ZORD2Section137.X.aspx

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 136: Station Community Planning Areas (SCPA)

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

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 137: Development Regulations

For Station Community Planning Areas

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.m: Station Community Research Park (SCRP)

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

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 138: General Design Standards

For Station Community Planning Areas

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

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 139: Downtown Station Community Planning Area

Supplemental Development and Design Standards

Section 139.I-II

I. Scope

II. Purpose

III. Modification to Section 136 Station Community Planning Area Provisions

IV. Development Regulations

V. Design Standards

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 140: Orenco Station Community Planning Area

Development Regulation and 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"

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 141: 185th /Quatama Station Community Planning Area

Supplemental Development and Design Standards

Section 141.I-III

I. Scope

II. Purpose

III. Modifications to Section 136 Station Community Planning Area Provisions

IV. Development Regulations

V. Design Standards

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 142: Hawthorn Farm/Fair Complex

Station Community Planning Area Supplemental 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 137: DEVELOPMENT REGULATIONS FOR STATION COMMUNITY PLANNING AREAS

X. MINIMUM AND MAXIMUM BUILDING HEIGHT REQUIREMENTS

A. Purpose

Minimum and maximum building height standards serve several purposes. They promote a reasonable building scale and relationship of one structure to another. They reflect the general building scale of transit-supportive commercial, residential, industrial, research park, and institutional development in the City's neighborhoods. They help to create a harmonious, pedestrian-sensitive visual setting which enhances the livability of a neighborhood. They also help assure an adequate intensity of development that supports the City's and region's substantial investment in light rail transit.

B. Standards

1. See Table 1 of this Section. Within Station Community Planning Areas, building height is measured from native grade, four feet outside the foundation of the structure. For purposes of calculating minimum and maximum height as cited in Tables 1.a through 1.n for any given District and notwithstanding the provisions of the Oregon Uniform Building Code, "story" in a free standing residential building shall be considered to be not greater than ten feet (10'). For all non-residential or mixed-use buildings and parking structures a "story" shall be considered to be not greater than fifte e n feet (15'). The maximum height shall not include the roof structure above the ceiling of the top floor of the residential living space or the commercial, industrial, or institutional occupancy, provided the roof pitch does not exceed 12:12. Where co nstruction of grade level floors includes placement of earth berms above the native grade, such grade level floors are considered stories within this standard. However, a basement is not a story in the finished floor of the basement is at least six feet (6') below native grade. (Amended by Ord. No. 4545/4-97, 4930/7-00 and 6005/3-12.)

2. Private recreation facilities within 800 feet of an LRT station in a SCR-V District may be one (1) story provided the footprint of the building and any outdoor recreation facility does not exceed 7,500 square feet, and such facilities do not abut a major pedestrian route.

3. When requesting a building height variance, the building height is measured in feet, not stories, as set forth in Volume 1, Section 3 and the Exceptions to Building Height Limitations in Volume 1, Section 94. The maximum height allowed by Variance for all building types and uses in all Station Community Planning Area Districts shall be ninety feet (90’); except that industrial uses in the SCI or SCBP Districts may by Variance increase the maximum height for the sole purpose of accommodating manufacturing processes, up to a maximum of ninety-nine feet (99’) and mixed use buildings in the SCC-SC District may by Variance increase the maximum height up to a maximum of one hundred twenty (120’) feet. The maximum height allowed in the SCC-DT district for Major Institutions shall be one hundred feet (100’) if additional building height is approved as part of a Concept Development Plan. After July 5, 2011, in no case shall a variance or Concept Development Plan be approved which would increase the maximum building height within Residential Compatibility Areas above the maximum building heights shown on Figure 139-3. (Amended by Ord. No. 5973/7-11 and 6005/3-12.)

4. In the event a maximum building height permitted by Table 1 or by this subsection as applied to a specific building site conflicts with that specified in the Hillsboro Airport Compatibility Study (May 1993), and the Federal Aviation Administration continues to certify the need for such a height restriction, the Hillsboro Airport Compatibility Study shall supersede and control.

5. A height requirement cited in Tables 1.a through 1.n for any given district does not limit, or require, a specific number of usable floors within a building or structure provided the interior floor-to-ceiling height meets the minimum requirements of the Uniform Building Code. As specified in paragraph 1, above, a story is a numeric measurement used to determine the allowed overall exterior height of a building or structure, including roof-mounted equipment (other than permitted aerials and antennas) and parapet walls or screening materials. However, given the possible variation in usable floor space within a building or structure, the exterior height of a building does not substitute for actual gross square footage of covered floor space when calculating floor area ratio. (Amended by Ord. No. 4545/4-97.)

6. The provisions of Section 94, Exceptions to Building Height Limitations, shall not apply to SCPA Districts except as approved by Variance.

7. Expansion of existing ancillary structures or recreational facilities in public parks, and construction of new ancillary structures or recreational facilities in public parks, are exempt from the minimum and maximum building height requirements of the applicable zone. Ancillary structures in public parks and recreational facilities may include, but are not limited to: restrooms; weather shelters; equipment storage buildings; and similar structures. (Added by Ord. No. 5201/11-02).