ZORD2Section141.I-III.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 141: 185th/QUATAMA STATION COMMUNITY PLANNING AREA SUPPLEMENTAL STANDARDS

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

I. SCOPE

This section establishes clear and objective design standards specific to the 185th/205 th /Quatama Station Community Planning Area.

II. PURPOSE

The 185th/Quatama SCPA is distinguished by the presence of three major institutions: (1) Oregon Regional Primate Research Center/Oregon Health Sciences University, (2) Oregon Graduate Institute, and (3) The Capital Center. Although each major institution owns its own land and has its own educational and research goals, the three institutions and others have joined together to incorporate a research park under the name Science Technology And Research Park ("STAR Park") in order to jointly market and develop their respective property and further their research and educational objectives. STAR Park is entirely and exclusively within the mixed use Station Community Research Park ("SCRP") District in this station community. The Station Community also includes AmberGlen, an Oregon Business Park, a thriving flex space office/commercial/light industrial development within walking distance of the Quatama LRT station, just north of the ORPRC portion of STAR Park. AmberGlen is set amongst admirable open space common areas, water features, and wetlands to be enhanced as a focal point for building entrances adjacent to this natural area. West of 206 th Avenue, the Station Community has ample space for a mix of residential types ranging from high density for-rent products immediately adjacent to the Quatama station, to small lot single family houses farther north. Along 185th Avenue north of the 185th /Willow Creek LRT station and park-and-ride, mixed use commercial/residential development along with office and more auto-oriented uses have the opportunity to grow next to this major north-south regionally significant arterial street.

The previous zoning on land now encompassed by most of the SCRP District was M-P Industrial Park. Although none of the institutions were truly industrial in nature, the M-P Zone was the only designation available which would allow the animal research activities of the Oregon Regional Primate Research Center ("ORPRC") and the industrial-type laboratory, educational and other activities anticipated and proposed by the Oregon Graduate Institute ("OGI".) However, it was never the City's expectation these properties would develop as true industrial land uses and would not have zoned these lands for industrial uses in the future. With the formation of a research park, that position was reconsidered. Under the light rail zoning, the parties to STAR Park have requested true industrial uses be allowed. The City agrees the research park can be a good neighbor in the station community provided the industries locating within the park: (1) do not have negative environmental impacts; (2) are ones which are functionally integrated with, substantively related to and compatible with the purpose and activities of the respective institutions; and (3) are also compatible with the other land uses and activities within the Station Community. This Section identifies the industrial classifications and establishments which meet these compatibility tests. Further refinement is allowed within the Concept Development Plan to be submitted by each of the respective institutions for Planning Commission approval prior to any further development.

These community-specific modifications to Sections 136 through 138 and the design standards contained in this Section reflect the City's goals and objectives for the 185 th /Quatama SCPA as described in the Hillsboro Comprehensive Plan, in the compiled reports and working papers of the 185 th /Quatama Station Planning Advisory Team, and the results of workshops and public meetings held in the Station community Area. Where the standards of this Section specifically conflict with those contained in Sections 136 - 138, the standards of this Section shall prevail.

III. MODIFICATIONS TO SECTION 136 STATION COMMUNITY PLANNING AREA PROVISIONS

A. Permitted, Restricted and Specially Regulated Uses

The provisions of Section 136.IV, Section 136.V and Land Use Table 136.3 shall apply, with the following exceptions:

1. The permitted, restricted and specially regulated land uses allowed on land owned by participants of STAR Park, Inc. are as described in Table 141.1. The accessory industries and establishments considered compatible with the major institutions and other uses of the Station Community are described in Table 141.2. Further refinement of the permitted establishments listed in Table 141.2 is allowed only with approval of the Planning Commission as part a Concept Development Plan. Unless the uses and establishments listed here and within the approved Concept Development Plan contain hazardous materials requiring a Specially Regulated Use Permit under the provisions of Section 136.V.D.3., they are permitted outright provided they: meet the definitional criteria of an accessory industrial use; are developed in accord with all applicable provisions of Sections 136 - 138 and 141; and are sited and constructed in conformity with the terms and conditions of the applicant's or associated major institution's approved Concept Development Plan.

T able 141.1: Permitted, Restricted and Specially Regulated Land Uses Allowed within STAR Park

Land Use Category	Use	Examples of Allowed Activities	Restrictions or Special Regulations	Percentage of STAR Park Allowed in this Category
Commercial	Education	Classrooms, libraries, labs used primarily for teaching purposes, and other facilities and activities directly linked to the educational operations of the institution and affiliated university or college.	All buildings, facilities, internal circulation plans, parking lots, usable open space, and other components of the envisioned development shall be included within an approved Concept Development Plan.	Unlimited, but only as designated in the approved Concept Development Plan.
Commercial	Research, Development and Testing Laboratories	Commercial and non-profit facilities operated by, functionally integrated with, and substantively related to a STAR Park major institution.	Facilities shall be included in and located by the approved Concept Development Plan. Open air research animal pens existing as of March 1997 are allowed. New animal quarters constructed after March 1997 shall be located within fully enclosed buildings, but may have attached outdoor animal runs.	Unlimited, but only as designated in the approved Concept Development Plan.
Commercial	Teaching/ Research hospital, diagnostic and clinical facilities	Commercial and non-profit facilities operated by, functionally integrated with, and substantively related to a STAR Park major institution.	Facilities shall be included and located in the approved Concept Development Plan.	Unlimited, but only as designated in the approved Concept Development Plan.
Commercial	Service Commercial and Retail	As allowed in Sections 136.II.M and 136.IV and Table 136.3. Permitted Uses in the SCRP District	Facilities shall be included and located in the approved Concept Development Plan.	Unlimited, but only as designated in the approved Concept Development Plan.
Residential	High Density Residential	Residential uses at or above 24 dwelling units per acre; and single occupancy facilities, (residence halls, senior or student dormitories, etc.) at or above 45 units per acre.	Residential uses shall be operated by and functionally integrated with a STAR Park major institution. Residential uses shall be identified and located in the approved Concept Development Plan.	Unlimited, but only as designated in the approved Concept Development Plan.
Commercial (Non-industrial)	Incubator	Start-up firms directly resulting from research and development activities of a STAR Park ; institution or accessory industry. Commercial incubator firms shall be engaged in research, development, testing and/or trade activities without any manufacturing facilities or uses.	Establishments shall be compatible with the major institutions within Star Park . Facilities shall be included and located in the approved Concept Development Plan. Establishments may require a Hazardous Materials Permit as provided in Section 136V.	Unlimited, but only as designated in the approved Concept Development Plan.
Industrial	Incubator	Start-up firms directly resulting from research and development activities of a STAR Park Institution or accessory industry. Industrial firms may include commercial incubator type uses as well as manufacturing facilities and capabilities.	Establishments shall be compatible with the major institutions within Star Park . Facilities shall be included and located in the approved Concept Development Plan. Establishments may require a Specially Regulated Use Permit as provided in Section 136.V.D.3.	The cumulative area of buildings and facilities in this classification is included in the acreage of accessory industrial uses allowed within STAR Park . They shall be located as designated in the approved Concept Development Plan.
Industrial	Accessory Industrial Use	Uses shall meet the definitional qualifications in Section 136.III.	Establishments shall be compatible with the major institutions within Star Park . Facilities shall be included and located in the approved Concept Development Plan. Establishments may require a Specially Regulated Use Permit as provided in Section 136.V.D.3.	The cumulative area of buildings and facilities in this classification shall be limited to 30 % of the net acreage of STAR Park , as designated in the approved Concept Development Plan; except that acreage may increase on a one-time basis pursuant to Section 136.V.D.4.
Industrial	Non-Accessory Industrial Use	Establishments need not be functionally integrated with or substantively related to a STAR Park institution. However, uses shall meet the definitional qualifications and SIC classification for compatibility as contained in Section 141.III.A.2.	Facilities shall be included and located in the approved Concept Development Plan. Establishments may require a Hazardous Materials Permit as provided in Section 136.V.D.3. Establishments shall meet the criteria of paragraphs 3 and 4 of the accessory industrial definition.	Uses in this classification are limited to 10 % of the net developable acreage of the research park. The cumulative area of buildings and facilities in this classification shall be subtracted from the acreage allowed for occupancy by Accessory Industrial uses.

Table 141.2: Industries and Establishments Compatible with STAR Park and the 185 th /Quatama SCPA

SIC Industry No.	Establishment Industry Code Basis	Additional Restrictions
2833	Medicinal Chemical and Botanical Products
2834	Pharmaceutical Preparations
2835	In Vitro and In Vivo Diagnostic Substances
2836	Biological Products, Except Diagnostic Substances
3571 3572 3575 3577	Electronic Computers Computer Storage Devices Computer Terminals Computer Peripheral Equipment
3672	Printed Circuit Boards
3674	Semiconductors and Related Devices	Does not include semiconductor wafer manufacturing
3821	Laboratory Apparatus and Furniture
3823	Industrial Instruments for Measurement, Display, and Control of Process Variables; and Related Products
3824	Totalizing Fluid Meters and Counting Devices
3825	Instruments for Measuring and Testing of Electricity and Electrical Signals
3826	Laboratory Analytical Instruments
3841	Surgical and Medical Instruments and Apparatus
3845	Electromedical and Electrotherapeutic Apparatus
7372	Prepackaged Software

B. Development Review

Pursuant to the provisions of Section 136VII.B.2.d, AmberGlen Business Center , an approved Planned Unit Development ("PUD") under Ordinance No. 4076, is deemed to be in receipt of an approved Concept Development Plan. Future development projects and phases shall be processed under the provisions of Section 136.VII.B.7-15, and shall be developed in accordance with the street and infrastructure plan, improvement requirements, phased development plan, subdivision and lotting plan, and other essential terms and conditions of the originally approved PUD and the applicable provisions of Sections 136 through 138 and Section 141. Where a conflict exists between the terms and conditions of the original PUD, Ordinance No. 4076, and the provisions of Sections 136-138 and 141, the provisions of Sections 136 through 138 and Section 141 shall supersede and control.