City of Hillsboro, OR MIXED-USE AND URBAN CENTER ZONES

§ 12.24.010 Mixed-Use and Urban Center Zones.

There are 9 mixed-use and urban center zones in the City:

MU-N Mixed-Use - Neighborhood;

MU-C Mixed-Use - Commercial;

MU-VTC Mixed-Use - Village Town Center;

SCR-V Station Community Residential Village;

UC-RM Urban Center - Residential Medium Density;

UC-MU Urban Center - Mixed-Use Urban Density;

UC-AC Urban Center - Activity Center;

UC-NC Urban Center - Neighborhood Center;

UC-OR Urban Center - Office/Research; and

UC-RP Urban Center - Research Park.

(Ord. 6110 § 4, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.020 Locational Characteristics.

On the Comprehensive Plan Land Use Map, Mixed-Use and Urban Center zones implement 7 Comprehensive Plan Land Use Map designations as shown in Table 12.24.020-1.

Table 12.24.020-1: Mixed-Use and Urban Center Zones and Plan Designations Implemented
Mixed-Use or Urban Center Zone	Plan Designation(s) Implemented
MU-N Mixed-Use - Neighborhood	MU Mixed-Use
MU-C Mixed-Use - Commercial	MU Mixed-Use or C Commercial
MU-VTC Mixed-Use - Village Town Center	MU Mixed-Use
SCR-V Station Community Residential - Village	SCPA Station Community Planning Area
UC-RM Urban Center - Residential Medium Density	MU-UR Mixed-Use - Urban Residential
UC-MU Urban Center - Mixed-Use Urban Density	MU-UR Mixed-Use - Urban Residential MU-UE Mixed-Use - Urban Employment MU-I Mixed-Use - Institutional
UC-AC Urban Center - Activity Center	MU-UC Mixed-Use - Urban Commercial
UC-NC Urban Center - Neighborhood Center	MU Mixed-Use
UC-OR Urban Center - Office/Research	MU-UE Mixed-Use - Urban Employment or MU-I Mixed-Use - Institutional
UC-RP Urban Center - Research Park	MU-I Mixed-Use - Institutional

(Ord. 6110 § 4, 2015; Ord. 6401 § 1, 2022)

§ 12.24.030 Organization within This Subchapter.

Common Elements. Each section in this subchapter contains the following subsections:

Purpose;

Permitted, Conditional, Limited, and Not Permitted Housing Types (organized in tables);

Permitted, Conditional, Limited and Not Permitted Uses (organized in tables);

Accessory Uses Permitted;

Special Provisions Regarding Uses;

Development Standards (organized in tables, illustrated in figures);

Variances and Adjustments; and

Other Pertinent Regulations.

Purpose. Purpose statements for each zone subchapter are descriptive of the zone's characteristics and intent. This information is drawn from the Comprehensive Plan and/or the Community Development Code. Purpose statements are informational and not intended to be regulations.

Housing Types. Residential uses in mixed-use zones occupy a variety of housing types. Permitted, conditionally permitted, limited and not permitted housing types within each zone are summarized in tables based on the definitions of housing types listed in Section 12.01.500. Neither the residential use categories nor the housing types distinguish between owner-or renter-occupation.

Uses. Permitted, conditionally permitted, limited and not permitted uses within each zone are summarized in tables based on the standardized use categories contained in Subchapter 12.10.

Permitted Uses (P) are permitted by right, subject to all applicable provisions of this Code.

Conditionally Permitted Uses (C) may be allowed, subject to approval on an individual basis as Conditional Uses. The Conditional Use application process and approval criteria are set forth in Subchapters 12.70 and 12.80. Certain Conditional Uses may have additional standards as set forth in Subchapter 12.40.

Limited Uses (L) are permitted by right, but are subject to specified requirements, exceptions or restrictions which may vary with the nature, size, or location of the use.

Not Permitted Uses (N) are not permitted in the zone under any circumstances.

Accessory Uses Permitted by Right. Accessory uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in each zone in conjunction with the primary use on the site and are subject to the same regulations as the primary use unless stated otherwise in the Code. Characteristics and standards for certain accessory uses are listed in Subchapter 12.40.

Special Provisions Regarding Uses. Where certain notations in the Clarifications column of the uses tables require further explanation, they are noted in this section.

Development Standards.

Development standards in each mixed-use or urban center zone are summarized in tables. Development standards are typically numerical standards: minimum and maximum densities; minimum floor area ratios; minimum and maximum lot dimensions; structural setbacks; maximum building height and lot coverage. All development must comply with the development standards unless a discretionary Variance or Adjustment is approved as described in subsection H below.

Except in the UC zones, density calculation formulas for minimum and maximum density are set forth in Section 12.50.120. Minimum and maximum residential densities apply to all residential use categories, except as specified for middle housing in the development standards for each zone.

Except in the SCR-V and UC-RP zones, certain development standards are illustrated in a figure immediately following the development standards table.

In the UC zones, development intensity standards (du/na and FAR) are applied as follows:

Mixed-use development, either vertical or horizontal, is not required.

Minimum FAR standards apply to parcels containing only non-residential development.

Minimum residential density standards apply to parcels containing only residential development, and to vertical mixed-use development that includes non-residential uses on the ground floor and residential uses on upper floors. In vertical mixed-use projects, ground floor non-residential space is not required to meet minimum FAR requirements.

If a single building or a single development parcel contains a mix of residential and non-residential development, and the provisions of paragraph c above do not apply, the minimum required density or FAR shall be based on the percentages of gross floor area (GFA) devoted to residential and non-residential uses. For example, if 70% of the GFA on a single development parcel would be developed as residential and 30% as non-residential, the development would be required to meet at least 70% of the minimum residential density and 30% of the minimum non-residential density of the applicable base zone standards.

Variances and Adjustments. Applications to vary or adjust certain numeric standards in each zone may be requested and approved under Sections 12.80.152, 12.80.154, and 12.80.156. Certain numeric standards may also be subject to exceptions under specific circumstances, as described in the Standards section.

Other Pertinent Regulations. Additional standards such as parking, landscaping, vision clearance, and street improvements as listed in Subchapter 12.50 may also apply to development in mixed-use zones. These site design and development standards may also have exceptions as described in those sections. The Amberglen Plan District standards in Subchapter 12.60 apply in UC zones.

(Ord. 6178 § 1, 2016; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.100 MU-N Mixed-Use – Neighborhood.

The MU-N zone includes the following sections:

12.24.110	Purpose
12.24.120	Housing Types
12.24.130	Uses
12.24.140	Accessory Uses Permitted by Right
12.24.150	Special Provisions Regarding Uses
12.24.160	Development Standards
12.24.170	Variances and Adjustments
12.24.180	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.110 Purpose.

Create Opportunities for Mixed-Use Development. The MU-N zone implements the Mixed-Use Comprehensive Plan designation, providing opportunities to site compatible land Uses close together in appropriate locations to shorten transportation trips and facilitate multi-modal development. Mixed-use developments may occur horizontally side-by-side or vertically in the same structure.

Encourage Infill and Redevelopment. The MU-N zone facilitates infill development and allows redevelopment of commercial, residential and mixed-use development within existing neighborhoods.

Enhance Economic Viability of Mixed-Use Projects. The MU-N zone allows flexibility in development standards to recognize the challenge of developing small scale Mixed-Use buildings a similar scale to surrounding residential development.

Appropriately Scale Commercial Uses. By limiting the size of any one commercial retail Use, the standards of the MU-N zone keep the scale of commercial activity appropriate to the surrounding area.

Improve Efficiency of Existing Street Systems. The Mixed-Use development pattern of the MU-N zone helps support the street system and existing street grid patterns through redevelopment and land divisions as much as possible, or through use of new street plans as appropriate.

(Ord. 6401 § 1, 2022)

§ 12.24.120 Housing Types.

Table 12.24.120-1 lists the Housing Types permitted in the MU-N zone. Housing Types are defined in Section 12.01.500.

Table 12.24.120-1: Housing Types Permitted in the MU-N Zone
Housing Type	Status	Clarifications
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage cluster	P
Multiple dwelling structure	P
Manufactured dwelling	L	Subject to additional standards in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwelling	L	Residential Uses Permitted above or behind commercial Uses.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6401 § 1, 2022)

§ 12.24.130 Uses.

Table 12.24.130-1 lists Uses Permitted, Conditionally Permitted, Limited or Not Permitted in the MU-N zone.

Table 12.24.130-1: Use Categories in the MU-N Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.24.120-1
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other Uses permitted with Conditional Use approval.
Residential Service	P/C	Residential services up to 50 residents permitted. Residential services with 51 or more residents permitted with Conditional Use approval.
Residential Business	L	Subject to limitations in Section 12.24.150.
Commercial Use Categories
Commercial Lodging	N
Commercial Recreation	P/N	Indoor Uses permitted; outdoor Uses Not Permitted.
Commercial Parking	N
Durable Goods Sales	N
Eating and Drinking Establishments	L	Subject to limitations in Section 12.24.150.
Educational Services	L	Subject to limitations in Section 12.24.150.
Office	L	Subject to limitations in Section 12.24.150. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/C/N	Subject to limitations in Section 12.24.150. Minor assembly facilities permitted with Conditional Use approval; subject to additional standards in Section 12.40.210. Day care facilities permitted subject to limitations in Section 12.24.150. Retail sales of marijuana not permitted.
Self-Service Storage	N
Vehicle Service and Repair	L/N	Expansion of existing uses permitted with Conditional Use approval; new uses not permitted; see Section 12.30.900.
Industrial Use Categories - Only Categories Listed Below Permitted
Manufacturing and Production	L/N	Cottage industry permitted. All other uses not permitted.
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	N
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	N
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.140 Accessory Uses Permitted by Right.

Accessory Uses to Residential Primary Uses.

Accessory Structures. Accessory structures as defined in Section 12.01.500 are permitted subject to additional requirements in Section 12.40.104.

Accessory Dwelling Units. Accessory dwelling units (ADUs) are defined in Section 12.01.500, and are permitted when accessory to single detached dwellings or townhouses subject to additional requirements in Section 12.40.100.

Certified or Registered Family Child Care Homes and Residential Homes. Certified or registered family child care homes as defined in ORS 329A are permitted; and certified residential homes as defined in ORS 443 are also permitted.

Household Energy Production Facilities. Household energy production facilities are defined in Section 12.01.500, and are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.170.

Community Buildings. Community buildings used solely by residents of a specific neighborhood or development are permitted when approved as an amenity of that neighborhood or development during the development process. When accessory to cottage clusters, community buildings are subject to additional requirements in Subsection 12.50.715.E.9.

Accessory Uses to Commercial Primary Uses. Accessory uses to commercial primary uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in the Code.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.150 Special Provisions Regarding Uses.

Maximum First Floor Non-Residential Occupancy Area in Mixed-Use Buildings. The maximum area for a single non-residential occupancy on the first floor of a mixed-use building is 6,000 sq. ft.

Drive-Through Facilities. Drive-through facilities are not permitted.

Limitations on Manufacturing and Production Uses. Cottage industry uses proposed in the MU-N zone shall be scaled and conducted to have no impacts on adjacent properties related to noise, dust, odor or light glare.

Limitations on Animal Service Facilities. Accessory overnight pet boarding is permitted outright at veterinary clinics, but requires Conditional Use approval at other animal service facilities. Outdoor exercise areas are not permitted.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.160 Development Standards.

Base zone development standards in the MU-N zone are listed in Table 12.24.160-1. Certain standards are illustrated in Figure 12.24.160-A.

Table 12.24.160-1: Development Standards in the MU-N Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex ○ Lots fronting local or Collector streets ○ Lots fronting Arterial streets	4,000 sq. ft. 1,800 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
• Multiple dwelling structure	None
• Non-residential structure	None
Maximum Lot Size	None
Minimum Residential Density
• Residential buildings on lots fronting local or Collector streets	8 du/na	On corner lots at the intersection of local/Collector streets and Arterial streets, minimum residential density is 8 du/na.
• Residential buildings on lots fronting Arterial streets	12 du/na
• Mixed-use buildings on or above the second floor	None
Maximum Residential Density
• Residential buildings on lots fronting local or Collector streets	11 du/na	On corner lots at the intersection of local/ Collector streets and Arterial streets, maximum residential density is 11 du/na. Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
• Residential buildings on lots fronting Arterial streets	24 du/na
• Mixed-use buildings on or above the second floor	24 du/na
Minimum FAR	Not applicable
Maximum FAR	Not applicable
Minimum Lot Dimensions*
• Width (at front building plane)	18 feet	Exception to lot frontage provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Depth	None
• Lot frontage	18 feet
Minimum Setbacks*
• Front Yard ○ to residential structure ○ to garage door ○ to commercial or mixed-use structure	10 feet 19 feet None	Minimum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.24.120-1. See also Section 12.50.140 regarding setbacks and building height transitions. 5 foot or 19 foot setback measured to garage door. See also Section 12.50.140 regarding setbacks and building height transitions.
• Side Yard	5 feet; additional required if adjacent to single detached and middle housing zone
• Rear Yard ○ To residential structure with front yard garage access ○ To residential structure with rear yard garage access ○ Rear Yard (commercial or Mixed-Use)	10 feet Either 5 feet or less, or 19 feet or more 5 feet
Maximum Setbacks*
• Front Yard	20 feet	Maximum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side Yard	None
• Rear Yard	None
Minimum Building Height*	None
Maximum Building Height*	45 feet	See Section 12.50.140 regarding setbacks and building height transitions. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage (primary building(s) only)	12,000 gsf	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space (applicable to residential development only)	100 sq. ft./du	See Section 12.50.210.
Minimum Landscaping	Not applicable

*	Standards illustrated in Figure 12.24.160-A

Figure 12.24.160-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the MU-N Zone

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.170 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MU-N zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.180 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MU-N zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development

(Ord. 6401 § 1, 2022)

§ 12.24.200 MU-C Mixed-Use – Commercial.

The MU-C zone includes the following sections:

12.24.210	Purpose
12.24.220	Housing Types
12.24.230	Uses
12.24.240	Accessory Uses Permitted by Right
12.24.250	Special Provisions Regarding Uses
12.24.260	Development Standards
12.24.270	Variances and Adjustments
12.24.280	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.210 Purpose.

Create Opportunities for More Intense Mixed-Use Development. The MU-C zone implements the Mixed-Use Comprehensive Plan designation, providing opportunities to develop a mixture of larger-scale commercial and residential uses on sites that are considerably larger than those located within MU-N zones. Mixed-use developments may occur vertically in the same structure, or horizontally side-by-side in the same development, but not necessarily on the same parcel.

Balance Transportation Needs on Large Sites. The standards of the MU-C zone allow development of large-scale lots/parcels with a mix of commercial and residential uses, characterized by design amenities that accommodate pedestrians and motorists equally.

Create New Efficient Street Grids. The standards of the MU-C zone facilitate completion of street grid patterns from existing and new streets, creating a transportation and development framework that accommodates pedestrian, bicycle, transit and automobile travel in the area.

Enhance Economic Viability of Mixed-Use Projects. The MU-C zone allows flexibility in development standards to allow a complimentary mixture of uses within a development, but not necessarily on the same parcel.

Create an Attractive Streetscape. The MU-C zone standards limit ground floor retail uses to reflect a sense of a village center, rather than a shopping center, creating an interesting and attractive pedestrian environment.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.220 Housing Types.

Table 12.24.220-1 lists housing types permitted in the MU-C zone. Housing types are defined in Section 12.01.500.

Table 12.24.220-1: Housing Types Permitted in the MU-C Zone
Housing Type	Status	Clarifications
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage cluster	N
Multiple dwelling structure	P
Manufactured dwelling	N	Subject to additional standards in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwelling	L	Residential uses permitted above or behind commercial uses.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.230 Uses.

Table 12.24.230-1 lists uses permitted, conditionally permitted, limited or not permitted in the MU-C zone.

Table 12.24.230-1: Use Categories in the MU-C Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.24.220-1
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	P
Residential Business	L	Subject to limitations in Section 12.24.250.
Commercial Use Categories
Commercial Lodging	P/N	Hotels permitted; all other uses in this category not permitted.
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	L	Subject to minimum FAR and limitations in Section 12.24.250.
Durable Goods Sales	L	Subject to minimum FAR and limitations in Section 12.24.250.
Eating and Drinking Establishments	L	Subject to minimum FAR and limitations in Section 12.24.250.
Educational Services	L	Subject to minimum FAR and limitations in Section 12.24.250.
Office	L	Subject to minimum FAR and limitations in Section 12.24.250. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/C/N	Subject to minimum FAR and limitations in Section 12.24.250. Minor assembly facilities permitted with Conditional Use approval; subject to additional standards in Section 12.40.210. Day care facilities permitted subject to additional provisions in Section 12.24.150. Retail sales of marijuana not permitted.
Self-Service Storage	L	Permitted in multiple story structures only, without vehicle storage.
Vehicle Service and Repair	L/N	Expansion of existing uses permitted with Conditional Use approval; new uses not permitted; see Section 12.30.900.
Industrial Use Categories - Only Categories Listed Below Permitted
Manufacturing and Production	L/N	Cottage industry permitted. All other uses not permitted.
Institutional Use Categories
Colleges and Universities	L	Subject to minimum FAR and limitations in Section 12.24.350 and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.240 Accessory Uses Permitted by Right.

Accessory Uses to Residential Primary Uses.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.104.

Certified or Registered Family Child Care Home and Residential Homes. Certified or registered family child care homes as defined in ORS 329A are permitted, and certified or registered residential homes as defined in ORS 443 are also permitted.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.170.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.250 Special Provisions Regarding Uses.

Maximum Ground Floor Commercial Occupancy Area in Mixed-Use Buildings. The maximum first floor footprint for a single non-residential occupancy in a mixed-use building is 20,000 sq. ft.; larger buildings may be permitted with integrated structured parking under subsection B below.

Larger Footprints Permitted with Structured Parking. Increases in the maximum building footprint up to 40,000 sq. ft. may be permitted for buildings which integrate structured parking into the building envelope, provided that the structured parking complies with the design standards in Subsection 12.50.360.D.

Increased Height Permitted with Structured Parking. Pursuant to Subsection 12.50.140.E.4, increases in building height may be permitted for buildings which integrate structured parking into the building envelope, provided the structured parking complies with the design standards in Subsection 12.50.360.D.

Limitations on Drive-Through Facilities. Drive-through facilities are permitted in the MU-C subject to the following limitations:

New drive-through facilities must be located with 100 feet of an arterial street.

No more than 2 drive-through service lanes are permitted between the building façade and the street.

Drive-through lanes between a building façade and the street must be buffered at the property line by evergreen shrubs at least 2 feet higher than finished grade when planted: shrub species must reach at least 3 feet height at maturity.

Limitations on Manufacturing and Production Uses. Cottage industry uses proposed in the MU-C zone shall be scaled and conducted, and have no impacts on adjacent properties related to noise, dust, odor or light glare.

Vertical Mixed-Use Required on Arterial and Collector Streets. At least 60% of street level street frontage on arterial and collector streets within each development shall be constructed for occupancy by active pedestrian uses, including, but not limited to, eating and drinking establishments, retail goods and services, community service uses, and public open space including transit shelters. The remaining percentage of the street frontage may be occupied by other uses, including residential uses, sidewalk entries or driveways. Private open space cannot be included in the minimum 60% street frontage requirement.

Street Level Retail Construction Requirements. To accommodate the active pedestrian uses required in subsection G above, ground floor construction in at least 60% of street level street frontage on arterial and collector streets within each development must be constructed to the following standards:

Minimum floor height of 13 feet and minimum leasable depth of 30 feet;

Maximum front setback of 10 feet unless abutting a public open space; and

Provision of pedestrian access directly from the street or public open space at not more than 3 feet above or below sidewalk grade or at grade if abutting a public open space.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.260 Development Standards.

Base zone development standards in the MU-C zone are listed in Table 12.24.260-1. Certain standards are illustrated in Figure 12.24.260-A.

Table 12.24.260-1: Development Standards in the MU-C Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Residential Density
• On or above the second floor in vertical Mixed-Use buildings	12
• In free-standing buildings	23 du/na
Maximum Residential Density
• On or above the second floor in vertical Mixed-Use buildings	None
• In free-standing buildings	None
Minimum FAR (includes both residential and non-residential square footages)	0.75
Maximum FAR (includes both residential and non-residential square footage)	None	Increased FAR above the minimum .75 permitted subject to PUD approval under Section 12.80.120.
Minimum Lot Dimensions*
• Width (at front building plane)	18 feet
• Depth	None
• Lot Frontage	18 feet
Minimum Setbacks*
• Front Yard ○ to residential structure ○ to garage door ○ to commercial or mixed-use structure	5 feet 19 feet None	Setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable. Side yard setbacks on the common wall may be waived for townhouse partitions permitted under Table 12.24.220-1. See also Section 12.50.140 regarding setbacks and building height transitions. 5 foot or 19 foot setback measured to garage door.
• Side Yard	5 feet; more if required adjacent to single detached and middle housing zone
• Rear Yard (residential) ○ To residential structure with front yard garage access ○ To residential structure with rear yard garage access • Rear Yard (commercial or Mixed-Use)	10 feet Either 5 feet or less, or 19 feet or more None unless required adjacent to single detached and middle housing zone
Maximum Setbacks*
• Front Yard	10 feet	Maximum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable. On sites with frontage on Collector or Local streets, maximum front setbacks apply on all street frontages including Private Street tracts. On sites with frontage only on an Arterial street, maximum front setbacks apply on the Arterial street frontage.
• Side Yard / Rear Yard	None
Minimum Building Height*	45 feet	See Subsection 12.50.140.E.4 regarding increased building height for buildings with structured parking integrated into the building envelope. See Subsection 12.50.140.C regarding building height transitions.
Maximum Building Height*	70 feet
Maximum Lot Coverage (primary buildings only)
• Without structured parking	30,000 gsf	Structured parking subject to development standards in Section 12.50.300.
• With structured parking	40,000 gsf
Minimum Usable Open Space (applicable to residential development only)	100 sq. ft./du	See Section 12.50.210.
Minimum Landscaping	Not applicable

*	Standards illustrated in Figure 12.24.260-A

Figure 12.24.260-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the MU-C Zone

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.270 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MU-C zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156;

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.280 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MU-C zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development

(Ord. 6401 § 1, 2022)

§ 12.24.300 MU-VTC Mixed-Use - Village Town Center.

The MU-VTC zone includes the following sections:

12.24.310	Purpose
12.24.315	Implementation and Special Provisions
12.24.320	Housing Types
12.24.330	Uses
12.24.340	Accessory Uses Permitted by Right
12.24.350	Special Provisions Regarding Uses
12.24.360	Development Standards
12.24.370	Variances and Adjustments
12.24.380	Other Pertinent Regulations

(Ord. 6110 § 5, 2015; Ord. 6401 § 1, 2022)

§ 12.24.310 Purpose.

Create Complete New Neighborhoods. The MU-VTC zone provides opportunities to create mixed-use centers and neighborhoods containing a variety of housing types, and commercial, civic and employment opportunities that are designed for both pedestrian-sensitivity and auto-accommodation. To create a complete neighborhood, the zone may be applied within planned communities or to properties zoned MU-VTC that are adjacent to an existing MU-VTC neighborhood.

Create a Pedestrian-Friendly Environment. The MU-VTC zone encourages design of a pedestrian scaled main street character and inclusion of "third places" to encourage a sense of community among residents, customers, and employees. This zone also encourages development and infrastructure amenities indicative of a pedestrian-sensitive street and alley system along with an associated greenspace system which integrates natural resource features and open space into the urban design.

(Ord. 6110 § 5, 2015; Ord. 6401 § 1, 2022)

§ 12.24.315 Implementation and Special Provisions.

Implementation. The MU-VTC zone implements the MU Comprehensive Plan designation.

Relationship to South Hillsboro Plan District (12.65).

The MU-VTC zone may be applied to all areas within the South Hillsboro Plan District designated Mixed-Use on the Comprehensive Plan map.

The South Hillsboro Plan District includes design and development standards that are unique to South Hillsboro. The South Hillsboro Plan District establishes limitations on some housing types and uses which modify or supersede this base zone for the designated South Hillsboro Town Center and Village Center Core Areas.

Within the South Hillsboro Plan District the boundaries of the Town Center Core Area and Village Center Core Area and Active Use Streets shall be established in accordance with 12.65.030.

(Ord. 6110 § 5, 2015; Ord. 6401 § 1, 2022)

§ 12.24.320 Housing Types.

Table 12.24.320-1 lists housing types permitted in the MU-VTC zone. Housing types are defined in Section 12.01.500.

Table 12.24.320-1: Housing Types Permitted in the MU-VTC Zone
Housing Type	Status	Clarifications
Single detached dwelling	L	Within the South Hillsboro Plan District, type only permitted outside Village and Town Center Core Areas established pursuant to Section 12.65.030.
Duplex	L	Within the South Hillsboro Plan District, type only permitted outside Village and Town Center Core Areas established pursuant to Section 12.65.030.
Triplex	P
Quadplex	P
Townhouse	P/L	Within the South Hillsboro Plan District: two-dwelling townhouses only permitted outside Village and Town Center Core Areas established pursuant to Section 12.65.030; 3 dwelling (or more) townhouses permitted throughout MU-VTC zone.
Cottage cluster	L	Within the South Hillsboro Plan District, type only permitted outside Village and Town Center Core Areas established pursuant to Section 12.65.030.
Multiple-dwelling structure	P
Manufactured dwelling	L	Within the South Hillsboro Plan District, type only permitted outside Village and Town Center Core Areas established pursuant to Section 12.65.030 and subject to Special Use Standards in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwelling	P

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6110 § 5, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.330 Uses.

Table 12.24.330-1 lists uses permitted, conditionally permitted, limited, or not permitted in the MU-VTC zone.

Table 12.24.330-1: Use Categories in the MU-VTC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.24.320-1.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval. Buildings subject to applicable residential design standards based on building type.
Residential Services	P/C	Maximum size permitted 150 persons excluding caregivers; larger facilities permitted with Conditional Use approval. Buildings subject to applicable residential design standards based on building type.
Residential Business	L	Residential uses permitted above or behind commercial uses.
Commercial Use Categories
Commercial Lodging	P/L	Bed and breakfast inns subject to additional standards in Section 12.40.130.
Commercial Recreation	L/C	Indoor uses permitted subject to the size limitations in Subsection 12.24.350.C. Outdoor uses permitted subject to the size limitations in Subsection 12.24.350.C and with Conditional Use approval.
Commercial Parking	L	Subject to the use limitation in Subsection 12.24.350.A.
Durable Goods Sales	L	No outdoor storage, display or sales. Uses subject to the use limitation in Subsection 12.24.350.A and the size limitations in Subsection 12.24.350.C.
Eating and Drinking Establishments	L	Subject to the use limitations in Subsection 12.24.350.B and size limitations in Subsection 12.24.350.C. Drive-through facilities are subject to Subsection 12.24.350.D.
Educational Services	L	Subject to the size limitations in Subsection 12.24.350.C.
Office	L	Subject to the size limitations in Subsection 12.24.350.C. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/N	Subject to the use limitations in Subsection 12.24.350.B and size limitations in Subsection 12.24.350.C; drive-through facilities are subject to Subsection 12.24.350.D. Animal service facilities subject to additional standards in Section 12.40.110. Day care facilities permitted subject to additional standards in Section 12.40.150. Minor assembly facilities subject to additional standards in Section 12.40.210. Retail sales of marijuana not permitted.
Self-Service Storage	L	No direct exterior access to individual units within self-service storage facility. Uses subject to the use limitation in Subsection 12.24.350.A and the size limitations in Subsection 12.24.350.C.
Vehicle Service and Repair	L	No outdoor storage, display or sales. Uses subject to the use limitation in Subsection 12.24.350.A and the size limitations in Subsection 12.24.350.C. Automobile service stations where permitted subject to additional standards in Section 12.40.120.
Industrial Use Categories - Only Uses Listed Below Permitted
Manufacturing and Production	C/N	Cottage industry permitted with Conditional Use approval. All other uses not permitted.
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval, subject to the size limitation of Subsection 12.24.350.C and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval, subject to the size limitation of Subsection 12.24.350.C.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	N/C	Outdoor uses such as stadiums and amphitheaters not permitted. All other uses permitted subject additional standards in Section 12.40.210 and subject to the use limitations in Subsection 12.24.350.A and the size limitation in Subsection 12.24.350.C.
Schools	C	Permitted with Conditional Use approval, subject to additional standards in Section 12.40.210 and subject to the size limitation in Subsection 12.24.350.C.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	C/N	Transit facilities and park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6110 § 5, 2015; Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.340 Accessory Uses Permitted by Right.

Accessory Uses to Residential Primary Uses.

Accessory Structures. Accessory structures as defined in Section 12.01.500 are permitted subject to additional requirements in Section 12.40.104.

Community Recreation Facilities and Community Buildings. Community recreation facilities and community buildings intended for the sole use by residents of a specific neighborhood or development are permitted when approved as an amenity of that neighborhood or development during the development process. When accessory to cottage clusters, community buildings are subject to additional requirements in Subsection 12.50.715.E.9.

Certified or Registered Family Child Care Home and Residential Homes. Certified or registered family child care home as defined in ORS 329A are permitted, and residential homes as defined in ORS 443 are also permitted.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.170.

Accessory Uses to Non-Residential Primary Uses. Accessory uses to non-residential primary uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in the Code.

(Ord. 6110 § 5, 2015; Ord. 6120 § 1, 2015; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.350 Special Provisions Regarding Uses.

Use Limitations within the South Hillsboro Plan District Village Center and Town Center Core Areas. Uses subject to this limitation are not permitted within the Village Center and Town Center Core Areas established pursuant to 12.65.030. They are only permitted in those MU-VTC zoned areas outside the Village Center and Town Center Core Areas.

Use Limitations outside the South Hillsboro Plan District Village Center and Town Center Core Areas. Uses subject to this limitation are not permitted outside the Village Center and Town Center Core Areas established pursuant to 12.65.030 unless the Review Authority finds as part of a PUD approval that the proposed use will not detract from the role of the Core Areas as the primary commercial and civic centers of the plan district.

Non-Residential Occupancy: Footprint Size Limitations in the South Hillsboro Plan District. For uses identified in Table 12.24.330-1 as subject to this section, non-residential occupancy is limited as follows:

Except as provided for in paragraphs C.2 and 3, below, the total ground floor occupancy of each tenant shall not exceed the following:

20,000 square feet within Town Center or Village Center established pursuant to 12.65.030.

Larger "per tenant" ground floor occupancies may be permitted where structured parking is integrated into the building envelope, provided:

The structured parking complies with the design standards in Subsection 12.50.360.D and Section 12.65.800.

The total ground floor occupancy of each tenant does not exceed 30,000 square feet within the Town Center Core or Village Center Core Areas established pursuant to 12.65.030 and 60,000 square feet within the remainder of the MU-VTC zone.

Three uses with a total ground floor occupancy up to 60,000 square feet each are permitted within the Town Center Core Area established pursuant to Section 12.65.030.

Drive-Through Facilities Within the South Hillsboro Plan District.

Drive-through facilities (including, but not limited to, service windows, bays and lanes) shall be located behind buildings and shall not be visible from the street; and

Access to a drive-through facility shall be limited to one driveway crossing and shall not be from an active use street established pursuant to Section 12.65.030.

Interim FAR Adjustment. Adjustments of up to 20% FAR may be granted in the Town Center Core Area through the PUD. This adjustment request may be done within the first 5 years starting from the date of the first preliminary PUD approval which establishes the Town Center Core Area boundaries, or until 20% of the Core area has been developed, whichever comes first. Applications requesting reductions under this provision shall include a conceptual redevelopment plan that demonstrates how 90% of the base FAR standard, of the affected portions of the site, may be met with future (re)development of those portions of the site.

(Ord. 6110 § 5, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.360 Development Standards.

Development standards in the MU-VTC zone are listed in Table 12.24.360-1. Due to the flexibility of the MU-VTC zone, no development standards figure is provided.

Table 12.24.360-1: Development Standards in the MU-VTC Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	2000 sq. f
• Triplex	5000 sq. ft
• Quadplex or Cottage Cluster	7000 sq. ft.
• Townhouse	1500 sq. ft. (average)
• Multiple dwelling structure	None
• All other uses	None
Maximum Lot Size
• Single detached dwelling	3500 sq. ft.
• Duplex	5000 sq. ft.
• Townhouses, triplex, quadplex, cottage cluster, or multiple dwelling structure	None
• Other uses	None
Minimum Density	Within the South Hillsboro Plan District, see Table 12.24.360-2 below. Development of duplexes, triplexes, quadplexes, or cottage clusters is allowed to exceed the maximum dwelling units provided in Table 12.24.360-2 for South Hillsboro.
Maximum Density
Minimum FAR
• Inside Center Cores	0.5
• Outside Center Cores	0.4
Minimum Lot Dimensions
• Width (at front building plane) ○ Residential with front-yard garage access ○ Residential with rear-yard garage access ○ Commercial /Industrial / Institutional	22 feet 18 feet 25 feet	For townhouse lots with front-yard garage access, minimum lot width is 20 feet.
• Depth ○ Residential ○ Commercial/Industrial / Institutional	None 25 feet
Minimum Setbacks
• Front Yard ○ Single detached dwelling, duplex, or cottage cluster • to dwelling • to garage door ○ Townhouses, triplex, quadplex, or multiple dwelling structure • to dwelling • to garage door ○ Commercial /Industrial / Institutional	10 feet 19 feet None 19 feet None	In the South Hillsboro Plan District, see also Section 12.65.130. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.24.320-1
• Side Yard ○ Single detached dwelling, duplex, and cottage cluster ○ Townhouses, triplex, quadplex, or multiple dwelling structure ○ Commercial/Industrial / Institutional	5 feet None None
• Rear Yard ○ Residential with front-yard garage access ○ Residential with rear-yard garage access • to dwelling • to garage door ○ Commercial/Industrial / Institutional	10 feet 10 feet Either 5 feet or less or 19 feet or more None
Maximum Setbacks
• Front Yard ○ Single detached dwelling or cottage cluster ○ Duplexes ○ Townhouses, triplex, quadplex, or multiple dwelling structure ○ Mixed-use/Commercial /Industrial / Institutional	19 feet 15 feet 20 feet 20 feet	In the South Hillsboro Plan District, see also Section 12.65.130.
• Side Yard (all uses)	None
• Rear (including alley, all uses)	None
Minimum Building Height
• Inside Center Cores ○ Mixed-Use ○ Non-Residential ○ Residential	Average = 24 feet Base = 22 ft 3 stories	Minimum building height does not apply to cottage clusters.
• Outside Center Cores ○ Mixed-Use ○ Non-Residential ○ Residential	2 stories 15 feet 2 stories	Minimum building height does not apply to cottage clusters.
Maximum Building Height	6 stories	Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.65.210.
Minimum Landscaping
• Single detached dwellings and middle housing	None	See Section 12.65.220.
• All other development	Variable	See Section 12.65.220.

Table 12.24.360-2: Residential Density in the MU-VTC Zone Within South Hillsboro Plan District
Location	Minimum Dwelling Units	Maximum Dwelling Units
All mixed-use designated land north of SE McInnis Street	1350	1650
All mixed-use designated land south of SE McInnis Street	150	350

(Ord. 6110 § 5, 2015; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.370 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MU-VTC zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6110 § 5, 2015; Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.380 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MU-VTC zone as follows:

•	Sections 12.50.200 and 12.65.200 Site Design
•	Sections 12.50.300 and 12.65.300 Vehicle Parking
•	Sections 12.50.400 and 12.65.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Sections 12.50.500, 12.65.500, and 12.65.940 Access and Street Standards
•	Sections 12.50.600 and 12.65.600 Public Utilities General Requirements, Site Grading, and Storm Water Management Site Integration
•	Section 12.65.700 Design Standards for Residential Development
•	Section 12.65.800 Design Standards for Non-Residential and Mixed-Use Development
•	Section 12.65.900 Transportation Studies, Public Facility Master Plan Compliance Requirements, Figures and Maps, and Street Figures

(Ord. 6110 § 5, 2015; Ord. 6401 § 1, 2022)

§ 12.24.400 SCR-V Station Community Residential – Village.

The SCR-V zone includes the following sections:

12.24.410	Purpose
12.24.420	Housing Types
12.24.430	Uses
12.24.440	Accessory Uses Permitted by Right
12.24.450	Special Provisions Regarding Uses
12.24.460	Development Standards
12.24.470	Variances and Adjustments
12.24.480	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.410 Purpose.

Create Complete New Neighborhoods. The SCR-V zone provides opportunities to create new Mixed-Use neighborhoods containing a variety of Housing Types, neighborhood commercial and employment opportunities, designed for both pedestrian-sensitivity and auto-accommodation. To create a complete neighborhood, the SCR-V zone is generally applied only to sites 30 or more acres in size, or to properties adjacent to an existing SCR-V neighborhood.

Create a Village Center Environment. The SCR-V zone encourages incorporation of design, development and infrastructure amenities indicative of a village center, including a pedestrian-sensitive street and alley system, Mixed-Use buildings, integration of natural resource features and open space into the village design, and inclusion of "third places" to encourage a sense of community among residents, customers, and employees.

(Ord. 6401 § 1, 2022)

§ 12.24.420 Housing Types.

Table 12.24.420-1 lists Housing Types permitted in the SCR-V zone. Housing Types are defined in Section 12.01.500.

Table 12.24.420-1: Housing Types Permitted in the SCR-V Zone
Housing Type	Status	Clarifications
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	P
Manufactured dwelling	L	Subject to Special Use provisions in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwelling	P

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6401 § 1, 2022)

§ 12.24.430 Uses.

Table 12.24.430-1 lists Uses Permitted, Conditionally Permitted, Limited, or Not Permitted in the SCR-V zone.

Table 12.24.430-1: Use Categories in the SCR-V Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.24.420-1.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted with PUD approval.
Residential Business	L	Residential uses permitted above or behind commercial uses.
Commercial Use Categories
Commercial Lodging	P/L	Bed and breakfast inns subject to additional standards in Section 12.40.130.
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	N
Durable Goods Sales	N
Eating and Drinking Establishments	L	Subject to limitations in Section 12.24.450.
Educational Services	L	Subject to limitations in Section 12.24.450.
Office	L	Subject to limitations in Section 12.24.450. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/C/N	Subject to limitations in Section 12.24.450. Indoor minor assembly facilities permitted with Conditional Use approval, and subject to additional standards in Section 12.40.210. Animal service facilities subject to additional standards in Section 12.40.110. Day care facilities permitted subject to additional standards in Section 12.40.150. Retail sales of marijuana not permitted.
Self-Service Storage	L	Subject to limitations in Section 12.24.450.
Vehicle Service and Repair	N
Industrial Use Categories - Only Categories Listed Below Permitted
Manufacturing and Production	C/N	Cottage industry permitted with Conditional Use approval. All other uses not permitted.
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	N/C	Outdoor uses such as stadiums and amphitheaters not permitted. All other uses subject to additional standards in Section 12.40.210.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	C/N	Transit facilities and park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, subject to special use provisions in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.440 Accessory Uses Permitted by Right.

Accessory Uses to Residential Primary Uses.

Accessory Structures. Accessory structures as defined in Section 12.01.500 are permitted subject to additional requirements in Section 12.40.104.

Community Recreation Facilities and Community Buildings. Community recreation facilities and community buildings used solely by residents of a specific neighborhood or development are permitted when approved as an amenity of that neighborhood or development during the development process. When accessory to cottage clusters, community buildings are subject to additional requirements in Subsection 12.50.715.E.9.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.170.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.450 Special Provisions Regarding Uses.

Commercial Building Occupancy and Footprint Size Limitations. Within the SCR-V zone, commercial buildings and occupancy uses are limited as follows:

One-story, single occupant buildings are limited to a maximum 10,000 sq. ft. footprint.

Multiple-story, single-or multiple occupant buildings without residential uses are limited to a maximum 20,000 sq. ft. footprint.

Multiple-story, multiple occupant mixed-use buildings with at least 2 stories of residential use above the first floor are limited to a maximum 60,000 sq. ft. footprint.

Mixed-Use Buildings.

Within 200 feet of an HCT station site, multi-dwelling residential developments with densities above 25 units per net acre shall include at least 10% of the ground floor (up to 5,000 sq. ft.) as retail products and services or office commercial uses. Live/work units do not meet this standard.

In mixed-use buildings including residential uses, retail products and service and office uses are permitted on all floors. commercial uses in a mixed-use building shall occupy at least 5,000 sq. ft. of the ground floor.

Self-Service Storage. Self-service storage facilities are permitted farther than 1,300 feet from an LRT station. Self-service storage facilities shall be at least 2 stories in height, and shall meet applicable FAR requirements. Exterior access to individual units is not permitted if visible from a public right-of-way. Vehicle storage is not permitted.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.460 Development Standards.

Development standards in the SCR-V zone are listed in Table 12.24.460-1. Due to the flexibility of the SCR-V zone, no development standards figure is provided.

Table 12.24.460-1: Development Standards in the SCR-V Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	2,000 sq. ft.
• Triplex, quadplex, townhouse, cottage cluster, or multiple dwelling structure	None
• All other uses	None
Maximum Lot Size
• Single detached dwelling	3,500 sq. ft.
• Duplex	5,000 sq. ft.
• Townhouses, triplex, quadplex, or multiple dwelling structure	None
• Other uses	None
Minimum Density
• < 1,300 feet from a LRT station	24 du/na
• 1,301–2,600 feet from a LRT station	15 du/na
• > 2,600 feet from a LRT station	7 du/na
Maximum Density
• < 1,300 feet from a LRT station	None	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters.
• 1,301–2,600 feet from a LRT station	60 du/na
• > 2,600 feet from a LRT station	45 du /na
Minimum FAR
• < 1,300 feet from an LRT station	0.5
• > 1,300 feet from an LRT station	0.4
Minimum Lot Dimensions
• Width (at front building plane) ○ Residential with front-yard garage access ○ Residential with rear-yard garage access ○ Commercial	20 feet 15 feet 25 feet
• Depth ○ Residential ○ Commercial	None 25 feet
Minimum Setbacks
• Front Yard ○ Residential ○ Commercial	None None	Minimum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.24.420-1. 5 foot or 19 foot rear setback measured to garage door.
• Side Yard ○ Residential ○ Commercial	5 feet None
• Rear Yard ○ Residential with front-yard garage access ○ Residential with rear-yard garage access ○ Commercial	10 feet Either 5 feet or less or 19 feet or more None
Maximum Setbacks
• Front Yard ○ Single detached dwelling, duplex, or cottage cluster ○ Three-dwelling townhouses, triplex, quadplex, or multiple dwelling structure ○ Commercial	19 feet 15 feet 10 feet	Maximum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable. Additional 10 feet front setback for pedestrian amenities in commercial development may be requested and approved through Development Review.
• Side Yard (all uses)	None
• Rear (including alley, all uses)	None
Minimum Building Height
• < 800 feet from a LRT Station	2 stories	Commercial recreation facilities exempt from minimum height requirement within 800 feet of an LRT station. Minimum building height does not apply to cottage clusters.
• > 800 feet from a LRT Station	None
Maximum Building Height	3 stories	Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping
• Single detached dwellings and middle housing	None	See Section 12.50.220.
• All other development	Variable	See Section 12.50.220.

(Ord. 6120 § 1, 2015; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.470 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCR-V zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.480 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCR-V zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.700 Design Standards for Residential Development
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development

(Ord. 6401 § 1, 2022)

§ 12.24.500 UC-RM Urban Center - Residential Medium Density.

The UC-RM zone includes the following sections:

12.24.510	Purpose
12.24.520	Housing Types
12.24.530	Uses
12.24.540	Accessory Uses Permitted by Right
12.24.550	Special Provisions Regarding Uses
12.24.560	Development Standards
12.24.570	Variances and Adjustments
12.24.580	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.510 Purpose.

Create and Maintain Mixed Residential Opportunities. The UC-RM zone implements the MU-UR Mixed-Use-Urban Residential Plan designation, providing opportunities for a mix of townhouses, condominiums, apartments and other multi-dwelling development within the Amberglen area and other appropriate areas.

Transition Residential Density. The UC-RM zone provides a transition between higher intensity developments desired at the core of a higher intensity area to the lower intensity residential development (both existing and planned) at the periphery of the area.

Preserve Neighborhood Livability. The UC-RM zone encourages livability in existing and future mixed density residential neighborhoods by allowing residential development with compatible non-residential uses such as schools, assembly facilities and parks.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.520 Housing Types.

Table 12.24.520-1 lists the housing types permitted in the UC-RM zone. Housing types are defined in Section 12.01.500.

Table 12.24.520-1: Housing Types Permitted in the UC-RM Zone
Housing Type	Status	Clarifications
Single detached dwelling	L	Detached dwellings permitted only on lots platted for that purpose prior to July 5, 2012.
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	L	Manufactured dwellings permitted only on single detached residential lots platted for that purpose prior to July 5, 2012. Subject to special use provisions in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwelling	P
Live-work dwelling	P

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.530 Uses.

Table 12.24.530-1 lists uses permitted, conditionally permitted, limited or not permitted in the UC-RM zone.

Table 12.24.530-1: Use Categories in the UC-RM Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.24.420-1.
Group Living	L/C	Permitted for person with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	P/C	Maximum size permitted 150 persons excluding caregivers; larger facilities permitted with Conditional Use approval.
Residential Business	C	Permitted with Conditional Use approval.
Commercial Use Categories - Only Categories Listed Below Permitted
Office	L	Limited to structures occupied by office uses prior to July 5, 2012. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Day Care Facilities	P	Permitted per ORS 329A.440.
Industrial Use Categories - Not Permitted
Institutional Use Categories - Only Categories Listed Below Permitted
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/N	Transit facilities and park-and-ride facilities permitted. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.540 Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures as defined in Section 12.01.500 are permitted subject to additional requirements in Section 12.40.104.

Accessory Dwelling Units. Accessory dwelling units (ADUs) are defined in Section 12.01.500 and are permitted when accessory to single detached dwellings or townhouses, subject to additional requirements in Section 12.40.100.

Certified or Registered Family Child Care Homes and Residential Homes. Certified or registered family child care homes as defined in ORS 329A are permitted; and certified or registered residential homes as defined by ORS 443 are also permitted.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Horticultural Activities. Horticultural activities as defined in Section 12.01.500 are permitted, excluding commercial buildings or structures.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted in all housing types subject to additional requirements in Section 12.40.170.

Community Recreation Facilities and Community Buildings. Community recreation facilities and community buildings used solely by residents of the specific neighborhood or development are permitted when approved as an amenity of that neighborhood or development during the development process.

(Ord. 6120 § 1, 2015; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.550 Special Provisions Regarding Uses.

There are no special provisions regarding uses in the UC-RM zone.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.560 Development Standards.

Base zone development standards in the UC-RM zone are listed in Table 12.24.560-1. Certain standards are illustrated in Figure 12.24.560-A.

Table 12.24.560-1: Development Standards in the UC-RM Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Residential Density	24 du/na	See Subsection 12.24.030.G.4.
Maximum Residential Density	43 du/na
Minimum FAR	None	See Subsection 12.24.030.G.4.
Maximum FAR	None	See Subsection 12.24.030.G.4.
Minimum Lot Dimensions*
• Width (at front building plane) ○ Detached ○ Townhouse, duplex, triplex, quadplex, or multiple-dwelling structure	25 feet 18 feet
• Depth	50 feet
• Frontage ○ Detached ○ Townhouse, duplex, triplex, quadplex, or multiple-dwelling structure	25 feet 18 feet
Minimum Setbacks*
• Front ○ To residential structure ○ To garage door	None None	Minimum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable. Adjustments to side setbacks permitted for townhouse partitions allowed under Table 12.24.420-1. 5 foot or 19 foot setback measured to garage door.
• Side	5 feet
• Rear ○ To residential structure with front yard garage access ○ To residential structure with rear yard garage access	10 feet Either 5 feet or less, or 19 feet or more
Front Property Line Coverage	75% of primary street frontage must be occupied by the first 2 stories of the front façade.	Front setback area not occupied by building must contain landscaping or usable open space; subject to plan district standards in Subchapter 12.64 as applicable. Standard does not apply on 185th or NE John Olsen Ave frontages.
Maximum Setbacks*
• Front	15 feet	Maximum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	None
Minimum Building Height*	25 feet	Subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
Maximum Building Height*	55 feet
Maximum Lot Coverage	None
Minimum Usable Open Space	Varies	Subject to Amberglen Plan District standards in Sections 12.64.210 and 12.64.220 as applicable.
Minimum Landscaping	Varies

*	Standards illustrated in Figure 12.24.560-A

Figure 12.24.560-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the UC-RM Zone

Figure 12.24.560-B: Examples of UC-RM Development Types

(Ord. 6120 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022)

§ 12.24.570 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the UC-RM zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.580 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the UC-RM zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.700 Design Standards for Residential Development
•	Subchapter 12.64 Amberglen Plan District

(Ord. 6401 § 1, 2022)

§ 12.24.600 UC-MU Urban Center - Mixed-Use Urban Density.

The UC-MU zone includes the following sections:

12.24.610	Purpose
12.24.620	Housing Types
12.24.630	Uses
12.24.640	Accessory Uses Permitted by Right
12.24.650	Special Provisions Regarding Uses
12.24.660	Development Standards
12.24.670	Variances and Adjustments
12.24.680	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.610 Purpose.

Create and Maintain Unique High Density Residential Opportunities. The UC-MU zone implements either the MU-UR Mixed-Use - Urban Residential Plan designation, the MU-UE Mixed-Use - Urban Employment Plan designation, or the MU-I Mixed-Use - Urban Institutional Plan designation, providing opportunities for a range of medium to high density Housing Types (townhomes, apartments and condominiums) with an urban character, constructed at or near the street frontage and sidewalk.

Allow Future Retail Development. The standards of the UC-MU zone preserve opportunities for the development of retail focus areas over time.

Preserve Solar Access and Views. The standards of the UC-MU zone retain access to sunlight and views from individual buildings within the context of high intensity development.

Allow Non-Residential Uses. The standards of the UC-MU zone accommodate complementary office and retail uses with limits on size and location.

Preserve Neighborhood Livability. The UC-MU zone encourages livability in existing and future high density residential neighborhoods by allowing residential development with compatible non-residential Uses such as schools, assembly facilities and parks.

(Ord. 6401 § 1, 2022)

§ 12.24.620 Housing Types.

Table 12.24.620-1 lists the housing types permitted in the UC-MU zone. Housing types are defined in Section 12.01.500.

Table 12.24.620-1: Housing Types Permitted in the UC-MU Zone
Housing Type	Status	Clarifications
Single detached dwelling	N
Duplex	N
Triplex	P
Quadplex	P
Townhouse	P/N	Three dwelling (or more) townhouses permitted. Two-dwelling townhouses not permitted.
Cottage cluster	N
Multiple dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	P

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6401 § 1, 2022)

§ 12.24.630 Uses.

Table 12.24.630-1 lists Uses Permitted, Conditionally Permitted, Limited or Not Permitted in the UC-MU zone.

Table 12.24.630-1: Use Categories in the UC-MU Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.24.620-1.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other Uses permitted with Conditional Use approval.
Residential Service	P
Residential Business	P
Commercial Use Categories
Commercial Lodging	P
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	L/C	Permitted with Conditional Use approval and subject to limitations in Section 12.24.650.
Durable Goods Sales	L/C	With no portion of the use to be located < 800 feet from a LRT or HCT station, permitted with Conditional Use approval.
Eating and Drinking Establishments	P
Educational Services	P
Office	L	Subject to limitations in Section 12.24.650. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/N	Uses to be located only on the first or second floors. Animal service facilities subject to additional standards in Section 12.40.110. Day care facilities permitted subject to additional standards in Section 12.40.150. Minor assembly facilities subject to additional standards in Section 12.40.210. Retail sales of marijuana not permitted.
Self-Service Storage	L	No portion of the use shall be located < 800 feet of a LRT or HCT station. Individual unit entrances shall not be located on any façade facing a public street, public park, or designated open space.
Vehicle Service and Repair	N
Industrial Use Categories - Only Categories Listed Below Permitted
Industrial Service	L/N	Subject to limitations in Section 12.24.650. Marijuana testing laboratories not permitted.
Manufacturing and Production	L/N	Subject to limitations in Section 12.24.650. Marijuana production and processing facilities not permitted.
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/P	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses are permitted.
Detention Facilities	N
Hospitals	C/L	Permitted with Conditional Use approval and limited in size to 100 or less inpatient beds.
Major Assembly Facilities	L	Maximum facility size 50,000 sq. ft. GFA; subject to additional standards in Section 12.40.210.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260. No portion of the use to be located < 800 feet from a LRT or HCT station.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.640 Accessory Uses Permitted by Right.

Accessory Uses to Residential Primary Uses.

Accessory Structures. Accessory structures as defined in Section 12.01.500 are permitted subject to additional requirements in Section 12.40.104.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Horticultural Activities. Horticultural activities as defined in Section 12.01.500 are permitted, excluding commercial buildings or structures.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted in all housing types subject to additional requirements in Section 12.40.170.

Accessory Uses to Non-Residential Primary Uses. Accessory uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in this Code. In addition to the standards in Subchapter 12.50, non-residential accessory uses in the UC-MU zone are also subject to the Amberglen Plan District requirements in Subchapter 12.64.

(Ord. 6120 § 1, 2015; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.650 Special Provisions Regarding Uses.

Commercial Parking Facilities.

Commercial parking facilities shall be located in structures containing at least 1 level of parking spaces in a permanent structure constructed above or below grade level.

Commercial parking facilities shall comply with all applicable provisions of Sections 12.64.300 and 12.64.800.

Commercial parking facilities within the Retail Focus Frontage area shown on Figure 12.64.640-A shall comply with all applicable provisions of Sections 12.64.360 and 12.64.850.

Office. Structures containing office uses and located on land to be included in the Central Park, but not yet included in the park, may continue to be used for office uses until the lands designated for the Central Park are acquired or dedicated for that use.

Manufacturing and Production.

Manufacturing and production uses are limited to operations with an expected employment level of at least one person per 500 sq. ft. of gross floor area in the primary structure.

Truck shipments to or from the site by trucks with a gross vehicle weight of 25,000 lbs. are limited to one per day on average.

Outdoor storage of materials, supplies, inventory, equipment, or other items is not permitted.

Truck loading facilities shall not be located on any façade of the building facing a public street, public park, or designated open space.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.660 Development Standards.

Base zone development standards in the UC-MU zone are listed in Table 12.24.660-1. Certain standards are illustrated in Figure 12.24.660-A.

Table 12.24.660-1: Development Standards in the UC-MU Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Residential Density	43 du/na	See Subsection 12.24.030.G.4.
Maximum Residential Density	None	See Subsection 12.24.030.G.4.
Minimum FAR	1.00	See Subsection 12.24.030.G.4.
Maximum FAR	None	See Subsection 12.24.030.G.4.
Minimum Lot Dimensions
• Width (at front building plane)	None
• Depth	50 feet
• Lot frontage	None
Minimum Setbacks*
• Front	None	Minimum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	10 feet adjacent to an existing building; otherwise none.
Front Property Line Coverage*
• Streets in Retail Focus Frontage areas and Park Streets	75% of primary street frontage occupied by first 3 stories of front façade.	Front setback area not occupied by building must contain landscaping or usable open space. Subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
• All other streets	60% of primary street frontage occupied by first 3 stories of front façade.
Maximum Setbacks*
• Front	15 feet	Maximum setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	None
Minimum Building Height*
• Base Height	35 feet	Subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
• Ground Story Height ○ Streets in Retail Focus Frontage areas ○ All other Streets	13 feet 10 feet
Maximum Base Height*	65 feet	Subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
Maximum Building Height	None
Maximum Lot Coverage*
• First 90 feet	None	See Maximum Tower Lot Coverage in Amberglen Plan District standards Subsection 12.64.830.C.
• 105 feet and above	35%
Minimum Usable Open Space	Varies	Subject to Amberglen Plan District standards in Section 12.64.210 as applicable.
Minimum Landscaping	Varies	Subject to Amberglen Plan District standards in Section 12.64.220 as applicable.

*	Standards illustrated in Figure 12.24.660-A

Figure 12.24.660-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the UC-MU Zone

Figure 12.24.660-B: Examples of UC-MU Development Types

(Ord. 6120 § 1, 2015; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022)

§ 12.24.670 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the UC-MU zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.680 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the UC-MU zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development
•	Subchapter 12.64 Amberglen Plan District

(Ord. 6401 § 1, 2022)

§ 12.24.700 UC-AC Urban Center - Activity Center.

The UC-AC zone includes the following sections:

12.24.710	Purpose
12.24.720	Housing Types
12.24.730	Uses
12.24.740	Accessory Uses Permitted by Right
12.24.750	Special Provisions Regarding Uses: Commercial Parking
12.24.760	Development Standards
12.24.770	Variances and Adjustments
12.24.780	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.710 Purpose.

Create Opportunities for Mixed-Use Development. The UC-AC zone implements the MU-UC Mixed-Use - Urban Commercial Plan designation, providing opportunities to establish a vibrant mix of retail, restaurants, civic, cultural, entertainment, and recreational uses complemented by secondary office and residential uses.

Create Active Street Frontages. The standards of the UC-AC zone work to create focused activity served by transit and active street frontages along the High Capacity Transit routes that provide visual and physical connections to other activity centers.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.720 Housing Types.

Table 12.24.720-1 lists the housing types permitted in the UC-AC zone. Housing types are defined in Section 12.01.500.

Table 12.24.720-1: Housing Types Permitted in the UC-AC Zone
Housing Type	Status	Clarifications
Single detached dwelling	N
Duplex	N
Triplex	P/L	Triplexes and quadplexes permitted; however, dwelling units are not permitted on the ground floor of any primary street frontage entirely or partly within a Retail Focus Frontage Area illustrated in Figure 12.64.640-A.
Quadplex	P/L
Townhouse	C/N	Three dwelling (or more) townhouses permitted with Conditional Use approval. Two-dwelling townhouses not permitted.
Cottage Cluster	N
Multiple dwelling structure	P/L	Multiple dwelling structures permitted; however, dwelling units are not permitted on the ground floor of any primary street frontage entirely or partly within a Retail Focus Frontage Area illustrated in Figure 12.64.640-A.
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	P

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.730 Uses.

Table 12.24.730-1 lists uses permitted, conditionally permitted, limited or not permitted in the UC-AC zone.

Table 12.24.730-1: Use Categories in the UC-AC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.24.720-1.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	P/C	Maximum size for facilities permitted 150 persons; larger facilities permitted with Conditional Use approval.
Residential Business	L	Residential use shall not be located on the ground floor of the primary street frontage.
Commercial Use Categories
Commercial Lodging	P
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	C/L	Permitted with Conditional Use approval; subject to limitations in Section 12.24.750.
Durable Goods Sales	L	Maximum facility size 15,000 sq. ft. GFA.
Eating and Drinking Establishments	L	Maximum facility size 15,000 sq. ft. GFA.
Educational Services	L	Maximum facility size 25,000 sq. ft. GFA.
Office	P	Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/N	Uses to be located only on the first or second floors. Animal service facilities subject to additional standards in Section 12.40.110. Minor assembly facilities subject to additional standards in Section 12.40.210. Day care facilities permitted subject to additional standards in Section 12.40.150. Retail sales of marijuana not permitted.
Self-Service Storage	N
Vehicle Service and Repair	N
Industrial Use Categories - Not Permitted
Institutional Use Categories - Only Categories Listed Below Permitted
Community Services	L	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses are permitted with maximum facility size 25,000 sq. ft. GFA., except as permitted in Section 12.40.107.
Major Assembly Facilities	L	Maximum facility size 25,000 sq. ft. GFA. All Uses subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260. No portion of the use to be located within 800 feet of an LRT or HCT station.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.740 Accessory Uses Permitted by Right.

Accessory Uses to Residential Primary Uses.

Accessory Structures. Accessory structures as defined in Section 12.01.500 are permitted subject to additional requirements in Section 12.40.104.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Horticultural Activities. Horticultural activities as defined in Section 12.01.500 are permitted, excluding commercial buildings or structures.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted in all housing types subject to additional requirements in Section 12.40.170.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.750 Special Provisions Regarding Uses: Commercial Parking.

Commercial parking facilities shall be located in structures containing at least 1 level of parking spaces in a permanent structure constructed above or below grade level.

Commercial parking facilities shall comply with all applicable provisions of Section 12.50.360 and Subchapter 12.64.

Commercial parking facilities within the Retail Focus Frontage area shown on Figure 12.64.640-A shall comply with all applicable provisions of Sections 12.64.360 and 12.64.850.

(Ord. 6401 § 1, 2022)

§ 12.24.760 Development Standards.

Development standards in the UC-AC zone are listed in Table 12.24.760-1. Certain standards are illustrated in Figure 12.24.760-A.

Table 12.24.760-1: Development Standards in the UC-AC Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Residential Density	43 du/na	See Subsection 12.24.030.G.4.
Maximum Residential Density	None	See Subsection 12.24.030.G.4.
Minimum FAR	1.00	See Subsection 12.24.030.G.4.
Maximum FAR	None
Minimum Lot Dimensions
• Width (at front building plane)	None
• Depth	None
• Lot frontage	None
Minimum Setbacks*
• Front Yard	None	All setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear Yards	None
Front Property Line Coverage*
• Streets in Retail Focus Frontage areas	65% of primary street frontage occupied by first 2 stories of front façade.	Front setback area not occupied by building must contain landscaping or usable open space; subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
• All other streets	60% of primary street frontage occupied by first 2 stories of front façade.
Maximum Setbacks*
• Front	20 feet	Setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	None
Minimum Building Height*	35 feet	Subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
Maximum Building Height	None
Maximum Lot Coverage	None
Minimum Useable Open Space	Varies	Subject to Amberglen Plan District standards in Sections 12.64.210 and 12.64.220 as applicable.
Minimum Landscaping	Varies

*	Standards illustrated in Figure 12.24.760-A

Figure 12.24.760-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the UC-AC Zone

Figure 12.24.760-B: Examples of UC-AC Development Types

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022)

§ 12.24.770 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the UC-AC zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.780 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the UC-AC zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Utilities and Site Grading
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development
•	Subchapter 12.64 Amberglen Plan District

(Ord. 6401 § 1, 2022)

§ 12.24.800 UC-NC Urban Center - Neighborhood Center.

The UC-NC zone includes the following sections:

12.24.810	Purpose
12.24.820	Housing Types
12.24.830	Uses
12.24.840	Accessory Uses Permitted by Right
12.24.850	Special Provisions Regarding Uses
12.24.860	Development Standards
12.24.870	Variances and Adjustments
12.24.880	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.810 Purpose.

Create Opportunities for Neighborhood Commercial Uses. The UC-NC zone implements the MU Mixed-Use Plan designation, providing opportunities to site a mixture of neighborhood-serving retail, residential, office, and research uses at moderate to high intensities to support primary uses within high-intensity areas.

Encourage Multi-Modal Transportation. The UC-NC zone encourages non-automobile transportation modes, supporting and enhancing better use of the existing street grid pattern by pedestrians, bicyclists, and transit riders.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.820 Housing Types.

Table 12.24.820-1 lists the housing types permitted in the UC-NC zone. Housing types are defined in Section 12.01.500.

Table 12.24.820-1: Housing Types Permitted in the UC-NC Zone
Housing Type	Status	Clarifications
Single detached dwelling	N
Duplex	N
Triplex	P/L	Triplexes and quadplexes permitted, except on any primary street frontage entirely or partly within a Retail Focus Frontage Area illustrated in Figure 12.64.640-A.
Quadplex	P/L
Townhouse	P/L/N	Three dwelling (or more) townhouses permitted, except on any primary street frontage entirely or partly within a Retail Focus Frontage Area illustrated in Figure 12.64.640-A. Two-dwelling townhouses not permitted.
Cottage cluster	N
Multiple dwelling structure	P/L	Multiple dwelling structures permitted; however, dwelling units not permitted on the ground floor of any primary street frontage entirely or partly within a Retail Focus Frontage Area illustrated in Figure 12.64.640-A.
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	P

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.830 Uses.

Table 12.24.830-1 lists uses permitted, conditionally permitted, limited or not permitted in the UC-NC zone.

Table 12.24.830-1: Use Categories in the UC-NC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	L	See Housing Types Table 12.24.830-1.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	P/C	Maximum size for facilities permitted 150 persons; larger facilities permitted with Conditional Use approval.
Residential Business	L	Residential use shall not be located on the ground floor of the primary street frontage.
Commercial Use Categories
Commercial Lodging	L	Maximum facility size 100 commercial lodging units.
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	L/C	Permitted with Conditional Use approval and subject to limitations in Section 12.24.850.
Durable Goods Sales	L	Maximum facility size 15,000 sq. ft. GFA.
Eating and Drinking Establishments	L	Maximum Facility size 15,000 sq. ft. GFA.
Educational Services	L	Maximum Facility size 25,000 sq. ft. GFA.
Office	P	Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/N	Uses to be located only on the first or second floors of the structure. Animal service facilities subject to additional standards in Section 12.40.110. Minor assembly facilities subject to additional standards in Section 12.40.210. Day care facilities permitted subject to additional standards in Section 12.40.150. Retail sales of marijuana not permitted.
Self-Service Storage	L	Maximum facility size 25,000 sq. ft. GFA. Subject to limitations in Section 12.24.850.
Vehicle Service and Repair	L	Maximum site size 25,000 sq. ft. including parking and circulation areas. Automobile service stations subject to additional standards in Section 12.40.120. Industrial Use Categories - Only Categories Listed Below Permitted
Industrial Service	L/N	Maximum facility size 25,000 sq. ft. GFA. Marijuana testing laboratories not permitted.
Institutional Use Categories - Only Categories Listed Below Permitted
Community Services	L	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses are permitted with maximum facility size 25,000 sq. ft. GFA.
Major Assembly Facilities	L	Maximum facility size 25,000 sq. ft. GFA; subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	P	With no outdoor storage; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.840 Accessory Uses Permitted by Right.

Accessory Uses to Residential Primary Uses.

Accessory Structures. Accessory structures as defined in Section 12.01.500 are permitted subject to additional requirements in Section 12.40.104.

Accessory Dwelling Units. Accessory dwelling units (ADUs) are defined in Section 12.01.500, and are permitted when accessory to townhouses subject to additional requirements in Section 12.40.100.

Certified or Registered Family Child Care Homes and Residential Homes. Certified or registered family child care homes as defined in ORS 329A; and certified or registered residential homes as defined in ORS 443 are also permitted.

Amateur or "Ham" Radio Facilities. Amateur or "ham" radio facilities are permitted subject to issuance of necessary and appropriate Federal, State and local permits.

Horticultural Activities. Horticultural activities as defined in Section 12.01.500 are permitted, excluding commercial buildings or structures.

Home Occupations. Home occupations are defined in Section 12.01.500, and are permitted in all housing types subject to additional requirements in Section 12.40.170.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.850 Special Provisions Regarding Uses.

Commercial Parking.

All commercial parking facilities shall be in structures containing at least one level of parking spaces in a permanent structure constructed above or below grade level.

All commercial parking facilities shall comply with all applicable provisions of Section 12.64.300.

All commercial parking facilities within the Retail Focus Frontage area shown on Figure 12.64.640-A shall comply with all applicable provisions of Sections 12.64.360 and 12.64.850.

Self-Service Storage.

No part of the use shall be located within 800 feet of an LRT or HCT station.

Individual unit entrances shall not be located on any façade facing a public street, public park, or designated open space.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.860 Development Standards.

Development standards in the UC-NC zone are listed in Table 12.24.860-1. Certain standards are illustrated in Figure 12.24.860-A.

Table 12.24.860-1: Development Standards in the UC-NC Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Residential Density	30 du/na	See Subsection 12.24.030.G.4.
Maximum Residential Density	None
Minimum FAR	0.55	See Subsection 12.24.030.G.4.
Maximum FAR	None	See Subsection 12.24.030.G.4.
Minimum Lot Dimensions*
• Width (at front building plane)	None
• Depth	None
• Lot Frontage
Minimum Setbacks*
• Front	None	All setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	15 feet along street frontage shared with UC-RM zone; elsewhere none
Front Property Line Coverage*
• Streets in Retail Focus Frontage areas and HCT Corridor	80% of primary street frontage occupied by first 2 stories of front façade.	Front setback area not occupied by building must contain landscaping or Usable Open Space; subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
• All other streets	60% of primary street frontage occupied by first 2 stories of front façade.
Maximum Setbacks*
• Front	15 feet	All setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	None
Minimum Building Height*	25 feet
Maximum Building Height*	65 feet	Maximum building height subject to Amberglen Plan District transitional standards in Section 12.64.800 as applicable.
Maximum Lot Coverage	None
Minimum Useable Open Space	Varies	Subject to Amberglen Plan District standards in Section 12.64.210 as applicable.
Minimum Landscaping	Varies	Subject to Amberglen Plan District standards in Section 12.64.220 as applicable.

*	Standards illustrated in Figure 12.24.860-A

Figure 12.24.860-A: Development Standards in the UC-NC Zone

Figure 12.24.860-B: Examples of UC-NC Development Types

(Ord. 6120 § 1, 2015; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022)

§ 12.24.870 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the UC-NC zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.880 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the UC-NC zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Utilities and Site Grading
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development
•	Subchapter 12.64 Amberglen Plan District

(Ord. 6401 § 1, 2022)

§ 12.24.900 UC-OR Urban Center - Office/Research.

The UC-OR zone includes the following sections:

12.24.910	Purpose
12.24.920	Housing Types
12.24.930	Uses
12.24.940	Accessory Uses and Structures Permitted by Right
12.24.950	Special Provisions Regarding Uses
12.24.960	Development Standards
12.24.970	Variances and Adjustments
12.24.980	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.910 Purpose.

Create Opportunities for Employment Development. The UC-OR zone implements either the MU-UE Mixed-Use - Urban Employment or the MU-I Mixed-Use - Institutional Plan designation, providing concentrated opportunities for employment to complement residential, retail and commercial services within high intensity areas of the City.

Allow Supportive Commercial Uses. The UC-OR zone provides limited opportunities for support retail and commercial services and complementary residential Uses.

Retain Existing Office Development. The standards of the UC-OR zone support the retention of existing office development until the market presents opportunities to redevelop to more intense urban form.

(Ord. 6401 § 1, 2022)

§ 12.24.920 Housing Types.

Table 12.24.920-1 lists the Housing Types permitted in the UC-OR zone. Housing Types are defined in Section 12.01.500.

Table 12.24.920-1: Housing Types Permitted in the UC-OR Zone
Housing Type	Status	Clarifications
Single detached dwelling	N
Duplex	N
Triplex	P/L	Triplexes and quadplexes permitted; however dwelling units Not Permitted on the ground floor of any primary street frontage entirely or partly within a Retail Focus Frontage Area illustrated in Figure 12.64.640-A.
Quadplex	P/L
Townhouse	N
Cottage Cluster	N
Multiple dwelling structure	P/L	Multiple Dwelling Structures permitted; however dwelling units Not Permitted on the ground floor of any primary street frontage entirely or partly within a Retail Focus Frontage Area illustrated in Figure 12.64.640-A.
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.930 Uses.

Table 12.24.930-1 lists uses permitted, conditionally permitted, limited or not permitted in the UC-OR zone.

Table 12.24.930-1: Use Categories in the UC-OR Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	L	See Housing Types Table 12.24.920-1.
Group Living	N
Residential Service	N
Residential Business	N
Commercial Use Categories
Commercial Lodging	P
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	C/L	Permitted with Conditional Use approval and subject to limitations in Section 12.24.950.
Durable Goods Sales	C/L	Permitted with Conditional Use approval and no portion of the use to be located within 800 feet of an LRT or HCT station.
Eating and Drinking Establishments	P
Educational Services	P
Office	P	Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/C/N	Animal service facilities subject to additional standards in Section 12.40.110. Minor assembly facilities subject to additional standards in Section 12.40.210. Day care facilities permitted subject to additional standards in Section 12.40.150. Retail sales of marijuana not permitted.
Self-Service Storage	L	Maximum facility size 25,000 sq. ft. GFA. Individual unit entrances shall not be located on any façade facing a public street, public park, or designated open space.
Vehicle Service and Repair	L	Maximum site size 25,000 sq. ft. including parking and circulation areas. Automobile service stations subject to additional standards in Section 12.40.120.
Industrial Use Categories - Only Categories Listed Below Permitted
Industrial Services	P/N	Marijuana testing laboratories not permitted.
Manufacturing and Production	L/N	Subject to limitations in Section 12.24.950. Marijuana production and processing facilities not permitted.
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L	Subject to limitations in Section 12.24.950. Emergency shelters are permitted subject to additional standards in Section 12.40.107.
Detention Facilities	N
Hospitals	C/L	Permitted with Conditional Use approval and limited in size to 100 or less inpatient beds.
Major Assembly Facilities	L	Facility size not to exceed 50,000 sq. ft. GFA. Subject to additional standards in Section 12.40.210.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted; park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260. No portion of the use to be located within 800 feet of an LRT or HCT station.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.940 Accessory Uses and Structures Permitted by Right.

Accessory uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in this Code. Accessory structures as defined in Section 12.01.500 are permitted subject to the additional requirements in Section 12.40.104. In addition to the standards in Subchapter 12.50, non-residential accessory uses and structures in the UC-OR zone are also subject to the Amberglen Plan District requirements in Subchapter 12.64.

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.950 Special Provisions Regarding Uses.

Commercial Parking.

All commercial parking facilities shall be in structures containing at least one level of parking spaces in a permanent structure constructed above or below grade level.

All commercial parking facilities shall comply with all applicable provisions of Section 12.64.300.

All commercial parking facilities within the Retail Focus Frontage area shown on Figure 12.64.640-A shall comply with all applicable provisions of Sections 12.64.360 and 12.64.850.

Manufacturing and Production.

Manufacturing and production uses are limited to operations with an expected employment level of at least one person per 500 sq. ft. of gross floor area in the primary structure.

Truck shipments to or from the property by trucks with a gross vehicle weight of 25,000 lbs. are limited to one per day on average.

Outdoor storage of materials, supplies, inventory, equipment, or other items is not permitted.

Truck loading facilities shall not be located on any façade of the building facing a public street.

(Ord. 6401 § 1, 2022)

§ 12.24.960 Development Standards.

Development standards in the UC-OR zone are listed in Table 12.24.960-1. Certain standards are illustrated in Figure 12.24.960-A.

Table 12.24.960-1: Development Standards in the UC-OR Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Residential Density	30 du/na	See Subsection 12.24.030.G.4.
Maximum Residential Density	None
Minimum FAR	.60
Maximum FAR	None
Minimum Lot Dimensions*
• Width (at front building plane)	None
• Depth	None
Minimum Setbacks*
• Front	None	All setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	None
Front Property Line Coverage*	75% of primary street frontage occupied by first 2 stories of front façade.	Front setback area not occupied by building must contain landscaping or Usable Open Space; subject to Amberglen Plan District standards in Section 12.64.800 as applicable.
Maximum Setbacks*
• Front	15 feet	Front yard setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear	None
Minimum Building Height*	25 feet
Maximum Building Height*	85 feet
Maximum Lot Coverage	None
Minimum Usable Open Space	Varies	Subject to Amberglen Plan District standards in Section 12.64.210 as applicable.
Minimum Landscaping	Varies	Subject to Plan District standards in Section 12.64.220 as applicable.

*	Standards illustrated in Figure 12.24.960-A

Figure 12.24.960-A: Development Standards in the UC-OR Zone

Figure 12.24.960-B: Examples of UC-OR Development Types

(Ord. 6120 § 1, 2015; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022)

§ 12.24.970 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the UC-OR zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.980 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the UC-OR zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development
•	Subchapter 12.64 Amberglen Plan District

(Ord. 6401 § 1, 2022)

§ 12.24.1000 UC-RP Urban Center - Research Park.

The UC-RP zone includes the following sections:

12.24.1010	Purpose
12.24.1020	Housing Types
12.24.1030	Uses
12.24.1040	Accessory Uses and Structures Permitted by Right
12.24.1050	Special Provisions Regarding Uses
12.24.1060	Development Standards
12.24.1070	Variances and Adjustments
12.24.1080	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.24.1010 Purpose.

Create Opportunities for Research and Development Uses. The UC-RP zone implements the MU-I Mixed-Use - Institutional Plan designation, providing opportunities for development of a range of research, development and testing laboratory Uses; educational Uses; medical research and clinical Uses; and high-tech and bio-tech research and applied technology Uses.

Support Institutional Uses. The UC-RP zone supports the retention and ongoing expansion of the existing institutional users and addresses their unique requirements.

Create Spin-Off Opportunities. The UC-RP zone fosters and supports development of industries resulting from or associated with the basic and applied research, development and testing laboratories and programs of the institutions and organizations located in the zone by encouraging and allowing incubator establishments within the zone, and by allowing compatible accessory industrial Uses.

Implement Existing Master Plans. The UC-RP zone allows development in accordance with approved Concept Development Plan(s) to encourage a transit-supportive, pedestrian-sensitive campus environment, and to prevent conflicts among the mix of uses and activities within the zone.

(Ord. 6401 § 1, 2022)

§ 12.24.1020 Housing Types.

Table 12.24.1020-1 lists the Housing Types permitted in the UC-RP zone. Housing Types are defined in Section 12.01.500.

Table 12.24.1020-1: Housing Types Permitted in the UC-RP Zone
Housing Type	Status	Clarifications
Single detached dwelling	L/N	Permitted only for caretaker working on the property.
Duplex	N
Triplex	P
Quadplex	P
Townhouse	N
Cottage cluster	N
Multiple dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6401 § 1, 2022)

§ 12.24.1030 Uses.

Table 12.24.1030-1 lists uses permitted, conditionally permitted, limited or not permitted in the UC-RP zone.

Table 12.24.1030-1: Use Categories in the UC-RP Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	L	See Housing Types Table 12.24.1020-1.
Group Living	P/N	Limited to dormitory housing developed and used by institutional uses; all other uses not permitted. See also Table 12.24.1060-1.
Residential Service	N
Residential Business	N
Commercial Use Categories - Only Categories Listed Permitted
Educational Services	P
Office	P	Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Day Care Facilities	P	Permitted per ORS 329A.440.
Industrial Use Categories - Only Category Listed Permitted
Industrial Services	P/N	Marijuana testing laboratories not permitted.
Institutional Use Categories - Only Categories Listed Permitted
Colleges and Universities	P	Subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Major Assembly Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no outdoor storage; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.24.1040 Accessory Uses and Structures Permitted by Right.

Accessory uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in this Code. Accessory structures as defined in Section 12.01.500 are permitted subject to the additional requirements in Section 12.40.104. In addition to the standards in Subchapter 12.50, non-residential accessory uses and structures in the UC-RP zone are also subject to the Amberglen Plan District requirements in Subchapter 12.64.

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.1050 Special Provisions Regarding Uses.

There are no limitations regarding uses in the UC-RP zone aside from those listed in Table 12.24.1030-1.

(Ord. 6401 § 1, 2022)

§ 12.24.1060 Development Standards.

Development standards in the UC-RP zone are listed in Table 12.24.1060-1.

Table 12.24.1060-1: Development Standards in the UC-RP Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Residential Density
• Multi-dwelling residential, triplex, and quadplex	18 du/na	Group living density based on single room occupancy dormitories or equivalent.
• Group living	36 rooms/na
Maximum Residential Density
• Multi-dwelling residential, triplex, and quadplex	65 du/na
• Group living	None
Minimum FAR
• Research laboratory and animal buildings; industrial flex space; and accessory industrial facilities	.35	Subject to Amberglen Plan District standards in Sections 12.64.200 and 12.64.800 as applicable.
• Commercial, office, clinic, classroom uses, and mixed-use buildings	.40
• Emergency service facilities	.50
• Hospitals and related laboratory and outpatient facilities	1.0
Maximum FAR	None	Subject to Amberglen Plan District standards in Sections 12.64.200 and 12.64.800 as applicable.
Minimum Lot Dimensions
• Width (at front building plane)	30 feet
• Depth	None
Minimum Setbacks
• Front Yard	None	All setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and Rear Yards	None
Front Property Line Coverage	None
Maximum Setbacks
• Front	15 feet / none	All setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
• Side and rear	None
Minimum Building Height	25 feet
Maximum Building Height	55 feet
Maximum Lot Coverage	None
Minimum Useable Open Space	Varies	Subject to Amberglen Plan District standards in Sections 12.64.200 and 12.64.800 as applicable.
Minimum Landscaping	Varies	Subject to Amberglen Plan District standards in Sections 12.64.200 and 12.64.800 as applicable.

Note: The UC-RP zone supports the retention and on-going expansion of the existing institutional users and is structured to address their unique requirements in accordance with one or more Planned Unit Development approvals. No Figures for UC-RP base zone development standards are provided.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.24.1070 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the UC-RP zone may be approved under one of four processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.24.1080 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the UC-RP zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development
•	Subchapter 12.64 Amberglen Plan District

(Ord. 6401 § 1, 2022)