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.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

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 138:   GENERAL DESIGN STANDARDS FOR STATION COMMUNITY PLANNING AREAS

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

VIII.   LOCATION AND DESIGN OF OFF-STREET PARKING

A. Purpose

Parking should be located and a parking facility designed so as to not only facilitate its major function but also to complement and encourage easy and safe pedestrian movement to, through and around the facility. The scale and orientation of parking areas shall be consistent with their purposes in supporting a mix of commercial and residential uses and shall be consistent with the pedestrian- and transit-oriented community to which they contribute.

B. Applicability

Unless otherwise noted, these standards apply to all new uses and expansions of existing uses in all districts.

C. Location of Off-Street Parking

Surface parking areas shall comply with the following provisions:

1. No surface parking, maneuvering area, service dock or loading area shall be located between the facing facade of an adjacent building (or a line extended from the plane thereof) and a major pedestrian route unless the closest street-side edge of such a surface parking lot, maneuvering area, service dock or loading area is greater than fifty feet (50') from the major pedestrian route, as measured from the back of the curb; except that this provision shall not apply: (Amended by Ord. No. 4545/4-97.)

a. In the SCC-MM, SCBP, SCI, SCRP, or SCFI District where it is not practicable to limit the parking space and other facilities to the side of or behind the building, or more than fifty feet (50') from the right of way of a major pedestrian route, and the facilities have been located as far from the major pedestrian route as practicable, and where:

(1) Ingress and egress to such a facility is, where practicable, provided from a side street or alley, or where such access is not practicable from any location other than from the major pedestrian route, driveways shall be limited to no more than one per 150 feet of frontage and shall not be greater than twenty-four (24') feet in width; and

(2)  A landscape buffer at least ten feet (10') in depth is installed between the major pedestrian route and such a facility; and

(3) Such landscape buffer includes trees complementing those in the street-side landscape strip if necessary to provide a continuous canopy over the sidewalk area, and includes other pedestrian amenities, shrubs and landscaping materials to soften the edge between the sidewalk and the facility; and

(4) The facility includes no more than one double loaded parking bay, and a single two-way circulation aisle with internal landscaping islands as described in paragraph D., Off Street Parking Design , below; and

(5) The facility is sited so as not to cause the sidewalk of an adjacent major pedestrian route to be blocked or partially blocked other than during the active ingress or egress of vehicles utilizing the facility; and

(6) A safe and convenient exclusive pedestrian connection meeting the intent and purpose of the Transportation Planning Rule, the provisions of the Americans With Disabilities Act, and the sidewalk width requirements of the district shall be provided and sited so a pedestrian does not have to pass through the parking lot, maneuvering area, service dock or loading area to gain direct access to the building entrance, and if the route of the pedestrian way must unavoidably cross a driveway or circulation aisle, the width of the driveway or aisle shall not exceed twenty-four (24') feet; or

b. In any SCPA District where such areas or facilities are constructed and function wholly within the plane of the building and where, other than the connecting driveway, they are effectively screened from view of the pedestrian route by dense landscaping, art work, operable doors or other approved aesthetically pleasing means and where such screening does not create a public safety hazard. Chain link fence with or without slats does not meet the intent of the screening provision. Examples of a facility that functions "wholly within the plane of the building" include a subterranean or above-grade parking lot or loading dock where the entrance is located on the facing facade of the building but the facility itself is out of sight within or beneath the structure, or an outside loading dock screened by a high parallel false facade with roll-up doors; or

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

2. Except for Tri-Met park-and-ride lots and the joint-use parking lot located at the Hillsboro Central LRT Station (and other approved joint-use parking lots located adjacent to other LRT stations), no surface parking, maneuvering area, service dock or loading areas shall be located or temporarily located adjacent to, cater-cornered or across the street from a light rail station site.

3. If a major pedestrian route or transit street adjoins a building on two or more sides, or if public or private streets adjoin a building on three or more sides, or if a wetland or natural resource area abuts the parcel, off-street parking between the building and one of the facilities or resource areas shall be allowed in the following order of priority:

In addition, where these circumstances apply, the provisions of Section 138.VIII.C.1.a(4) shall be waived so as to allow additional parking depth between the building and the facility or resource to accommodate the required parking on not more than two sides of the building.

(Amended by Ord. No. 4545/4-97.)

4. Where the combination of the buildings and parking facilities of a project require less than all of the parcel, the parking shall be sited so as to:

a. Not preclude further development or intensification of the land; and

 

b. Afford the opportunity to redevelop the parking, or a portion thereof, to a more intense economic use; and

c. Not abut a natural resource area.

5. Where a commercial, industrial or institutional use cannot accommodate the allowed parking on-site, the use may locate parking on a surface parking lot or within a parking structure located off-site provided the off-site parking is located and designed in accordance with the requirements of Sections 137 and 138, and provided the off-site location is not greater than eight hundred feet (800') from the use. Where an off-site lot is larger than necessary to accommodate the maximum parking allowed by 137,Table 2, for the use in question, the remainder of the lot may be used for parking purposes provided that the parking in excess of the allowed maximum parking of the original user is acquired or assigned to other uses in the area as a part of the maximum allowed parking of the secondary users; and provided that in combination, the total amount of off-site parking does not exceed the maximum parking allowed by 137,Table 2, for all joint users of the off-site parking.

6. Except for multi-family and multi-building non-residential complexes with linked parking lots interrupted by buildings, dwellings, and major landscaping features, no surface parking lot, including park-and-ride lots, within 800 feet of a LRT station shall exceed two (2) acres. If parking in excess of the amount that can be contained on two (2) acres is required by a use, at the choice of the applicant:

a. Structured parking may be constructed on-site without regard to provisions within Sections 137 through 142 which would otherwise prohibit the location of a parking structure at that site; or

b. A second, non-contiguous surface parking lot farther than 800 feet from the LRT station, may be constructed notwithstanding paragraph 5 of this subsection.

7. An off-street parking structure may be sited adjacent to a light rail station site, a major pedestrian route or a transit street if:

a. The ground floor of the structure fronting on such streets or station incorporates pedestrian-sensitive design, and retail, commercial, pedestrian-related offices or services, educational uses, or medical outpatient treatment or diagnostic services; or

b. The parking is contained in a separate structure located behind buildings fronting on such streets or station so as to give the appearance and contain the same type of uses as in paragraph a., above; or

c. The parking is contained in a semi-subterranean parking structure provided the height of such structure, or portions thereof within fifty feet (50') of the right-of-way adjacent to such streets or station is not greater than three and one-half feet (3½) above the elevation of the adjoining walkway or sidewalk, and the structure is architecturally and functionally incorporated into the design of the streetscape.

(Amended by Ord. No. 4545/4-97.)

8. Where an LRT station, transit street and/or Major Pedestrian Route adjoin a parking structure on two or more sides, the vehicular entrance/exit(s) to the parking structure shall access the adjacent facilities in the following order of priority:

(Added by Ord. No. 4545/4-97.)

9. Bicycle parking spaces shall be sited so as not to occupy space within, reduce the size of, or impede the use of required sidewalks, pedestrian ways, curbside landscape strips, landscape buffers or usable open spaces. All bicycle parking must be easily accessible and shall be equipped or located so as to allow the bicycle to be conveniently and securely locked to a parking device or within a secured bicycle parking area. Covered bicycle parking shall provide security and protection from the weather. Covered parking may be provided within a parking structure, garage, under a separate roof, within a bicycle locker, or in a designated area within a building or residential complex. Except in single-family detached and duplex dwelling units, allowance for required bicycle parking within an individual residence is not considered to be in compliance with this requirement. (Added by Ord. No. 4545/4-97.)

(Amended by Ord. No. 4930/7-00.)

D. Off-Street Parking Design

 

Surface parking areas shall comply with the following design standards:

 

1. Perimeter Landscape/Screening . Surface parking areas shall provide perimeter parking lot landscaping adjacent to a street other than a major pedestrian route which meets one of the following standards:

a. A five foot (5') wide planting strip between the right-of-way and the parking area. The planting strip may be pierced by pedestrian-accessible and vehicular accessways. Planting strips shall be planted with large-scale, high canopy, horizontally-branching street tree species and/or an evergreen hedge. Hedges shall be no less than thirty (30") inches or more than forty-two (42") inches in height. Hedges and other landscaping shall be planted and maintained to afford adequate sight distance for vehicles exiting the parking lot to the same standard as described for alleys in Section 137.IX, Visual Clearance ; or

b. A decorative wall or fence thirty (30") inches to forty-two (42") inches in height parallel to and not nearer than two feet (2') from the right-of-way line. The area between the wall or fence and the back of the sidewalk shall be landscaped. The required wall or screening shall be designed to allow for access to the site and sidewalk by pedestrians and shall be constructed and maintained to afford adequate sight distance as described above for vehicles exiting the parking lot.

2. Interior Parking Area Landscaping and Walkways . Surface parking areas shall provide interior landscaping which meets the following standards:

a. Angled or perpendicular parking spaces shall provide, where needed, extruded curbs (tire stops) or widened curbs to prevent bumper overhang into landscape areas or walkways.

b. All surface parking facilities shall include landscaping along the perimeter of the lot to a depth of at least four feet (4'). Perimeter landscaping shall not be required where two parking lots using a common driveway are joined by a common circulation aisle or other traffic area, and landscaping may be reduced or eliminated adjacent to landscaped open space in order to transition the open space landscaping into the parking area and afford better access between the two areas. Landscaping shall also be installed within planting bays, and in any other area where parking stalls, circulation aisles, driveways, or pedestrian movements would not be precluded by the landscaping. Except where requested by the applicant , if in following these standards, the amount of interior landscaping would exceed ten percent (10%) of the area devoted to outdoor auto parking facilities, the amount of required landscaping shall be limited to ten percent (10%). All landscaping required under the provisions of this subsection may be applied towards compliance with other applicable landscaping requirements. (Amended by Ord. No. 4545/4-97.)

c. A minimum of one 2½" caliper street tree shall be provided in protected planting bays located within the surface parking area at the end of each parking row and at intervals not exceeding 100 feet within the parking rows. Planting bays shall have a minimum width of five feet (5') and a minimum area of 190 square feet for double loaded parking bays and 95 square feet for single loaded parking bays. The remainder of each bay shall be landscaped in a manner consistent with the provisions of this subsection.

d. All parking lot construction, internal walkways, markings and access shall meet and fully comply with the requirements of the Americans with Disabilities Act.

3. Connection of Parking Areas. Except in residential areas, parking associated with new development shall be designed to the extent practicable to connect with auto parking areas on adjacent sites to eliminate the necessity of utilizing the street for parallel movements.

4. General Landscaping Standards.

a. The minimum planting size for all required trees shall be 2½ inch caliper as measured by American Association of Nurserymen standards. Trees shall be deciduous shade trees capable of at least thirty-five feet (35') in height and spread at maturity.

b. A minimum of seventy percent (70%) of all required landscaped areas, including required planting strips and planting bays, shall be covered with trees, or shrubs. All areas shall also include continuous ground cover consisting of lawn, low growing evergreen shrubs, or evergreen ground cover.

c. Evergreen shrubs shall be not less than two feet (2') higher than finished grade at the time of planting. Evergreen shrubs shall be of the type that grow to be at least thirty-six inches (36") higher than finished grade.

E. Curb Cuts

All curb cuts are subject to approval based on standards to ensure safe pedestrian circulation, traffic flow, access points needed for the proper functioning of the development and the objectives of Sections 136 through 138. To meet these standards, consolidation of curb cuts may be a condition of development approval.