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 140: ORENCO STATION COMMUNITY PLANNING AREA DEVELOPMENT REGULATIONS AND DESIGN STANDARDS  (Added by Ord. No. 4455/8-96.)

III. DEVELOPMENT REGULATIONS

A. Minimum Lot Size

In addition to the Standards of Section 137 the following shall apply:

1. Within the SCR-V District adjacent to the Sunset Downs neighborhood, the minimum lot size abutting the existing subdivision shall be 6,800 square feet and shall not be larger than 10,000 square feet.

2. Within the SCR-OTC District, lots of record on the effective date of this Ordinance that are less than 7,500 square feet are lawful building lots and may be used for residential or commercial purposes as prescribed by the regulations and standards of the District.

3. Within the residential portions of the SCR-OTC District, lots of record on the effective date of this Ordinance that are greater than 7,500 square feet shall be partitioned or subdivided only into 7,500 square foot lots measuring fifty feet by one-hundred fifty feet (50'x150'), which shall include any dedication required for alleys but excluding any dedication required for public streets, and shall be platted in such fashion so as to conform with the platting, alley and street pattern of the original Orenco Townsite. Remnant parcels smaller than the District standard 7,500 square feet, 50 feet x 150 feet building lot, are eligible for residential construction only if the lot and dwelling can be accessed from a street or alley laid out in accordance with the platting plan for the District; otherwise, a remnant parcel may remain a part of the adjacent lot without regard to the 50'x150' standard lot size.

4. Lots abutting the right-of-way line of Alder Street between 228th and 231st are considered neighborhood commercial lots and are not subject to the residential 7,500 square feet minimum and shall have no minimum lot area or dimension requirements. (Amended by Ord. No. 4685/6-98.)

5. New campus development within the SCBP District in the Orenco SCPA may be created on parcels 7.5 acres or larger.

B. Minimum Lot Width and Depth

The Standards of Sections 137 and 140.III.A. shall apply.

C. Minimum and Maximum Residential Densities

The Standards of Section 137 shall apply, except that:

1. In the case of the residential village development located generally north of the Orenco LRT Station, the developer, City and Metro have analyzed the property, its constraints and opportunities and have agreed that notwithstanding any other provision of Sections 136 through 138, the minimum overall residential dwelling units to be constructed on the property as shown as SCR-V on the maps of the Orenco District (1), owned by PacTrust and proposed for inclusion in said development on February 26, 1996 is 1,834 dwelling units. The residential density of the village will not necessarily gradate from the Orenco LRT station; but rather, residential density variants will be interspersed throughout the village community and shall be specified in the Concept Development Plan pursuant to Section 136.VII.B.

The development shall contain a mix of housing product types, densities and other design

elements, including a neighborhood commercial component, several parks and usable open space areas, pedestrian amenities, and a complete infrastructure, roadway and pedestrian system which will combine to develop a residential village consistent with the provisions of the SCPA code provisions.

2. (Deleted by Ord. No. 6005/3-12)

3. Within the Orenco Conservation District (SCR-OTC) ancillary dwelling units are allowed only on lots which meet the full 7,500 square feet area requirements of the District and where such a dwelling unit is constructed on the rear one-third of the lot and access to such an ancillary unit can be gained from a Type D alley.

4. Lots 1, 2, 3, 4, 5 and 6 of Block 10, of the Orenco Townsite Plat, located south of Dogwood Street and between 230th and 231st Avenues, are included in the SCR-OTC District but shall be subject to the following special provisions. Further variance to these special provisions is prohibited. The named lots shall be:

a. Exempt from the demolition provisions of Section 138.XIII., Standards For Protection Within Historic and Cultural Conservation Districts;

 

b. Allowed to construct up to fourteen (14) attached rowhouse or townhouse dwelling units or up to twelve (12) detached single family dwelling units per acre over the combined lots. In order to carry out the provisions of this paragraph, the minimum lot size shall be 2,000 square feet, the minimum lot width shall be 25 feet, and the minimum lot depth shall be 75 feet;

c. Prohibited from adding an ancillary unit to any of the named lots if a townhouse or rowhouse dwelling is constructed on that particular lot under b., above;

d. Exempt from the buffer described in Section 137.V.B.11.; and

e. Subject to the applicable development regulations and design standards of the SCR-OTC District contained in Section 140, and the applicable standards of Sections 137 and 138, except that the restrictions of Section 140 that limit new residential construction to single family type dwellings shall not apply.

(Added by Ord. No. 4457/8-96; Amended by Ord. No. 5872/8-08.)

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(1) This area does not include the SCR-V District under separate ownership shown east of 229th Avenue extending to near Cornelius Pass Road.

D. Minimum Floor Area Ratios

The Standards of Section 137 shall apply, except that:

The requirement for ten percent (10%)neighborhood commercial in the SCRV District generally north of the Orenco LRT Station is waived for that portion of the District south of Cornell Road , and is waived for that portion of the SCR-V District north of Cornell Road provided that the Concept Development Plan includes at least two (2) net acres (including parking and circulation) of neighborhood commercial uses at the intersection of Orenco Station Parkway (north of Cornell Road) and/or along 63rd Parkway (north of Cornell Road.) and/or along 63rd Parkway north of Cornell Road.

E. Minimum Non-Residential Density Objectives

The Standards of Section 137 shall apply.

F. Minimum and Maximum Setbacks from Streets and Alleys

The Standards of Section 137 shall apply except that:

 

1.  In the SCR-OTC District the setback requirements shall be as follows:

 

Minimum Front	5 feet
Maximum Front	20 feet
Minimum Side	5 feet; sum of two side yards minimum 15 feet
Maximum Side	None

 

etbacks for fences and other obstacles along alleys shall be four feet (4’) from each side of the alley right-of-way so as to create a clear corridor of twenty-three feet (23’) for emergency access.  The minimum building setback from the edge of the alley right-of-way shall be sixteen feet (16’). (Amended by Ord. No. 5779/8-07.)

2. Notwithstanding paragraph 1, above, in the SCR-OTC District, a garage may have a zero side setback so as to construct a shared garage across the property line provided that the garage is built to the specifications of the Uniform Building Code and the Uniform Fire and Life Safety Code, and provided that the garage does not contain nor support a dwelling unit.

3. Setbacks for residential uses in the SCR-V District generally north of the Orenco LRT Station may, at the discretion of the developer and with concurrent approval through the Development Review process, increase the distance from the residential use to Cornell Road, 229th Avenue and Butler Street, be it a front or side setback, to a distance not to exceed forty feet (40'). Additional setback distance shall be granted based on an approved design pursuant to Development Review, to account for the curvilinear nature of 229th Avenue; however, any additional setback in this area shall be improved as usable open space.

G. Vision Clearance

The Standards of Section 137 shall apply.

H. Minimum and Maximum Building Height Requirements

The Standards of Section 137 shall apply, except that:

The maximum height in the SCI District within 100 feet of 231st Avenue from the light rail alignment to 100 feet south of Dogwood and within 100 feet of the light rail alignment from 231st Avenue to 400 feet west of the alignment of 63rd Parkway shall be forty-five feet (45'). The maximum height for structures built within the next 200 feet (from 101 feet to 301 feet) of the aforementioned boundaries shall be sixty feet (60').

I. Minimum and Maximum Off-Street Parking Requirements

The Standards of Section 137 shall apply.

J. Minimum Usable Open Space Requirements

The Standards of Section 137 shall apply, except that:

Within the SCI District preference for the location of open space shall be given to preservation of (1) natural resource areas within the parcel, (2) areas adjacent to the light rail alignment, (3) open space adjacent to natural resource areas which could serve the recreational and relaxation needs of employees, and (4) areas adjacent to the residential districts within the Station Community.

K.  Minimum Landscaping, Natural Resource and Mature Tree Preservation Requirements

                            The Standards of Section 137 shall apply except that:

 

1.           Within the Orenco Conservation District (SCR-OTC), all development shall replant missing or damaged street trees with species found on the block face as planted by or consistent with the Oregon Nursery Company planting plan and in accord with the OTC District Street Tree Plan (Figure 1) and shall install landscaping within the project consistent with the historic plantings within the community as listed on the recommended planting list (Figure 2).  Replacement street trees shall be sized at a minimum 2 ½ -inch caliper, grade B or better.  Replacement elm trees shall be disease-resistance species only. 

2.           Within the Orenco Conservation District (SCR-OTC), original mature street trees within the public right-of-way shall be retained unless irrevocably diseased or damaged.  Mature street trees shall be removed only with prior permission from the Planning Department based on a report from a registered arborist.  Tree removal shall be supervised by a registered arborist or professional tree service.

3.           For purposes of this section, “mature street trees” are defined as trees in the public right-of-way at or greater than the following diameters four feet above grade:  

 

a)           Fir, Pine, Cedar, or other evergreen conifer:  24 inches;

b)           Elm, Maple, Walnut, Birch, or other deciduous:  20 inches;

c)           Apple, Pear, Peach, Prune, Plum, or other fruit:  12 inches; or

d)           Ornamental or other species not included above:  12 inches.

(Amended by Ord. No. 5893/12-08.)

 

4.           Mature street trees may be necessarily pruned by the owner of the adjacent property or by the City of Hillsboro at any time, without permission or arborist supervision, for the following purposes: 

a)           to remove dead, diseased, or previously damaged branches;

b)           To maintain adequate sight distance of traffic control devices.  Such sight distance shall be determined by the latest edition of the American Association of State Highway and Transportation Officials (AASHTO) A Policy on Geometric Design of Highways and Streets, and the latest edition of the Federal Highway Administrations Manual of Uniform Traffic Control Devices (MUTCD).

c)           To comply with the requirements of the Hillsboro Municipal Code regarding trimming limbs projecting into or over streets or sidewalks which may obstruct vision or interfere with the use or maintenance of the street or sidewalk. (Amended by Ord. No. 5982/9-11.)

 

5.           Mature street trees may be optionally pruned by the owner of the adjacent property, without permission or arborist supervision, subject to the following standards: 

a)           Deciduous trees may be optionally pruned to thin or raise the tree crown for purposes of safety or tree health.  Optional pruning should not remove more than 10% of the existing crown in a year. 

b)           Optional pruning of deciduous and conifer evergreen trees should occur during the dormant season (late fall to early winter);

c)           Optional pruning of fruit and ornamental trees should occur prior to the growing season (late winter to early spring);

d)           Best management practices should be followed regarding equipment, cut angles, branch selection, and other standards. 

6.           Unhealthy pruning practices, such as crown height reduction, topping, tipping, pollarding, topiary pruning, bark ripping, flush cutting, and stub cuts, should be avoided. 

Subsection K amended by Ord. No. 5779/8-07.)

L. Mixed Use Buildings and Mid-Rise Apartments

The Standards of Section 137 shall apply.

M. Sidewalks

The Standards of Section 137 shall apply except that:

Within the Orenco Townsite Conservation District (SCR-OTC) placement, width and composition of sidewalks shall conform to the provisions of paragraph N., below, and to the Pedestrian Circulation Plan of the District (Figure 3).

N. Street and Alley Standards

The Standards of Section 137 shall apply, except:

1. Within the Residential Village District (SCR-V) north of the Orenco LRT station, the block perimeter requirements of Section 137.XVI. shall be allowed to be up to 2,000 feet for blocks adjacent to parks and open spaces provided that the parks and open spaces have a internal pedestrian circulation system and provided that an alley system is constructed within blocks which exceed 1,600 feet perimeter distance in order to facilitate pedestrian movement in the area;

2. Within the Orenco Townsite Conservation District (SCR-OTC), the network of streets, alleys and block perimeter is restricted to that derived from the original platting in the community (Figure 4). Location of all new streets and alleys shall conform to the pattern and layout contained in the original platting. Any new development is contingent on, where necessary, rededication of previously vacated alleys and/or expansion of the grid of streets and alleys in order to reestablish and, as appropriate, expand the original network of streets, alleys and block perimeters.

3. Except for that portion of 231st Avenue adjacent to the SCR-OTC District, and except for the public utility easement provisions contained in Section 137.XVI, the street standards of Section 137.XVI shall not apply within the SCR-OTC District. In order to reestablish the community to its state during the period of Orenco Township status and carry out the purposes of the Conservation District, the street, alley and rights-of-way standards of the SCR-OTC District shall be as specified in Figure 5.1, Station Community Street Types, and Figure 5.2, Street Network, as described below and illustrated in Figures 5.4 through 5.8:

 

a. Type "A" streets (Figure 5.4):

Shall have a 20 foot asphaltic concrete travel surface centered within a 60 foot right of-way; a 5 foot wide Portland Cement Concrete property-line sidewalk separated from the 3 foot roadway shoulder by a 12 foot wide planting strip and drainage swale. A 7 foot AC paved parking area with a 3 foot shoulder shall be provided adjacent to the roadway where parking requirements are indicated in the SCR-OTC District Parking Plan (Figure 5.3). Property-line sidewalks adjacent to neighborhood commercial uses shall be 8 feet wide. In those areas, the on-street parking and the extra width commercial sidewalk shall reduce the required width of the planting strip. Where indicated within the Pedestrian Circulation Plan (Figure 3), sidewalks shall be allowed only on one side of the street.

b. Type "B" streets (Figure 5.5):

Shall have a 20 foot wide asphaltic concrete travel surface centered within a 60 foot right-of-way. The roadway shall have a 3 foot wide shoulder on both sides consisting of compacted ¼ minus unwashed gravel or equivalent material which complies with ADA as an approved soft travel surface. The shoulders shall be posted for no parking. A 17 foot planting strip and drainage swale shall be provided in back of the gravel shoulder. Sidewalks on Type B streets shall be in accord with the Pedestrian Circulation Plan (Figure 3).

c. Type "C" streets (Figure 5.6):

Shall have an 18 foot wide asphaltic concrete travel surface centered within a 60 foot right-of-way. The roadway shall have a 3 foot wide shoulder consisting of ¼ minus unwashed gravel or equivalent material which complies with ADA as an approved soft travel surface. The shoulders shall be posted for no parking. An 18 foot planting strip and drainage swale shall be provided on both sides of the roadway. There are no sidewalks on Type C streets.

d. Type "D" alley (Figure 5.7):

Shall be a surfaced alley 15 feet in width constructed of Asphaltic Concrete with a structural cross section meeting or exceeding the engineering standards of the City. There shall be a 4 foot fire access easement on both sides of the pavedsurface prohibiting fences, hedges or other vertical protrusions. Alleys shall be posted for no parking. (Amended by Ord. No. 4930/7-00.)

e. Type "E" pedestrian way (Figure 5.8):

A 5 foot accessible soft-path pedestrian-way contained within an existing 60 foot right-of-way may be constructed pending development and upgrading to a higher use street type, or may be used to connect the pedestrian circulation system within the community.

f. In addition: Drainage swales shall have a maximum slope of 3:1 so as to be easily mowed by the property owner. The planting strip required in Type "A", "B" and "C" streets may contain the underground public utilities in lieu of an additional public utility easement provided the location of utilities in the planting strip shall not damage existing trees or historic landscape materials within the right-of-way, or interfere with the storm water management function of the swale. Type "D" alleys shall drain to the center of their right-of-way and continue draining to a catch basin before intersecting with Type "A", "B", or "C" streets, or with 231st Avenue. Construction of raised asphalt or concrete curbs are prohibited throughout the District.

O. Lot Access

The Standards of Section 137 shall apply, except that:

1. Flag lot access is prohibited. New lots created pursuant to subsection III.A.3. of this Section shall provide for, dedicate or provide public easement for, and improve any street and alley necessary to accommodate the alley and street pattern required for conformance with the original Townsite.

2. Full sized 50' x 150' lots in the OTC which abut the Rock Creek or other inventoried natural resource area, and are precluded from constructing a rear alley, may gain access to an ancillary unit from the street, and may place the ancillary unit in front of, rather than behind, the main dwelling unit.