mixed use developments in areas near light rail transit stations. The purpose of this Section is to describe the characteristics of Station Community Planning Areas and set forth clear and objective standards with which all applications for development shall comply.

B.Station Community Planning Areas consist of zoning districts which share a number of qualities and characteristics but are distinguished by differences in emphasis on primary uses and intensity of development. The land use districts are designed to work together to result in a lively, prosperous mixed-use neighborhood providing an attractive place to live, work, shop and recreate with less reliance on the automobile than is typical elsewhere in the community. Predominant characteristics shared by Station Community Planning Areas include:

1. A balanced pedestrian orientation featuring buildings, streets and public spaces oriented towards the pedestrian while not excluding the automobile.

2. Concentration of housing and/or jobs in centers which encourage transit users to live and work near transit stations.

3. Public amenities, including parks, plazas and other community facilities.

4. A multi-modal circulation system that links uses of bus, bicycle, van pool, auto and light rail with pedestrians.

5. A development and circulation plan that provides convenient access to light rail stations while minimizing and overcoming physical and psychological barriers.

 6. Placement of automobile intensive uses in locations where the existing road and street system will support such uses and where such uses do not adversely impact other transit-oriented uses.

II. LAND USE DISTRICTS

A Station Community Planning Area shall include one or more of the following zoning designations [1]:

A. Station Community Commercial-Downtown District (SCC-DT)

The SCC-DT District shall apply to property located within downtown Hillsboro which is identified for mixed use commercial development. The purpose of the SCC-DT zone is to implement the Downtown Core Vision Statement from the Downtown Framework Plan to create a downtown core that is a vibrant and active place with shopping and dining, entertainment venues, arts and cultural experiences, civic activities and spaces and public gathering places supported by existing and new residents, employees, and students living and working in and around the historic core.  (Amended by Ord. No. 5973/7-11, formerly SCC-CBD)

Permitted Uses                  Development Regulations SCC-DT

 

B. Station Community Commercial-Highway Oriented District (SCC-HOD)

(Deleted by Ord. No. 5973/7-11)

C. Station Community Commercial-Station Commercial (SCC-SC)

The SCC-SC District may be applied to property generally located within 1,300 feet of a light rail station site that is identified for mixed use neighborhood commercial development. The SCC-SC District is intended to assure a mix of transit supportive retail, service, professional, community service, child care facilities, recreational and similar uses near, and within easy walking distance of, the light rail stations outside the CBD. More intense uses such as high density housing (both free-standing and in mixed use buildings), hotels and residential hotels are encouraged near the station. Neighborhood commercial uses in the District are intended to be pedestrian-sensitive and compatible with the scale of surrounding residential development. However, where a District is adjacent to or bisected by an arterial street, neighborhood commercial uses may be auto-accommodating provided that the auto-accommodating uses are clustered in a node, as opposed to being extended along the arterial, and provided the amount and intensity of such development is limited so as not to adversely impact the nearby residential areas or take on the look of strip development. (Amended by Ord. No. 5168/7-02.)

 

Permitted Uses                  Development Regulations SCC-SC

D. Station Community Commercial-Multi-Modal (SCC-MM)

The SCC-MM District may be applied to property abutting an arterial street where the property is identified for commercial use and is generally located more than 2,600 feet from a light rail station site. The SCC-MM District is intended to serve both transit and auto users by placing automobile intensive uses at locations where the existing and planned street system will support such uses and will not adversely impact nearby transit-supportive developments, while still being accessible destinations for transit riders.

The emphasis of the SCC-MM District is on uses that will provide a broader array and scope of goods, services and employment opportunities than in the SCC-SC or SCR-V Districts, for nearby residential areas and employment centers withinand without the Station Community Planning Area, as well as residents from the vicinity. The site design of developments within the SCC-MM District shall accommodate a free flow of pedestrians and bicyclists traveling to the destination from the nearby neighborhoods and from within the SCPA, but the District is expected to be predominantly auto-oriented. Commercial uses are allowed without restriction [2] in the District; as are office and flex space uses, community service, hospital, hotel, indoor recreational, and child care facilities. Residential uses are permitted in free-standing residential structures and on or above the second story of commercial buildings throughout the District. There is no minimum floor area ratio within the District. (Amended by Ord. No. 5168/7-02.)

 

Permitted Uses                  Development Regulations SCC-MM

E. Station Community Residential-High Density (SCR-HD)

The SCR-HD District may be applied to property identified for residential use located generally within 1,300 feet from a light rail station site in downtown Hillsboro, and within 2,600 feet from a light rail station outside the Downtown SCPA. The SCR-HD District is intended to assure high density multi-family and single family attached residential development near LRT stations. Mid-rise residential buildings may include non-residential uses of a size and scale to serve the needs of building residents and the immediate neighborhood, but shall not include additional off-street parking to accommodate the customers of such shops and activities, nor shall the minimum residential density otherwise required be reduced to accommodate location of non-residential uses. (Amended by Ord. No. 4930/ 7 -00.)

 

Permitted Uses                  Development Regulations SCR-HD

F. Station Community Residential-Medium Density (SCR-MD)

The SCR-MD District may be applied to property identified for residential use located generally within 2,600 feet from a light rail station site, but it may apply to property located up to 3,900 feet of a light rail station site. The SCR-MD District is intended to assure medium density multi-family, attached and detached single family residential development and ancillary dwellings. The District may be applied as a transition zone between higher density residential and commercial activities nearer than 2,600 feet of a light rail station site, and may also be applied to property at the outside edge of a higher density SCPA District in order to buffer a less dense existing residential community outside the SCPA.

 

Permitted Uses                  Development Regulations SCR-MD

G. Station Community Residential-Low Density (SCR-LD)

The SCR-LD District may be applied to property identified for residential use generally located greater than 2,600 feet from a light rail station site. The SCR-LD District may also be applied to in-fill areas predominantly surrounded by low density single family development where higher density development is inconsistent with the character of the established neighborhood and where the neighborhood is unlikely to redevelop. The SCR-LD District is specifically intended to assure quality detached and attached single family dwellings, ancillary dwelling units and duplexes within reasonable proximity to an LRT station and, where necessary, to transition between the edges of the SCPA and very low density residential neighborhoods beyond the SCPA.

 

Permitted Uses                  Development Regulations SCR-LD

H. Station Community Residential-Village (SCR-V)

The SCR-V District may be applied to property containing at least thirty (30) acres in single ownership or control located within approximately 3,900 feet of a light rail station site. The SCR-V District is intended to assure the development of a pedestrian-sensitive, yet auto-accommodating, community containing a range of residential housing types, mixed use  residential, free-standing neighborhood commercial uses and employment   opportunities. A residential village project may be developed in one or more phases.  A residential village incorporates a number of design, development and infrastructure features indicative of a self-reliant neighborhood; including, but not limited to:  multi-purpose streets linking residential areas with neighborhood activity and commercial centers and the light rail station; horizontal and vertical integration through continuity of urban design befitting a growing major metropolitan area; quality and craftsmanship in the built environment; a lively mix of neighborhood shopping and community services; advantageous and sensitive use of natural resource features and open space; and innovative and imaginative site planning in order to develop a sense of place where the amenities, facilities, features, and overall urban design and architectural integration could not be achieved through application of any other individual or abutting combination of districts or zones.

 

Permitted Uses                  Development Regulations SCR-V

I. Station Community Residential-Orenco Townsite Conservation (SCR-OTC)

The SCR-OTC District shall apply to property located within or near the originally platted Orenco Townsite. The SCR-OTC District is intended to conserve and enhance the historic, open space and architectural qualities of  the Townsite while providing opportunities for rehabilitation of existing buildings, in-fill residential, and new development. Within the District, single family detached residential development is permitted on 50' by 150' lots replicating the platting, street and alley pattern of the original Townsite. Ancillary dwelling units are permitted on the rear one-third of conforming lots. Community service uses and schools also are permitted in the District, as are neighborhood commercial uses along Alder Street. New street, alley, infrastructure, street lighting and pedestrian circulation standards note the area as a special district reminiscent of the turn of the century community which thrived in this location. All development within the SCR-OTC District shall comply with specific design standards contained in Section 140, aimed at rebuilding the historic and architectural character and qualities of the area, in addition to the general standards in Sections 137 and 138 of this Ordinance.

 

Permitted Uses                  Development Regulations SCR-OTC

J. Station Community Residential-Downtown Neighborhood Conservation (SCR-DNC)

The SCR-DNC District may be applied to neighborhoods within the Downtown SCPA characterized by traditional lotting patterns, concentrations of designated and contributing cultural resources, or by unique development characteristics such as boulevard setbacks and mature street trees. The SCR-DNC District is intended to conserve and enhance the historic, open space and architectural qua l ities of thes e traditional "small town" neighborhoods while providing opportunity for intensified development through rehabilitation of existing buildings, new development, infill development, and mixed use development where appropriate. Within the District, infill and new development shall be permitted subject to additional design requirements intended to preserve and enhance the pedestrian-scale, residential character of the District. New street and alley infrastructure, landscaping, and street lighting shall be consistent with SCR-DNC standards to enhance the traditional streetscape of the overlay district. (A mended by Ord. No. 4930/7-00.)

 

Permitted Uses                  Development Regulations SCR-DNC

K. Station Community Industrial (SCI)

The SCI District may be applied to property developed or planned for light industrial, manufacturing, and associated office uses is located within approximately 3,900 feet of a light rail station site. The SCI District is intended to assure land use designations affording the opportunity to create and retain manufacturing employment opportunities within walking distance of light rail stations and near feeder bus or shuttle lines between the stations and nearby employment centers. The SCI District encourages campus development that is transit-supportive in design. Commercial uses directly related to or primarily serving the owners, tenants and employees of permitted uses are allowed on a limited basis. A residence for a security guard or caretaker is allowed as a conditional accessory use in the District. (Amended by Ord. No. 4545/4-97.)

 

Permitted Uses                  Development Regulations SCI

L. Station Community Business Park (SCBP)

The SCBP District may be applied to property identified for development of high quality, business environments in areas generally within 5,200 feet of a LRT station. Business parks in the SCBP District may incorporate light industrial, flex    space, research and development, and office uses. Retail and service commercial uses are permitted in the District but are limited in size and scope to those primarily serving the permitted uses of the District and the nearby community so these activities do not become a dominant use in the business park. In executing the campus plan of the business park, individual projects will incorporate development and design elements to create a visually pleasing, transit-supportive and pedestrian-sensitive, yet auto-accommodating environment. Development regulations within the District recognize that as the distance between the LRT station and an individual project increases beyond one-half mile, the degree to which a pedestrian-oriented environment is required is lessened. Nonetheless, streets and their related rights-of-way throughout the District will be functionally designed to accommodate vehicular, transit, bicycle, and pedestrian demands. A residence for a security guard or caretaker is allowed as a conditional accessory use in the District. (Amended by Ord. No. 4545/4-97.)

 

Permitted Uses                  Development Regulations SCBP

M. Station Community Research Park (SCRP)

(Deleted by Ord. No. 6018/6-12.)

N. Station Community Fair Complex Institutional (SCFI)

The SCFI District may be applied to property containing at least thirty (30) acres owned by one or more public entities and/or private parties and assembled into a mixed use development centered around public entertainment, amusement, and sports participation. The focus of development in the District is on facilities accommodating activities including, but not limited to, the Washington County Fair, conferences, conventions, expositions and trade shows, in a variety of open-air facilities and enclosed buildings. Hotels, restaurants, and specialty retail establishments are encouraged in the District. Sports and entertainment facilities including, but not limited to, arenas, rinks, aquatics centers, cinemas, theaters, and usable open space designed to accommodate sports fields and outdoor athletic activities are also allowed. Up to twenty-five percent (25%) of the District may be used for high density residential, mixed use residential and live-work units, as identified in the Concept Development Plan required for the phased development of the District.

Development in the District shall be designed to take advantage of the unique multi-modal opportunity provided by the adjacent LRT and bus transfer station, park-and-ride facility, and pedestrian and bicycle linkages to nearby neighborhoods. The Concept Development Plan shall emphasize the following features: compact, high density mixed use development; multi-story structures where compatible with the intended use and the constraints of the nearby airport; buildings and internal circulation oriented to the adjacent light rail station site; a strong focus on pedestrian-sensitive design of buildings, facilities and linkages; and a reduction in surface parking in favor of parking structures, except in the airport clear zone where well landscaped surface parking for large events and facilities for travel trailers and recreational vehicles to accommodate event vendors and visitors (and other low density uses) are allowed. (Amended by Ord. No. 4545/4-97.)

[1]     SCPA district boundaries are mapped designations and distances cited herein serve as general guidelines rather than specific measurements.

[2]    Refers to restricted uses cited in subsection V. of this section.

III. DEFINITIONS

(Section III amended by Ord. No. 4545/4-97, 4930/7-00, 5779/8-07and 6005/3-12.)

Except as expressly modified below, the definitions set forth in Section 3 of City of Hillsboro Ordinance No. 1945 shall apply. The following additional definitions shall apply only within Station Community Planning Areas.

A. Access. An unobstructed means of ingress and egress from a lot or parcel to a public street, alley or a City-approved private street or tract, either through private ownership or permanent easement over an improved private street, alley or driveway of sufficient width and structural cross-section to meet or exceed the standards for emergency vehicle approach to the use on said lot or parcel. Also applicable to "flag lots," where there is no frontage on an existing or proposed alley, or public or private street.

B. Accessory Industrial Use

1. Light industrial uses functionally integrated with, substantively related to, and compatible with a major institution. Such industries require continual or recurrent application of research knowledge and/or development and testing capabilities of the major institution as an integral part of the manufacturing process. Such uses may occupy up to thirty percent (30%) of the net site area of a major institution's campus development, provided industrial use is permitted within the applicable SCPA District and the accessory industrial use is specifically allowed by the Planning Commission or Planning Director. However, an accessory industrial use occupying less than twenty-five percent (25%) of a building, the remainder of which is entirely occupied by uses or functions wholly attributable to the related major institution, shall not be counted in the thirty percent cap on industrial land within the institution's campus.

2. An accessory industrial use is functionally integrated with and substantively related to a major institution if a reasonable person would so conclude considering the following factors, no single one of which is determinative:

a) Functional contractual association;

b) Programmatic integration or relationship between the research, development or testing being undertaken by the major institutional use and the proposed product, equipment or process produced by the accessory industrial use;

c) Direct physical circulation /access connections;

d) Shared facilities/animal colonies, staff and/or management;

e) Degree of interdependence;

f) Similar or common functions, services or products;

g) Vertical or horizontal economic integration within the same SIC Major Group or general industry.

3. An accessory industrial use is compatible with a major institution and the applicable Station Community if it meets the standards of the particular Station Community Planning Area as described and/or listed in Zoning Ordinance Sections 139 through 142, or as specifically described and listed within the Narrative Statement of the Concept Development Plan submitted by the major institution and established to the satisfaction of and approved by the Planning Commission as a part of the Concept Development Plan. Compatible industrial establishments shall be identified by their U.S. Office of Management And Budget four digit Standard Industrial Classification ("SIC") code as well as by a narrative description of the functions and activities of the industry.

4. Regardless of compatibility with the major institution, accessory industrial uses shall not include the following:

a) General industrial uses;

b) Establishments exhibiting noticeable effluents, emissions, dust, odors, or noxious or offensive off-site environmental impacts;

c) Establishments that require bulk storage or warehousing where the footprint of the storage facility or warehouse is in excess of 40,000 square feet;

d) Establishments primarily engaged in metal fabrication, stamping, casting or forging; or

e) Uses involving hazardous materials as described in Section 136.V.D.3., except as permitted under that subsection.

5. Accessory industrial uses may also include: incubator developments for compatible establishments; small-scale production and restoration facilities for specialty items such as custom machining, glassware, test media, optics, electronic equipment; and similar uses associated with the research, development and testing laboratories of an adjacent institution or accessory industry.

C. Adjacent.  A building or use is adjacent to a transit trunk route, major pedestrian route, transit station or point of interest if the building or use is sited on a parcel or lot abutting the route, station or point of interest, and is not separated from the route, station or point of interest by an existing or planned intervening building as shown on an approved master plan. Intervention of a street or alley does not interrupt adjacency.

D. Auto-Accommodating. A use, area or district which is primarily pedestrian-sensitive but includes facilities where access by automobiles is allowed without giving preference to autos or allowing auto-oriented services such as drive-through windows or services.

E. Bulk Retail Use. A retail or wholesale commercial operation, occupying a warehouse-style building of 40,000 gross square feet or more, selling primarily institutional sized or multi-pack products in bulk quantities.

F. Campus Development. An industrial, office, business or research park; hospital; or major institution development containing the following characteristics:

1. Location on a lot, contiguous lots or site at least:

a. thirty (30) acres in size within a SCC-MM, SCI, SCBP, or SCFI District or

combination thereof; or

 

b. five (5) acres in size within a SCC-CBD, SCC-HOD, SCC-SC or SCR-V District or combination thereof; and

2. Inclusion of multiple buildings which are interrelated through similar or compatible business or educational activity or process, and/or share a common infrastructure such as pedestrian ways, pedestrian spaces, parking and vehicular accessways; and

3. Design giving the appearance of continuity which incorporates elements creating a transit- and pedestrian-sensitive, yet auto-accommodating , environment for those working in the District.

(Amended by Ord. No. 6018/6-12.)

G. Commercial Parking Facility. A parking structure, surface or below grade parking lot for which a charge or fee is assessed for parking.  This term does not include a parking facility owned and/or operated by or on behalf of any unit of state, county, or local government or metropolitan area transit agency.

H. Commercial Support Services. Business activities intended primarily to provide retail sales and services to other nearby businesses and the employees of those businesses, as opposed to the community at large and the general public. Does not include wholesale distribution, custom manufacturing or fabrication, or other large commercial operations or industrial type activities. Examples include, but are not limited to, branch banks, small scale office supply stores, restaurants and coffee shops, quick print and copy centers, child care facilities, convenience stores, dry cleaners, small scale physical fitness centers, etc. (Amended by Ord. No. 5168/7-02.)

I. Commercial Uses. Uses and activities involving the sale, lease or rent of new or used products to the general public; the provision of personal, consumer and business services (including daycare for children and the elderly) and entertainment; the provision of product repair or services for consumer and business goods; and office facilities for business, government, professional, medical (including free-standing medical, dental and veterinarian clinics), and financial services. Commercial uses do not include "restricted uses" except as allowed under the provisions of Section 136.VI., hospitals, geriatric care facilities , hotels, residential hotels or recreational facilities. Animal Services Facilities as defined in Section 3 are considered Commercial or Neighborhood Commercial Uses; accessory outdoor exercise areas and/or overnight pet boarding if permitted may be subject to conditional use approval under Section 89. (Amended by Ord. No. 5960/3-11.)

J. Community Service. Activities and uses of a public, non-profit or charitable nature generally providing a local service to people of the community on site or through employees on the site on a regular basis. Examples include libraries, museums, senior centers, community centers, indoor public recreation facilities, religious institutions, corrections facilities, emergency services and similar facilities. Community services do not include schools, hospitals, or geriatric care facilities. (Amended by Ord. No. 5201/11-02).

K. Conservation. As applied to buildings and residential structures within Conservation Districts (SCR-DNC and SCR-OTC), the act or process of applying measures to safeguard or restore the historic character or cultural significance of real property, buildings, dwellings or public facilities within a designated area by restricting further loss of significant historic or cultural resources and by establishing standards to enhance the area by ensuring that restoration, rehabilitation or remodeling of existing structures and the construction of new structures or facilities conform to or are compatible with the period, architectural style and overall character of the designated area. "Conservation" is differentiated from "restoration" or "preservation" in that new development is allowed to replace deteriorated or marginal structures and existing structures may be rehabilitated or remodeled within the Conservation District provided that the new development or reconstruction meets the applicable standards of Sections 137 through 142. Conservation shall not be construed to limit increases in overall density of an area provided the increased development density satisfies the development regulations and design standards of the Conservation District.

L. Contiguous. Parcels, lots and tracts of land, projects, and expansions of existing uses are considered contiguous regardless of interruptions by streets, alleys, public easements or rights-of-way provided that the parcels would otherwise abut.

M. Density.  A measurement of the number of residential dwelling units or people per net acre of developable land. For residential development the standard for expressing density is dwelling units per net acre. For non-residential development the measure is people per net acre and by floor area ratio. The measurement of people per net acre is calculated based on the average number of employees on the largest eight-hour shift of businesses located within any such development. The average number of full-time equivalent ("FTE") day students in any educational or research institution may also be added. (Amended by 6018/6-12.)

N. Drive-Through Facilities. Facilities allowing transactions for goods or services without leaving a motor vehicle, but excluding car washes, and motor vehicle service, maintenance or repair facilities. Also known as "drive-in" facilities.

O. Emergency Service Facilities. Facilities housing police, fire or ambulance services; excluding jails.

P. Establishment. A term used to describe business activity. For purposes of this code, businesses shall be defined and described at the four digit Standard Industrial Classification ("SIC") level set forth in the most recent edition of the Standard Industrial Classification Manual , published by the U.S. Office of Management and Budget.

Q. Expansion. Enlargement of an existing multi-family residential, commercial, industrial, research park or institutional use increasing the overall density or intensity of the use. The expansion may be an addition attached to an existing structure or service facility, an additional structure or service facility on the same parcel, or additional structures or facilities constructed on land contiguous with the existing parcel. Construction of new facilities on parcels which are not contiguous are considered new uses, not expansions of an existing use. Except as applied to commercial parking facilities, the term is not applicable to enlargement of existing parking lots and structures.

R. Flex Space. A building constructed to accommodate a variety of commercial, office and/or light industrial uses, including : administration, direct and telephone sales, back-office operations, product assembly, component and inventory warehousing, shipping, and related or similar activities.

S. Floor Area Ratio. The ratio of the total amount of enclosed gross floor area within a structure to the amount of net acreage. For example, a single story building constructed on one-quarter of the net developable site would have a FAR of 0.25. If a second story were added, the FAR would increase to 0.50, etc. For purposes of calculation, both floor area and net acres shall be converted to square feet. Total gross floor area is measured from the exterior faces of a building or structure, and does not include basement or semi-subterranean areas used for storage or parking. Floor area for automobile service stations shall include the entirety of service area under canopy coverage; and floor area for above-grade parking structures shall include all space within the exterior faces of the structure or combination of structures be it devoted to automobile parking stalls, ramps and aisles, equipment rooms, stairwells or commercial space.

T. General Industrial. Manufacturing, compounding, extracting, processing, grinding, milling, and assembly uses involving heavy industrial techniques or which may exhibit visible external elements or impacts of the manufacturing process; including, but not limited to, upright outside gas or chemical storage tanks; outside storage yards or detached storage buildings; noticeable stacks or exhaust pipes and visible emissions (other than water vapor, steam and the normal products of office building type HVAC systems); airborne dust, ash or other particulate resulting from industrial activity; manufacturing process or other industrial noise audible on adjacent properties; heavy truck traffic impacts typically associated with a manufacturing plant; and other external impacts indicative of the manufacturing process or industrial use.

U. Hardscape. Hard-surfaced areas improved in lieu of landscaping. Such areas include specially treated or textured concrete designed as a plaza, courtyard or building entrance and contain pedestrian-sensitive amenities such as benches, drinking fountains, planters, trees in grated wells, street furniture, lighting, public art, water features or other design features integrated into the overall design of a building or portion of the site.

V. Historic and Cultural Resources. Any building, structure, site, or object identified and mapped in the City's Cultural Resource Inventory as authorized by the Comprehensive Plan.

W. Hospital. An institution which provides clinical, diagnostic and treatment services to patients on an inpatient, outpatient and emergency basis. A hospital may also include accessory uses or facilities directly associated with its clinical, diagnostic and treatment services provided such uses or facilities are under the same ownership or control, or the ownership or control of a parent or affiliated entity. Permitted accessory uses or facilities include, but are not limited to, laboratories, laundries, pharmacies, gift shops, food services and cafeterias, offices for hospital personnel and/or physicians admitted to practice within the hospital, and other similar small-scale uses primarily serving patients, hospital visitors, employees and physicians on the premises. A "Hospital" does not include free-standing related uses not owned or controlled by the hospital or by a parent or affiliated entity of the hospital. However, due to the cumulative size and impact of a hospital and those uses congregated around it, the Planning Commission may find that a hospital and those free-standing related uses gathered around it, by default and definition, constitute a "Major Institution" subject to the development regulations of such an institution.

X. Hotel. A building with a common entrance consisting of individual sleeping quarters for rental to transients, and in which no provision is made for cooking in the lodging room. A "residential hotel" is a hotel typically providing for longer term stays and which may allow in-room cooking.

Y. Incubator Development. Facilities that accommodate new business establishments spun-off from the research, development and testing laboratories of a major institution, a related institution, or larger high- or bio-technology industry. If on-site manufacturing or production capabilities are included within an incubator development, the establishment shall be classified as an industrial use.

Z. Joint Use Parking. A parking facility shared by two or more uses, or a parking facility that is shared by one or more uses and a unit of general purpose government or a public agency.

AA. Light Industrial. Low- to moderate-impact industrial, manufacturing, processing, and assembly uses that exhibit benign external characteristics compatible with the character and overall design of a campus development or Residential Village environment. This definition excludes General Industrial uses and any other type, classification, designation or sort of industrial use or process where the industrial establishment may exhibit visible external elements or impacts of manufacturing as listed in the definition of General Industrial or any other noxious or offensive environmental impact. This definition also excludes any use containing hazardous materials subject to Section 136.V.D.3 unless exempt from or granted a Specially Regulated Use Permit. Landscape or other visual screening of external tanks, chillers or other mechanical or process-related devices shall not suffice to mitigate their external presence such that the industrial use may be classified as "light industrial."

BB. Light Rail Station Site. Land currently or eventually to be owned, leased or held through permanent easement by Tri-Met, on which facilities will be located related to a light rail transit ("LRT") stop, such as a station platform, a park and ride lot, bus stop, and other similar facilities. Station sites are those designated on the Final Engineering drawings and contained in the Final Environmental Impact Statement for the Hillsboro Extension of the Westside Corridor Project.

CC. Major Institution.

1. An entity or combination of entities engaged in business activities for:

a) the advanced study, research, instruction and/or application of science, engineering and/or technology;

b) the study and/or practice of medicine;

c) educational purposes; or

d) governmental purposes.

Such entities and their facilities include, but are not limited to: medical, laboratory or engineering research, development and testing facilities, whether or not associated with a college or university; hospitals, clinics, diagnostic facilities, medical office buildings and related facilities; public or private colleges, universities, or scholarly, academic or technical institutes (excluding local public schools at or below the high school level); governmental centers encompassing one or more governmental entities; and similar organizations qualified as described below.

2. A Major Institution, by nature of its function and size, dominates and has the potential to change the character of the surrounding area and/or create significant impacts on the area through construction of buildings and facilities, lease or occupancy of buildings and land in the vicinity, generation of traffic and parking demands in a neighborhood, and the activities of its day-to-day business.

3. A Major Institution includes all entities controlled, in whole or part, by the Major Institution or by a parent or affiliate entity of the Major Institution. Partnerships, corporations of all types, foundations and other forms of business organizations which include or comprise the Major Institution, its parent, or affiliated entity shall be considered a part of the Major Institution. In addition, all uses that are functionally integrated with and substantively related to the Major Institution or that primarily and directly serve the users of the institution, or jointly or individually provide the same type of service, whether or not those uses are owned or operated by the Major Institution or a single entity, are also considered Major Institution uses.

4. A use is functionally integrated with and substantively related to a major institution if a reasonable person would so conclude considering the following factors, no single one of which is determinative:

a) Functional contractual association;

b) Programmatic integration or relationship between the research, development or testing being undertaken by the major institutional use and the proposed product, equipment or process produced by the accessory industrial use;

c) Direct physical circulation/access connections;

d) Shared facilities/animal colonies, staff and/or management;

e) Degree of interdependence;

f) Similar or common functions, services or products;

g) Vertical or horizontal economic integration within the same SIC Major Group or general industry.

5. To qualify as a Major Institution, a use or group of functionally integrated and substantively related uses must have an identifiable land use presence in a location. Such a presence need not be within a campus development. The requisite physical presence may be demonstrated by owning or controlling through long-term lease a large structure and/or a number of smaller structures in close proximity. Ownership or control need not be by just one or only a few organizations or entities to meet this requirement. Examples of such a physical presence include, but are not limited to:

a) in any district within the Downtown SCPA, a site including one or more buildings of at least two hundred thousand (200,000) square feet with a minimum site size of sixty thousand (60,000) square feet;

b) in any SCPA , an institution and/or functionally integrated and substantively related use(s) occupying several buildings within a three-quarter mile (3/4 mile) radius where the combined site or floor area is equal to or greater than two hundred thousand (200,000) gross square feet;

c) a building or buildings regardless of size within a Station Community Research Park District or Station Community Business Park District, where the organization(s) demonstrate the intent to carry out the purposes and mission of a Major Institution either alone or in association with other institutions or organizations within the District; or

d) other uses or groups of uses that the Planning Commission deem as substantially or materially meeting any of the above criteria but for a matter of inconsequential or unimportant measurement differences, where such differences do not significantly reduce the impacts of the facility or activity on the community or surrounding neighborhood.

6. In addition, the Planning Commission may classify a use or group of uses as a Major Institution upon finding the above criteria apply or that a use is functionally integrated with and substantively related to a Major Institution.

7. A Major Institution within a campus development located in the SCBP District may devote up to thirty percent (30%) of the net developable acreage of its campus for use by compatible accessory industries provided such industries are allowed within the District, sited in accord with its approved Concept Development Plan, and approved by the Planning Commission or Planning Director. If approved in the Concept Development Plan, up to ten percent (10%) of the net developable acreage of the campus land may be occupied by compatible non-accessory industries meeting the above criteria; however, such land is included within the 30% industrial land allocation. (Amended by Ord. No. 6018/6-12.)

DD. Major Pedestrian Route. Any pedestrian route located along an arterial or collector street, a transit trunk route, or light rail transit route. A major pedestrian route also includes any local street or street segment within 1,300 feet of a light rail station or Transit Center where the street or street segment provides reasonably direct connection to the station or center.

EE. Master Plan. A development plan for a project to be built in two or more phases. A master plan may involve multiple blocks, provided the blocks are contiguous or separated only by public or private streets or rights-of-way, pedestrian ways or space, designated open space, park space or protected natural areas, or surface water treatment facilities. May provide the basis for a Concept Development Plan in Development Review.

FF. Mixed Use Building or Development. A building or development characterized by either a vertical or horizontal physical integration of uses. A mixed use building is a structure at least two stories in height which includes a mix of uses such as retail and office uses, live/work units, residential and commercial uses, or commercial and light industrial uses. A mixed use development includes multiple buildings, usually of multiple stories, designed to assure a diversity of compatible land uses which may include a mixture of residential, office, retail, services, recreational, live/work units, flex space uses, and other miscellaneous uses allowed in a district. A campus development is considered a mixed use development. However, within a mixed use development, a mix of residential and industrial uses is prohibited in a single building or on immediately adjoining land. (Amended by Ord. No. 6005/3-12.)

GG. Motor Vehicle Service, Maintenance or Repair Facilities. Facilities servicing motor vehicles, including gasoline stations, oil and lubrication services, tire and muffler installation and service, body shops, car washes, and other motor vehicle services.

HH. Neighborhood Commercial. Neighborhood commercial includes live/work units in the SCC-SC district and "commercial uses" as defined in this subsection, provided they are small scale retail and service uses primarily serving nearby residential areas and neighborhood businesses and their employees. General office and other commercial uses which are not retail or service in nature are allowed on and above the second floor of a neighborhood commercial building. This term applies to the size and scale of a commercial use and is different from the C-4 Zone of the same name.

Neighborhood commercial uses are limited in size and intensity to promote a local orientation and to limit adverse impacts on nearby residential areas. The footprint of a single story , single tenant neighborhood commercial building shall not exceed 10,000 gross square feet. The building footprint of multi-storied single tenant neighborhood commercial buildings shall not exceed 20,000 gross square feet. A mixed use building with neighborhood commercial uses(s) has no limit on building footprint if containing at least two (2) stories of residential uses above the first floor, or containing at least three (3) stories of residential uses if residential uses are incorporated into a portion of the first floor. Neighborhood commercial uses may be auto-accommodating and provide off-street parking behind the building, but the overall development is intended to be predominantly pedestrian-sensitive and compatible with the scale of surrounding residential development. (Amended by Ord. No. 4930/7-00 and 6005/3-12.)

II. Net Acre.  One acre of developable land.  Net acreage is calculated by adjusting the gross acreage of a parcel or lot by deducting the amount of “undeveloped” land.  Net acreage equals the gross square footage of a site minus undeveloped land divided by 43,560.  Undeveloped land is defined as, and limited to, that which is: 

1.Required for dedications of public and private rights-of-way and access easements, and for internal streets required for fire access;
2.  Areas necessary to accommodate truck loading docks, along with the minimum amount of maneuvering area necessary to safely utilize such a loading dock;
3.  Required stormwater treatment and detention facilities;
4.  Required usable open space land whether included on the subject site or as a prorated share of aggregated usable open space or commons areas applied to and credited towards the subject site, and any land dedicated to the City for parks or greenways;
5.  Optional open space within inventoried Significant Natural Resource Areas or in proximity to inventoried Cultural Resource structures;
6.  Delineated wetlands and vegetated corridors as required by Clean Water Services; 
7.  Any area or facility where occupancy is prohibited for safety reasons, such as electrical transformer platforms, industrial chemical and/or gas storage areas, or other similar hazardous facility or area; and
8.  Any land with slopes of twenty-five percent (25%) or greater or within the mapped 100-year floodplain, unless used for building or parking purposes.

(Amended by Ord. No. 5779/8-07 and 5893/12-08.)

 

JJ. Parking Structure. A parking garage located above or underground consisting of two or more levels.

KK. Pedestrian-Related Office or Service Use. Commercial uses, excluding the sale, lease or rental of new or used durable goods, whose primary business relies on face-to-face customer contact or walk-in trade.

LL. Pedestrian-Sensitive. Development designed and oriented with an emphasis on pedestrian access to and use of the site, and the buildings and dwellings within the site; rather than being designed and/or sited so as to give preference to auto access and parking areas. Buildings and dwellings meeting the basic provisions of Sections 137 and 138 without application or employment of any variance or exception to those basic provisions are, by definition, pedestrian-sensitive. Buildings or dwellings utilizing exceptions or Variances, may still be pedestrian-sensitive, but must be evaluated on a case-by-case basis taking into account the combination of exceptions and variances employed to determine whether, on the whole, the building or dwelling is still pedestrian- sensitive.

MM. Pedestrian Space. An area or plaza on public or private property which is directly accessible to pedestrians and which includes two or more of the following features covering the entire area or disbursed throughout the entire pedestrian space: Hardscaped areas; lawn areas with trees and seating; awnings or other weather protection; water features incorporating, or with nearby, seating areas, public art or kiosks; outdoor eating areas with seating, and street-side vendor carts or stands selling flowers, food or other small consumer goods. Interior corridors within a building, used primarily as access among rooms within the building, are not considered pedestrian space, but an atrium or interior court containing the above named features and is accessible from common hallways by the public shall qualify. A space otherwise meeting the definition of a pedestrian space which is located within a secured area on private property but is accessible, used and useful to employees, residents, and other authorized visitors to the site, qualifies under this definition.

NN. Pedestrian Way. Any paved public or private travel route intended for pedestrian use, whether shared with other transportation modes such as a bicycle/pedestrian accessway or intended solely for pedestrian use.

OO. Permanent Open Space. A parcel, lot, or tract of land identified on a recorded plat or by deed designation as intended to provide natural area preserves or environmental, scenic or recreational benefits to an adjacent development. Such a parcel, lot, or tract may, at the discretion of the applicant, be considered a part of an abutting lot for purposes of calculating lot setback, open space and similar requirements, provided that the open space is not double counted in the process.

PP. Project. Sometimes referred to as a "development project" or "development." A residential, non-residential or mixed use development to be built in one or more phases. A project may involve single or multiple buildings and single or multiple blocks, provided the multiple blocks are contiguous or separated only by public or private streets or rights-of-way, pedestrian connections or spaces, designated open space, park spaces or protected natural areas, or stormwater treatment or detention facilities. The construction of one single family, duplex or ancillary dwelling built on or added to a single lot is not a project unless constructed as part of a larger residential development project of ten or more dwellings.

QQ. Public Parks and Recreational Facilities. Indoor and outdoor space and facilities intended to serve the needs of the general public, and include but are not limited to nature parks, ball fields, specialty facilities, aquatic centers, open space, and spaces in which community services are provided. (Added by Ord. No. 5201/11-02).

RR. Recreational Facilities. Indoor and outdoor facilities, excluding usable open space, intended to serve the recreational needs of the general public. Indoor and outdoor "Land-extensive recreational facilities" are generally discouraged within the SCPA and include such activities as golf courses, driving ranges, polo fields, shooting ranges, and similar uses. (Amended by Ord. No. 5201/11-02).

SS. Redevelopable Land. Land on which development has already occurred but on which, due to present or expected market forces, existing development is likely to be converted or replaced with a more intensive use.

TT. Rehabilitation. As applied to buildings and residential structures within Conservation Districts, rehabilitation includes routine maintenance and corrective measures intended to bring the structure closer to compliance with the existing building code. Rehabilitation maintains the overall structural and decorative characteristics and the visual integrity of the original architecture but may include additions, new elements and technologies to meet current building codes and incorporate modern lifestyles or business needs, provided such modern elements are introduced only where necessary and are accomplished in a manner sympathetic to the original design. Rehabilitation does not require the technical or historic replication called for in restoration and may include compatible elements not found in the original structure or dwelling.

UU. Remodel. As applied to buildings and residential structures within Conservation Districts: 1) to remodel a building or residential structure for the same or similar use is to redesign a building or dwelling so the generic features of the original architecture or design are obliterated and the basic character destroyed; 2) to remodel a building or residential structure for a different use is to redesign a building or dwelling so the generic features of the original architecture or design are, in the main, sustained and those elements which facilitate the new use are accomplished so as to replicate or be sympathetic with the structural and decorative characteristics and visual integrity of the original architecture and design.

VV. Research, Development and Testing Laboratories. Commercial and non-profit establishments primarily engaged in performing laboratory or other physical or biological primary, basic, or applied research, development and testing. This definition does not include manufacturing.

WW. Residential Business. A mixed use building on a residentially zoned property, either single or multiple story, occupied by both residential and commercial uses. Residential businesses may vary in size and intensity with the intensity of the underlying residential zone, and may be subject to additional standards applied through the Conditional Use process. (Added by Ord. No. 4930/7-00.)

XX. Residential Structures.

1. Single Family Detached Dwelling. A detached dwelling unit, constructed on-site or elsewhere, situated on its own lot or parcel.

2. Single Family Attached Dwelling. A dwelling unit, located on its own lot, that shares one or more common or abutting walls with one or more dwelling units.

 

3. Duplex. A structure that contains two primary dwelling units on one lot.

 

4. Attached Duplex. A duplex, located on its own lot, which shares one or more common or abutting walls with one other duplex, thereby totaling four dwelling units.

 

5. Multi-Family Dwelling. A structure on a single lot or parcel containing three or more units which share common walls or floor/ceilings with the adjacent unit(s). Multi-family dwellings include condominium and apartment units without regard to ownership status, and includes congregate (or independent) care and assisted care facilities for the elderly, but excludes all types of nursing home, convalescent care and institutional type living arrangements.

 

6. Garden Apartment. A two- or three-story multi-family dwelling with increased landscaping or open space, typically not including elevators and built to 15 to 24 units per acre.

 

7. Mid-Rise Apartment. A three- to six-story multi-family dwelling with reduced landscaping, generally built at 25 or more units per acre.

 

8. Rowhouse. An attached dwelling of two or more stories that has the appearance of a townhouse but not located on individual lots.

 

9. Townhouse. A single family attached dwelling of two or more stories, in a building of two or more units, with each dwelling unit and its underlying lot platted to allow separate ownership.

 

10. Ancillary Dwelling Unit. An additional dwelling unit located on the same lot as a single family dwelling or duplex.

YY. Residential Village. As used in conjunction with the Station Community Residential Village District of this ordinance, a residential village is a self-contained community where residents can live, work and recreate on a day-to-day basis without an over-reliance on the larger community or region, as opposed to being a euphemism for a quaint or intentionally picturesque housing project. A residential village project includes all of the following: a range of housing types to fully integrate the community without a feeling of exclusivity; a variety of commercial and public services, parks and natural areas, employment opportunities, and other amenities found in a small community; an integrated pedestrian-sensitive, multi-modal street and alley system to make it easy to walk and travel to, from and throughout the community; and an organized site plan that facilitates neighborhood self-sufficiency and a sense of community.

ZZ. Restoration. As applied to buildings and residential structures within Conservation Districts, to restore is to return a building or dwelling to its original condition in precise detail. It may include the removal of extraneous elements as well as the recreation of original features which may have been destroyed or are deteriorated. Also known as "preservation."

AAA. Retail Sales and Service. Activities relating to the sale, lease or rent of new or used products to the public. These activities include personal services, entertainment and the provision of product repair or services for consumer and business goods.

BBB. SCPA. The acronym for Station Community Planning Area.

CCC. Seasonal Uses. Temporary uses of less than 30 days duration where the use is centered around a holiday or occasion; including fireworks stands, Christmas tree lots, and other similar types of uses but excluding temporary uses for which a Special Events Permit has been granted by the City Council.

DDD. Senior Housing. Includes independent and assisted living housing types, but excludes all types of nursing, convalescent and institutional type living arrangements.

EEE. Site Area. The total net acres or square footage of a serviced lot or contiguous lots ready and proposed for development.

FFF. Stabilization. Construction methods and techniques to re-establish the stability of a building or dwelling through reinforcement or by arresting material deterioration leading to structural or environmental failure.

GGG. Third Place.  A commonly accessible location within a neighborhood, which is neither “home” nor “work”, which functions as a gathering place for social interaction among residents and visitors.  Alternatively, a commonly accessible location within a business district or a campus development which fulfills the same function for employees and customers.  Such locations are characterized by planned or spontaneously occurring amenities such as hardscaped or landscaped group seating areas and activities equipment.  Third places can be either indoors or outdoors, and either publicly or privately owned.  (Added by Ord. No. 5779/8-07.)

HHH.  Traffic Calming Measures. Physical elements within or adjacent to the roadway which work to slow traffic, increase driver awareness of the pedestrian environment, and increase pedestrian comfort when crossing an intersection or street. Measures include, but are not limited to, pedestrian bulb-outs at and/or between street intersections on streets which incorporate on-street parking, over-sized median strips which can be accommodated within dedicated right-of-way, traffic circle intersections, intersection remoras, traffic islands, and on-street parking. Traffic calming measures shall not include speed bumps, speed humps or other roadway undulations.

III. Transit Street. A public arterial or collector street designated as a bus or LRT route on the Comprehensive Transportation Plan Map.

JJJ. Transit-Supportive. A use or development which supports increased mobility, particularly by transit, walking and bicycling and is sited in a pedestrian-sensitive manner. Transit-supportive developments are designed to enhance pedestrian and bicycle mobility and access, and to reduce conflicts with motor vehicles through a system of streets, pedestrian ways and bicycle facilities designed for multimodal access and circulation for cars and commercial vehicles, transit vehicles, bicycles, and pedestrians. Also known as "transit-oriented development," "transit-oriented use" and "TODs."

KKK. Truck Stop. Any building, premises, or land in which or upon which a business, service, or industry involving the maintenance, servicing, storage, or repair of commercial vehicles is conducted or rendered, which includes as a primary function the dispensing of motor fuel or other petroleum products directly into motor vehicles and which may include the sale of accessories or equipment for trucks and similar commercial vehicles. A truck stop also may include overnight accommodations and restaurant facilities for the use of truck crews.

LLL.  Usable Open Space. Planned  and improved  open  space or  outdoor facilities, required as part of new development, that provide active or passive recreational or relaxation opportunities, or community interaction.  Such areas may include, but not limited to, any one or more of the following: parks; play areas; improved playing fields; publicly accessible natural or wildlife viewing areas, arboretums and gardens, ponds and water features; maintained and landscaped lawn with trees and seating areas; natural or landscaped walking paths and running trails; public and private pedestrian spaces; and other similar environments.  (Amended by Ord. No. 5201/11-02.)

In residential developments and mixed use residential/commercial buildings, easily accessible decks, patios, courtyards and roof surfaces open and available to the public or for the common use of building tenants that contain seating areas and/or recreation facilities, and provide appropriate landscaping, qualify under this definition unless such areas are within or exclusively associated with the operation of a commercial establishment.

Usable open space shall not include:  landscape strips or inconsequential enlargements or enhancements of landscaping adjacent to the sidewalk even if equipped with a bench; shrubs, flowers and other low profile landscaping around buildings, sidewalks and parking areas; required minimum building setback areas; yards associated with private dwellings; or open, unimproved fields or vacant land unless part of a publicly accessible natural or wildlife viewing area.

Usable open space also shall not include wetlands, natural areas, wildlife habitat, streams or stream banks, and riparian and wetland upland areas where access or improvements are prohibited under Federal or State law or regulation (including OAR 660-23, DLCD Goal 5 regulations as they may from time-to-time be amended), under provisions of the City of Hillsboro Municipal Code or Zoning Ordinance, or under applicable regulations of the Washington County Clean Water Services.  However, if such Significant Natural Resource Area Resource Levels 1, 2, or 3 areas are publicly accessible; if covered viewing areas and improvements are allowed and made at the periphery of the area to enhance access to and viewing of the wildlife and/or natural areas; and if the area is enhanced pursuant to applicable standards; then all of the improvements, including pathways to the viewing areas, and that portion of the natural area within sight of the improvements may count as usable open space, provided the same restricted area has not already been counted as usable open space in a previously approved project or development.  However, such improvements and viewable natural areas may not be counted as more than 25 percent of the required usable open space area.  A viewing area that would otherwise qualify under this provision that is located on private property within a secured area but that is accessible, used and useful to employees, residents, and other authorized visitors to the site, qualifies under this exception.  (Amended by Ord. No. 5779/8-07.)

MMM. Warehouse. A structure primarily used for storing or wholesaling goods, wares or merchandise.

(Amended by Ord. No. 4545/4-97 , 4930/7-00 , 5201/11-02, 5779/8-07, 5893/12-08, 5960/3-11, 6005/3-12, and 6018/6-12.)