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

IV. DESIGN STANDARDS

A. Improvements between Streets and Buildings
The Standards of Section 138 shall apply, except that:

Street trees within the Orenco Conservation District (SCR-OTC) shall be oak, disease resistant varieties of elm, or other tree species consistent with the plantings of the Oregon Nursery Company contained in the list of approved plants for the Orenco Conservation District, Figure 2.

B. Building Entries and Orientation
The Standards of Section 138 shall apply.

C. Ground Floor Windows and Building Facades
The Standards of Section 138 shall apply.

D. Building Step-Back Requirements
The Standards of Section 138 shall apply.

E. Location and Design of Off-Street Parking
The Standards of Section 138 shall apply except that:

1. Within the Orenco Conservation District (SCR-OTC), off-street parking located between the street and any non-residential structure shall be prohibited.

2. Within the Orenco Conservation District (SCR-OTC), no lot shall be converted exclusively for off-street surface parking use.

3. Within the Orenco Conservation (SCR-OTC) and the SCR-V Districts, loading, docking, dock and truck maneuvering areas located between the street and any non-residential structure shall be prohibited.

4. Within the Orenco Conservation District (SCR-OTC), parking areas shall be planted and maintained with large species, broad canopied deciduous shaded trees consistent with the street tree and planting plan of the District.

F. Drive-Through Uses
The Standards of Section 138 shall apply except that:

Within the Orenco Conservation District (SCR-OTC) and along 231st Avenue
adjacent to the District, drive-through uses shall be prohibited.

G. Outdoor Display and Storage
The Standards of Section 138 shall apply, (Amended by Ord. No. 5676/10-06.)

1. (Deleted by Ord. No. 5676/10-06.)

2. (Deleted by Ord. No. 5676/10-06.)

H. Alleys
The Standards of Section 138 shall apply.

I. Streetscape and Site Design Standards and Guidelines
The Standards of Section 138 shall apply, except that:

1. Within the SCR-OTC District, the portion of Section 138.XII.C.3. relating to specific uniform street and sidewalk treatments, patterns, and materials within 1,300 feet of an LRT station shall not apply. Street and sidewalk treatments shall conform to the provisions of Section 140.III.N. All other provisions of Section 138.XII.C.3. shall apply within the District.

2. Within the SCR-OTC District, in applying the standards of Section 138.XII.C.3., twin ornamental street lights shall be placed at two diagonal corners of each street intersection. A single ornamental street light shall be placed on both sides of the street where it intersects with an alley, and along all block faces so there is an ornamental streetlight on each side of the street approximately every 200 feet between street intersections.

3. Within the SCR-OTC District (SCR-OTC), solid wood and cyclone fencing, and concrete and cinder block walls are prohibited at the property or setback line unless planted with landscaping materials which obscures the fence or wall from the street or alley.

4. Within the SCR-OTC District (SCR-OTC), front yards shall be visually open to the street. They may contain a fence not exceeding four feet (4’) in height and which is visually open, may contain a landscaped berm not exceeding two feet (2’) in height, and/or may contain a hedge or other landscaping material so long as it does not obscure the front yard or entrance to the building or dwelling. For purposes of this provision, where a side yard of a corner lot is adjacent to a street, the side yard is subject to the same standard as a front yard.

J. Orenco Townsite Conservation Standards

1. The standards of this subsection apply throughout the SCR-OTC District, including lots 1, 2, 3, 4, 5 and 6 of Block 10 of the Orenco Townsite Plat. (Added by Ord. No. 4457/8-96.)

2. The standards contained in Section 137 through 138 shall apply and supplement those contained in this subsection. Where standards contained in this subsection conflict with those of Sections 137 and 138, the standards contained here shall prevail.

3. The architectural style of new construction shall be restricted to those which replicate major design elements of the 1900-1930 Craftsman, Bungalow and Shingle architectural style of the original townsite. (See the Orenco Station Community Background Report for examples and illustrations of the appropriate architectural types.) New construction shall include the following features:

a. Front or wrap-around porches, where consistent with the architectural style of the proposed building.

b. The main floor for residences shall be a minimum of twentyfour inches (24”) to a maximum of thirty-two inches (32”) above finish grade.

c.  Garages for the main residential dwelling shall be either:

1)     detached and located behind the dwelling, farther from the street than the primary plane of the rear elevation of the dwelling; or

2)           located within the mass of the dwelling, with the garage doors on the rear elevation.

 

d. Siding shall be ship-lap, bevel or other narrow course horizontal material; with Clapboard 3½ “ to 6 “ to the weather and drop-siding less than 10“ to the weather. Vertical or diagonal application of siding is prohibited; except board and batten siding may be applied vertically. Aluminum, T-111, and Oriented Strand Board siding are prohibited.

e. Building colors shall be compatible with the era of the Conservation District. Bright primary colors are prohibited.

f. Single windows and window pairs should be vertically proportioned and be surrounded by a minimum three inch (3”) trim. Multi-paned windows are preferable to picture windows for front elevations.

g. Residential dwellings and accessory structures shall be restricted to low-intensity exterior illumination not to exceed two (2) lumens. Entry door and front porch lighting is required, and shall be installed so as to not glare or shine onto adjacent
property.

h. Roof pitch shall be a minimum of six inches (6”) rise per foot.

i. Roof overhang shall be a minimum of one foot (1’) at the gable end and 18 inches at the eaves.

j. Where consistent with the selected architectural type, roofs shall include gables and hips on the same building, and use of dormers is encouraged.

k. Window, porch, and roof eave-gable detailing is to incorporate appropriate design elements from the selected architectural style.

l. Roofing materials shall be 3-tab shingles, architectural-style asphalt, shakes, slate, cooper or other ornamental types consistent with the structure. Colors shall be appropriate to the era of the District.

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

4. Where attached townhouse-type dwellings permitted under Section 140.III.C.4. are built on the lots named above, the standards of this subsection shall be adopted so as to achieve a similar architectural style and look as single family detached units built under these standards. (Added by Ord. No. 4457/8-96.)

5. Except for the lots named in paragraph 1., above, residential dwellings and non residential buildings constructed during the incorporated period of the Orenco Township shall be protected from demolition, remodeling or reconstruction which alters or destroys the character of the original structure. New construction on such buildings shall be restricted to the type of work classified and defined as rehabilitation or restoration. Unless exempted through the Development Review Process, restorations and rehabilitations are subject to the following provisions:

a. Buildings listed in the Washington County or the City of Hillsboro Historic and Cultural Resources Inventory are required to comply with the standards for exterior construction normally required of restoration projects under Historic Registry guidelines.

b. The architectural integrity of facade elements shall be maintained and restored. This includes entrances, porches, dormers and additions.

c. Original siding shall be retained wherever possible.

d. Replacement siding shall duplicate the style, pattern, and if practicable, the materials of the original siding.

e. Imitative materials such as asphalt siding or artificial stone are prohibited.

f. Alterations to a roof shall match the existing roof pitch or architectural theme of the structure and roofing materials shall match or be consistent with the original roof.

g. Skylight locations and sizes shall be installed so as not to detract from the character of the building.

h. Window and door replacements shall be in keeping with the character and style of the structure.

i. Historic plantings and landscaping shall be maintained wherever possible, and replacement materials shall be consistent with those of the original. Replacement trees, where necessary, shall be Homestead Elm, Zelcova Serrata (“Village Green” variety), or equivalent species approved by the Planning Director or designee. (Amended by Ord. No. 4457/8-96 and 4930/7-00.)