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 137. DEVELOPMENT REGULATIONS FOR STATION COMMUNITY PLANNING AREAS

XII.   MINIMUM USABLE OPEN SPACE REQUIREMENTS

A.   Purpose

Open space requirements are intended to assure opportunities for outdoor relaxation or recreation for residents, employees, and customers in Station Community Districts, and to ensure development proposals avoid unnecessary impacts on natural resources in the vicinity of the project. The standards work to ensure a portion of the site not covered by buildings is of adequate size, shape, improvement and location to be usable for outdoor recreation or relaxation, and to ensure the preservation of inventoried significant natural resources in the vicinity of the project. Required open space benefits the public health and is an important aspect of livability. Open space is particularly important in areas of more intensive residential and commercial development.

B.   Standards

1. Non-residential projects on less than one-quarter (1/4) gross acre are not subject to open space requirements unless the project is part of or subsequently becomes a part of a series of projects or phases of a larger development in which case the original project shall be joined with all subsequent projects or phases in order to determine the required open space for the whole. Non-residential projects larger than ¼ gross acre, but smaller than one acre, shall provide minimum usable open space equal to five percent (5%) of the project gross acreage. Usable open space in non-residential projects may be privately accessible to customers and/or employees only, without providing public accessibility. (Amended by Ord. No. 4930/7-00.)

2. Residential projects smaller than one acre shall provide a minimum of 100 square feet of usable open space per unit, which may be private yards, courtyards , decks, or commonly owned tracts. Usable open space within such residential projects may be privately accessible to residents and guests only, without providing public accessibility. (Added by Ord. No. 4930/7-00.)

3. Residential subdivisions, Residential Village, commercial and industrial developments in all districts shall include usable open space within a project based on the gross acreage of the project. (Amended by Ord. No. 4930/7-00.)

In the SCC-MM District the following provisions apply:

*The actual area of landscaping installed in and around a parking lot pursuant to Section 138.VII.D.     shall count towards meeting this requirement.

In all other Districts the following table shall apply:

    (Amended by Ord. No. 4545/4-97 and 5973/7-11.)

4. In any District where outdoor seating for eating and drinking establishments is a permitted or conditional use, sixty-five percent (65%) of the area of the outdoor seating area may be counted toward the Usable Open Space requirement, even if the area is privately accessible to customers and/or employees only, without providing public accessibility. In addition, thirty-five percent (35%) of the area of the outdoor seating area may be counted toward the applicable Floor Area Ratio requirement. However, in each case, the outdoor seating area may be counted toward the requirement only if the area is fully improved and is located outside the public right-of -way. (Added by Ord. No. 4930/7-00.)

5. In determining where usable open space should be placed within a project, preference shall be given to:

a. Preserving otherwise unprotected natural resources and wildlife habitat on the site, especially as large areas rather than as isolated smaller areas, where there is an opportunity to provide a recreational or relaxation use in conjunction with the natural resource site;

b. Protecting lands where more intense development than an open space use may otherwise have a "downstream" impact on the ecosystem of the vicinity, including stands of mixed species and conifer trees, natural hydrological features, and wildlife feeding areas;

c. Enhancing park sites adjacent to where pedestrian routes converge;

d. Enhancing recreational opportunities near neighborhood commercial activity centers; and

 

e. Enhancing opportunities for passive relaxation and recreation for employees and/or visitors within a development project.

6. A project within any district containing ten (10) or more gross acres that is to be constructed in more than one phase, may aggregate the usable open space requirements into one or more designated usable open space sites or commons, provided:

a. The total usable open space required is set aside, and

b. The percentage of the total open space requirement that corresponds to the percentage of the development phase as it relates to the total project, is developed prior to, or concurrent with, occupancy of that phase of the first phase project. That is, if the development phase is twenty-five percent (25%) of the entire project, the amount of open space required to be developed is also twenty-five percent (25%) of the total open space requirement.

7. Pursuant to paragraph 4, where a multi-phase project has aggregated usable open space improved to the standards specified in Section 136.III.ccc, a prorated share of the aggregate usable open space may be allocated to a single lot or parcel. The allocated share may then be subtracted from the gross acreage of the subject lot to determine the Net Acreage for purposes of calculating FAR and/or residential density. If a prorated share of aggregated usable open space is not applied to a given lot or parcel, the applicant may request the prorated share be applied to another lot or parcel within the development provided all such open space transfers are accounted for. For purposes of this provision, lands that have been improved to usable open space standards and are subsequently dedicated to the City for park or greenspace purposes shall continue to be counted as part of the project's aggregate usable open space. (Added by Ord. No. 4545/4-97.)

8. To qualify as and meet the definition of usable open space and to be credited towards the requirements of paragraph 2, above, land so designated by an applicant must clearly be planned for that purpose and of sufficient size to serve a legitimate recreational or relaxation opportunity, and not simply be an apparently remnant tract or otherwise unusable or oddly shaped area. Small, odd or remnant parcels may qualify as usable open space provided that an applicant satisfactorily demonstrates special improvements have been made to create a space meeting the purposes and intent of the definition. Examples include: unique landscaping which creates a private contemplative sitting area; a basketball hoop and pavement which creates sufficient area to play a half-court pickup game without traffic or pedestrian safety concerns; a backboard and hard surface which provide a safe all-weather tennis practice area; and a bench and plantings which provide a pocket wildlife viewing area. Conversely, a bulge of land with grass at a street corner or bulbout in a curbside landscape strip does not qualify just because of a tree and a bench. Vacant land need not be improved unless it is intended to be classified as usable open space. (Added by Ord. No. 4545/4-97.)

9. Usable open space in residential developments shall be sited and improved to provide active recreational and “third place” amenities intended to provide appropriate opportunities for physical activity and interaction among residents within the development.  Except where inventoried Resource Level 1, 2, or 3 Significant Natural Resources, 100-year floodplain, or delineated wetlands are present on site, 100% of the required usable open space area shall be improved for active recreational and “third place” use.  (Added by Ord. No. 5779/8-07.)

10. Higher density developments nearer light rail stations shall provide usable open space improvements which enhance the pedestrian environment and are appropriate to these higher density urban areas.  Such improvements may include, but are not limited to, the following:  hardscaped courtyards; weather canopies; water features and drinking fountains; benches or low walls with seating areas; free-standing planters; play structures; public art or other pedestrian space or design features integrated into the overall design of the development.  (Added by Ord. No. 5779/8-07.)