The North Hillsboro Industrial Area Plan District development
and design standards reflect the City's goals and objectives for North
Hillsboro and are intended to implement the vision, goals, policies
and principles outlined in the City of Hillsboro Comprehensive Plan
and North Hillsboro Industrial Area Community Plan (HCP Section 30).
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
A. Plan
District Boundary. The standards of this section apply only within
the North Hillsboro Industrial Area Plan District boundary as shown
on Figure 12.66.020-A.
B. Base
Zones. The base zones used to implement the Industrial Comprehensive
Plan designation within North Hillsboro include: I-P (Industrial Park),
I-S (Industrial Sanctuary), HSID (Helvetia Special Industrial District),
ESID (Evergreen Special Industrial District) and SSID (Shute Special
Industrial District). In some cases, the base standards of these zones
are modified by this plan district to achieve the purpose of the North
Hillsboro Industrial Area Plan District.
C. Special
Features. Specific standards within this section apply to the following
special features as shown on Figure 12.66.020-A.
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Urban/Rural Edge Streets
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•
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District Edge Streets
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•
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Gateways
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•
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Waible Creek Greenspace
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Figure 12.66.020-A: North Hillsboro Industrial Area Plan
District Boundary and Special Features
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1
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Greenspace corridor location shown is approximate. See Section
12.66.130.C for instructions on calculating the Waible Creek Greenspace
setback.
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(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022; Ord. 6410 § 1, 2022)
Table 12.66.030-1 summarizes the applicability of Subchapter
12.50 Development and Design Standards within the North Hillsboro
Industrial Area Plan District.
Table 12.66.030-1:
Applicability of Subchapter 12.50 Standards
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Standard
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Applicable Code Sections
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Base Zone Standards
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Lot Dimensions
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The standards of 12.50.110 apply.
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Residential Density
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The standards of 12.50.120 are not applicable.
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Setbacks
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The standards of 12.50.130 apply except as modified by 12.66.130.
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Building Height
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The standards of 12.50.140 apply.
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Floor Area Ratio
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The standards of 12.50.150 apply.
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Site Design
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Usable Open Space
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The standards of 12.50.210 are not applicable.
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Landscaping
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The standards of 12.50.220 apply in addition to the standards
in 12.66.220.
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Tree Preservation
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The standards of 12.50.230 apply except as modified by 12.66.230.
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Exterior Lighting
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The standards of 12.50.240 apply.
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Fences, Free-Standing Walls, Hedges and Berms
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The standards of 12.50.250 apply except as modified by 12.66.250.
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Sight Distance / Vision Clearance
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The standards of 12.50.260 apply.
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Vehicle Parking
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Purpose, Applicability and Maintenance Responsibilities
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The standards of 12.50.310 apply.
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Number of Spaces Required
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The standards of 12.50.320 apply.
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Exempt Parking
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The standards of 12.50.330 apply.
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Credit for On-Street Parking
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The standards of 12.50.340 apply.
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Vehicle Parking and Loading: Location
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The standards of 12.50.350 apply in addition to the standards
in 12.66.350.
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Vehicle Parking and Loading: Design and Improvements
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The standards of 12.50.360 apply except as modified by 12.66.350.
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Bicycle Parking/Bicycle and Pedestrian Circulation and
Connectivity
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Bicycle Parking
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The standards of 12.50.410 apply.
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Pedestrian and Bicycle Circulation
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The standards of 12.50.420 apply.
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Connectivity and Design Standards at or near Transit Stops
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The standards of 12.50.430 apply.
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Access and Street Standards
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Purpose, Applicability and Exceptions
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The standards of 12.50.510.
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Street Connectivity and Access
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The standards of 12.50.520 apply.
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Public Streets and Alleys Design and Improvement
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The standards of 12.50.530 apply.
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Common Driveways and Private Streets: Design and Improvement
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The standards of 12.50.540 apply.
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Sidewalk Widths; Design and Location
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The standards of 12.50.550 apply.
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Street Trees
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The standards of 12.50.560 apply.
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Public Utilities General Requirements, Site Grading and
Storm Water Facilities Site Integration
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Purpose, Applicability and Exceptions
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The standards of 12.50.610 apply.
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Public Utilities General Requirements
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The standards of 12.50.620 apply except as modified by 12.66.620.
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Site Grading
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The standards of 12.50.630 apply.
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Storm Water Facilities Site Integration
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The standards of 12.50.640 apply.
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Design Standards for Residential Development
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Design Standards for All Residential Development
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The standards of 12.50.710 are not applicable.
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Additional Design Standards for Middle Housing
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The standards of 12.50.715 are not applicable.
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Design Standards for Multiple-Dwelling Residential
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The standards of 12.50.720 are not applicable.
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Design Standards for Non-Residential and Mixed-Use Development
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Purpose and Applicability
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The standards of 12.50.810 apply except as modified by 12.66.800.A
and B.
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Main Entries
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The standards of 12.50.820 apply.
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Ground Floor Windows
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The standards of 12.50.830 do not apply. They are superseded
by 12.66.830.
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Articulation and Detailed Design
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The standards of 12.50.840 do not apply. They are superseded
by 12.66.840.
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Building Step-Back Requirements
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The standards of 12.50.845 do not apply.
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Improvements and Activities between Streets and Buildings
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The standards of 12.50.850 apply.
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Waste and Recycling Facilities
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The standards of 12.50.270 apply except as modified by 12.66.860.
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Sidewalk Dining and Displays in Light Rail Zones
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The standards of 12.50.870 do not apply.
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Drive Through Facilities in Light Rail Zones
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The standards of 12.50.875 do not apply.
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Outdoor Storage
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The standards of 12.50.880 apply in addition to the standards
in 12.66.880.
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Utilitarian Functions
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The standards of 12.50.890 apply except as modified by 12.66.890.
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Public Benefit Standards
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Purpose and Applicability
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The standards of 12.50.910 apply.
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Building and Site Design Guidelines
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The guidelines of 12.50.920 apply.
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Sustainable Development Practices
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The standards of 12.50.930 apply.
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Crime Prevention through Environmental Design
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The standards of 12.50.940 apply.
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(Ord. 6274 § 1, 2018; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
A. Purpose.
The annexation agreement is intended to ensure awareness of the annexation
process as well as reasonable certainty to the property owner, the
City, Washington County, and the public that the scope and timing
of subsequent development of the property will occur in a manner that
facilitates the timely and equitable construction of necessary infrastructure
improvements. The agreement is intended to describe the intended use
of the property following annexation, the process for development
review, the parties' commitments regarding the subsequent development,
and the infrastructure anticipated to be necessary to support development.
B. Applicability. Unless waived by the City under Subsection 12.66.040.D, an annexation agreement consistent with this Section shall be executed prior to and included with any owner-initiated annexation application under Section
12.80.010 for any property located in the Jackson East-North or Jackson East-South Sub-Areas, the boundaries of which are depicted on Figure 12.25.310-A.
C. Contents.
Unless otherwise agreed by the City, an annexation agreement shall
include the following information and, at a minimum, address the following
elements to the City's satisfaction:
1. A
legal description of the property;
3. The
owner's intended urban use of the property in sufficient detail to
allow the City to determine the public facility impacts and required
infrastructure improvements necessary to support the intended use.
The description should include the anticipated type, size and density
of the use, the timing of any anticipated phases, and an engineering
assessment of impact on urban services at full build-out and for each
phase of a phased project;
4. A Transportation Study consistent with the requirements of Sections
12.70.200 that includes the portion of Jackson School Road between Waible Creek and US Highway 26 and describes:
a. The existing transportation facilities that serve the property, including
the existing and planned capacity of the facilities;
b. The committed and funded multi-modal transportation facilities expected
to be available at full buildout of the property, and at each development
phase of a phased project;
c. The intended size, type, location and phased development timing,
if any, of occupancy;
d. The transportation impact of the intended use(s) at full buildout,
and at each development phase of a phased project;
e. Any transportation improvements that may be necessary to accommodate
full buildout, and each development phase of a phased project, including
the potential impacts of anticipated future development; and
f. Information establishing compliance with ORS 215.296 for any road
improvements deemed necessary by the Transportation Study conducted
pursuant to Subsection (C)(4); and
D. Timing.
The City will not execute an annexation agreement until Washington
County and the City have entered into an agreement regarding transportation
system improvements and financing for Jackson East-South and Jackson
East-North Sub-Areas outlined in the adopted Urban Planning Area Agreement
(UPAA) between Washington County and the City.
E. Waiver.
1. The
City may waive the requirement to execute and submit an annexation
agreement if the City, in its sole discretion, determines the agreement
is not necessary and would not achieve the purposes described in Section
12.66.040.A.
2. As
a condition of waiving the requirement to execute and submit an annexation
agreement, the City may require a development agreement prior to approval
of any necessary land use applications for development. Any such development
agreement may require, to the City's satisfaction, the information
and elements described in Section 12.66.040.C.
F. Owners
Commitments. The annexation agreement shall provide for at least the
following owner commitments:
1. To
limit development of the property such that it will not exceed the
capacity of affected transportation facilities, as determined by the
Transportation Study, including any improvements proposed and constructed
as part of the development;
2. Authorize
the City to limit or condition any land use decision or entitlements
consistent with the Transportation Study, as determined by the City,
to ensure that adequate public transportation infrastructure is available
to serve the proposed development; and
3. Authorize the City to limit or condition any land use decision or entitlements consistent with Section
12.27.200, the City's Significant Natural Resources Overlay District.
G. City
Commitments. The annexation agreement shall provide for at least the
following City commitments:
1. To
initiate the zone change process to rezone the property to the appropriate
City zone at the time of annexation or such other time as parties
agree.
H. General
Provisions.
1. An
annexation agreement shall include the parties' intended schedule
of significant development-related events, including annexation, zone
change, land use, and land division, if applicable.
2. An
annexation agreement expires one year from the last date it is signed
by the parties unless the City has received an annexation application
for the property and deemed the application complete.
3. The
provisions of an annexation agreement may be included in and made
part of a subsequent land use decision, in which case the provisions
of the land use decision supersede any conflicting provisions in the
annexation agreement.
4. An annexation agreement is not effective and binding on the parties until the annexation application is approved by the City Council under Section
12.80.010.
(Ord. 6410 § 1, 2022)
The base zone standards in the North Hillsboro Industrial Area
Plan District include the following sections:
12.66.110
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Lot Dimensions
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12.66.120
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Residential Density
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12.66.130
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Setbacks
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12.66.140
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Building Height
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12.66.150
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Floor Area Ratio
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(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of the applicable base zone or Section
12.50.110 shall apply in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.120 are not applicable in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Setbacks required by this section are not additive; they are coexistent (i.e., overlapping) with those required by other sections of the Development Code. The standards of Section
12.50.130 and applicable base zones apply except as modified below:
A. District
Edge Street Setbacks. Setbacks at property lines abutting District
Edge Streets (designated on Figure 12.66.020-A) shall be a minimum
of 35-foot in width. Landscaping within the District Edge Street Setback
shall be in accordance with Subsection 12.66.220.C.
B. Urban/Rural
Edge Street Setbacks. Setbacks at property lines abutting Urban/Rural
Edge Streets (designated on Figure 12.66.020-A) shall be a minimum
of 50-foot in width. Landscaping within the Urban/Rural Edge Street
Setback shall be in accordance with Subsection 12.66.220.D.
C. Waible
Creek Greenspace Setback. Properties abutting the Waible Creek Greenspace,
shown on Figure 12.66.020-A, shall have a setback of 50 feet from
the outermost edge of the Clean Water Services Vegetated Corridor.
Landscaping within the Waible Creek Green-space setback shall be in
accordance with Subsection 12.66.220.E.
1. An
easement for recreational trail and public access shall be granted
for the entirety of the required setback area. The easement may be
shown on the final plat or recorded as a separate easement document.
In either case, the easement must be recorded prior to issuance of
a certificate of occupancy. The land may be dedicated to the City
instead of granting an easement.
2. Within
the Greenspace Setback, only passive recreation, stormwater management,
and natural area enhancement uses shall be permitted. These uses include,
but are not limited to:
c. Pedestrian trails and walkways;
f. Interpretive and educational displays;
g. Publicly accessible overlooks, observation towers, and viewpoints,
including benches and outdoor furniture;
h. Bridges and related appurtenances for pedestrians, bicycles and motor
vehicles; and
3. Privately
owned stormwater facilities located within the Greenspace Setback
shall occupy a maximum of 25% of the total area of the Greenspace
Setback on a single parcel. Regional stormwater facilities are exempt
from this standard.
4. The
minimum Waible Creek Greenspace setback width may be waived or reduced
by the Review Authority upon finding the setback is not necessary
to implement key components or policies of the North Hillsboro Community
Plan (HCP Section 30) related to greenspace corridors.
D. Gateways. The following requirements shall apply to sites located adjacent to Gateways (designated on Figure 12.66.020-A). Landscaping within the Gateway setback shall be in accordance with Section
12.66.220.
1. Area.
Gateway Setbacks are required within 50 feet of a designated Gateway
as measured along the property lines extending out from a property
corner located in a Gateway. See Figure 12.66.130-B.
2. Gateway
Enhancements. Within the gateway, enhancements should emphasize the
character of the district and the sense of the gateway as an important
entry to the district.
a. Development proposals shall provide the City with an access easement
or other means to install and maintain streetscape and design elements
such as seating, works of art or water features.
Figure 12.66.130-B: Required Gateways
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E. Exceptions
to Minimum Setbacks. In addition to the setback exceptions permitted
in Subsection 12.50.130.H, the Review Authority may approve exceptions
to a minimum setback standard under any of the following circumstances
without a Variance or an Adjustment:
1. Front
Yard Setback Reductions. Minimum front yard setbacks may be reduced
in accordance with Table 12.66.130-1 to allow buildings to be closer
to the street provided all of the following standards are met:
a. The street-facing façade abutting the reduced setback and the first 50 feet of any street-facing façade forming a corner with that façade provides windows in accordance with Section
12.66.830.
b. The street-facing façade abutting the reduced setback and the first 50 feet of any street-facing façade forming a corner with that façade provides articulation in accordance with Section
12.66.840.
c. No portion of a designated Gateway or Urban/Rural Edge Street Setback,
as shown on Figure 12.66.020-A, shall be reduced by this subsection.
Table 12.66.130-1:
Reduced Minimum Front Setback
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Standard
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Requirement
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Clarifications
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Minimum Front Setbacks
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Buildings up to 45 feet high
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15 feet
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Buildings > 45 feet in height
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15 feet +
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1 additional foot for every 2 feet of structural height over
45 feet*
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* The additional setback applies only to those portions of a
building over > 45 feet in height. Buildings step-backs may be used
to comply with this standard. See Figure 12.66.130-A.
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Figure 12.66.130-A: Building Step-Backs
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2. Special
Feature Setback Area Exchange. Minimum front yard setbacks on properties
abutting the Waible Creek Greenspace and/or an Urban/Rural Edge Street,
as shown on Figure 12.66.020-A, may be reduced in accordance with
Table 12.66.130-1 to allow buildings to be closer to the street provided
all of the following standards are met within the reduced setback:
a. The street-facing façade abutting the reduced setback and the first 50 feet of any street-facing façade forming a corner with that façade provides windows in accordance with Section
12.66.830.
b. The street-facing façade abutting the reduced setback and the first 50 feet of any street-facing façade forming a corner with that façade provide articulation in accordance with Section
12.66.840.
c. The total lineal feet of setback reduction is equal to or less than
the total lineal feet of Waible Creek Greenspace and/or Urban/Rural
Edge Street Setback on the property.
d. No portion of a designated Gateway or Urban/Rural Edge Street Setback,
as shown on Figure 12.66.020-A, shall be reduced by this subsection.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.140 and the applicable base zones apply in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.150 and the applicable base zones apply in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Site design standards for the North Hillsboro Industrial Area
Plan District include the following sections:
12.66.210
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Usable Open Space
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12.66.220
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Landscaping
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12.66.230
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Tree Preservation
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12.66.240
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Exterior Lighting
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12.66.250
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Fences, Free-Standing Walls, Hedges and Berms
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12.66.260
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Sight Distance/Vision Clearance
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(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.210 are not applicable in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
In addition to the standards of Section
12.50.220, within the North Hillsboro Industrial Area Plan District the following standards apply.
A. Purpose.
Enhanced requirements are intended to establish an appropriate and
attractive rural/urban edge and district edge, improve the Waible
Creek Riparian Corridor, as well as to encourage the establishment
and vitality of Oregon White Oaks and other native plantings.
B. Landscape
Materials. Landscaping shall be designed to feature plant materials
that evoke the character of the area focusing on Oregon White Oaks
and other native plantings. Landscaping should be adaptable to climatic,
topographic, and hydrologic characteristics and urban constraints.
To maintain tree health, landscaping should be designed to avoid the
need to water underneath mature oaks. Instead, landscaping near oaks
should emphasize Pacific Northwest native grasses, wildflowers, perennial
herbs, and shrubs. Native woodland or prairie plants can be used to
create a natural landscape which does not require summer irrigation
once established.
1. Ground
covers are required in all planting areas, unless the entire bed is
planted with shrubs that branch out so that they cover the surface
of the ground. Bark, mulch or other organic soil covers are not considered
to meet this standard.
2. Landscaping
shall incorporate a mixture of vertical and horizontal elements such
as ground cover, shrubs and trees and contain a mix of evergreen and
deciduous plants.
3. Irrigation
methods shall minimize stormwater run-off through the use of drip
irrigation, rain sensors, rotor irrigation heads and similar techniques.
4. Berms,
if utilized, shall be fully landscaped with a mixture of trees, shrubs,
and groundcover.
5. The
preservation of existing mature and specimen trees is encouraged.
C. District
Edge Street Landscape Design Standards. The required setback for a
designated District Edge Street, shown on Figure 12.66.020-A, shall
include the following:
1. A
mixture of vertical and horizontal landscaping elements to provide
visual and acoustic buffering;
2. Landscaping shall be designed to provide screening of views of parking areas, vehicle maneuvering areas, and utilitarian features described in Subsection 12.50.890.C, and building façades which do not meet the design standards in Section
12.66.840 from the abutting District Edge Street by the time of occupancy; and
3. Landscape design within the setback shall comply with the minimum size and spacing standards for landscaping materials in Table 12.50.220-1 and shall be designed to incorporate 2 rows of trees as shown on Figure 12.66.220-A except where such landscaping would interfere with the preservation of mature or specimen trees (as defined in Section
12.66.230).
Figure 12.66.220-A: Landscaping Along Designated District
Edge Streets
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D. Urban/Rural
Edge Street Landscape Design Standards. The required setback for a
designated Urban/Rural Edge Street, shown on Figure 12.66.020-A, shall
include the following:
1. Landscaping shall be designed to provide screening of views of parking areas, vehicle maneuvering areas, utilitarian features described in Subsection 12.50.890.C, and building façades which do not meet the design standards in Section
12.66.840 from the abutting Urban/Rural Edge Street by the time of occupancy; and a visual transition between the industrial uses and the rural areas located across the right-of-way.
2. The
required setback for a designated Urban/Rural Edge Street shall be
landscaped as shown on Table 12.66.220-1 or the alternative treatment
described in Subsection 12.66.220.D.3.
3. Properties
having an Urban/Rural Edge Street setback with a negative slope exceeding
a 10 feet differential between the property line and finish grade
of the building may substitute a green roof covering a minimum of
75% of the building(s) for the landscape treatment described in Table
12.66.220-1. The Urban/Rural Edge Street Setback shall be landscaped
in accordance with Subsection 12.66.220.B.
Table 12.66.220-1
Landscape Treatments at Urban/Rural Edges
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Slope Differential from Property Line to Finished Grade1
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Landscape Treatment
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Positive slope when finish grade is up to 10 feet higher
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A mixture of native plants of graduated height and treatments
and berms as shown in Figure 12.66.220-B.
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Positive slope when finish grade is more than 10 feet higher
|
A mixture of native plants of graduated height and treatments
as shown in Figure 12.66.220-B. The use of berms is optional.
|
Negative slope when finish grade is up to 10 feet lower
|
A mixture of native plants of reducing height and treatments
and berms as shown in Figure 12.66.220-C.
|
Negative slope when finish grade is more than 10 feet lower
|
A mixture of native plants of reducing height and treatments
as shown in Figure 12.66.220-C. The use of berms is optional. Alternatively,
the developer may choose to utilize a green roof as described in Subsection
12.66.220.D.3.
|
1
|
Measured from the property line to edge of 50′ foot Urban/Rural
Edge Street Setback.
|
Figure 12.66.220-B: Urban/Rural Edge Street Landscape
Treatment for Positive Slopes
|
Figure 12.66.220-C: Urban/Rural Edge Street Landscape
Treatment for Negative Slopes
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E. Waible
Creek Greenspace Setback Landscape Design Standards. The setback required
by Subsection 12.66.130.B for properties abutting the Waible Creek
Greenspace shall be landscaped to the following standards:
1. Within the outermost 6 feet of the setback, landscaping shall be designed to provide screening of views of parking areas, vehicle maneuvering areas, utilitarian features described in Subsection 12.50.890.C, and building façades which do not meet the design standards in Section
12.66.840 from the future Crescent Park Greenway trail by the time of occupancy;
2. Within
the remainder of the setback, a 20% tree and 80% shrub mixture shall
be planted at a density of 2600 stems (bare root plantings) per acre,
with trees planted 6′ on center and shrubs 4′ on center;
3. At
least 75% of plants and seeds within the setback shall be selected
from and in-stalled according to the planting requirements from Appendix
A of the June 2007 CWS Design and Construction Standards- R&O
17-05; and
4. A
seed mix that includes a mix of native herbaceous groundcover cover
and grasses appropriate to the plant community and hydrologic zone
of the site shall be seeded into the understory throughout the setback.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.230 apply within the North Hillsboro Industrial Area Plan District except as modified below:
A. Purpose.
Increased requirements for on and off-site mitigation for the removal
of mature and specimen trees supports the goals of improving the Waible
Creek Tributary Riparian Corridor. Incentives for the voluntary preservation
of existing specimen trees further the goal of preserving and enhancing
the unique natural resources and character of the area while supporting
economic development.
B. Applicability.
The applicability requirements of Subsection 12.50.230.B apply in
the North Hillsboro Industrial Area Plan District.
C. Standards
for Mature Tree Preservation. The standards of Subsection 12.50.230.C
apply in the North Hillsboro Industrial Area Plan District except
as modified below.
1. Where
the Review Authority determines it is impracticable or unsafe to preserve
mature trees, removal of the trees shall be mitigated at a ratio of
1 inch (dbh) planted for every 1 inch (dbh) removed. Mitigation shall
be provided by 1 or more of the following alternatives, as determined
by the Review Authority:
a. The trees shall be replaced in accordance with an approved landscape
plan including new plantings of similar character at least 1 ½″
in caliper, and no greater than 2 ½″ in caliper. The
Review Authority may allow the replacement trees to be planted off-site
in a public open space, natural resource mitigation area, or park,
with preference given to planting within the Waible Creek Tributary
Riparian Corridor;
b. A fee in-lieu-of replacement may be paid by the developer to the City. The amount of the in-lieu-of payment shall be approximately equal to the market value of the replacement trees cited in Subsection
a, above.
2. A
credit toward the mitigation requirements of Subsection 12.66.230.C.1
may be granted by the Review Authority for preservation of mature
and specimen trees on site, at a ratio of ½ inch (dbh) preserved
for every 1 inch (dbh) removed, provided measures are also taken to
preserve the health of the tree(s) to be preserved. If approved, the
amount of credit for preservation of specimen trees shall not exceed
30% of the total mitigation requirement.
3. The Review Authority may modify the requirements of this section in a manner which in its determination reasonably satisfies the Purpose Statement in subsection
A above. Where a modification is approved, the Review Authority may impose the conditions in Subsection 12.50.230.C.3.
D. Standards for Specimen Tree Preservation. In addition to the standards in subsection
C above, the standards of Subsection 12.50.230.D shall apply in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
The standards of Section
12.50.240 apply in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.250 apply within the North Hillsboro Industrial Area Plan District except as modified below:
A. Purpose.
Fences, walls, hedges and berms within the North Hillsboro Industrial
Area Plan District should balance the need for security with the need
to provide a consistent, cohesive, visually pleasing environment.
B. Applicability. The applicability requirements of Subsection 12.50.250.B apply in the North Hillsboro Industrial Area Plan District. In addition, within the North Hillsboro Industrial Area Plan District the standards of Sections
12.50.250 and
12.66.250 also apply to development applications in which fences, hedges, free-standing walls or berms are proposed or required as a condition of approval.
C. Fence
Permit Required. The permit requirements of Subsection 12.50.250.C
apply in the North Hillsboro Industrial Area Plan District.
D. Standards.
The standards in Subsections 12.50.250.D through F apply in the North
Hillsboro Industrial Area Plan District except as modified by subsections
1 through 4, below.
1. Materials.
a. Fences and free-standing walls shall be constructed of durable materials
compatible with the primary materials used on the associated building
façade. Materials may include, but are not limited to, the
following:
ii. Solid wood with masonry or brick columns;
iii.
Wrought iron with masonry or brick columns; or
iv. Alternative material(s) as approved by the Review Authority.
b. Use of plastic, vinyl, barbed wire, razor wire, and electric fences,
industrial materials and unprocessed waste materials are prohibited
as fencing or free-standing wall materials.
c. The use of chain link shall be fully screened so as to be not visible
from public rights-of-way.
d. All fences and free-standing walls shall be treated with anti-graffiti
sealant.
2. Berms.
On all frontages, berms shall be fully landscaped with a mixture of
trees, shrubs and ground cover.
3. Design.
Fence designs shall contribute to overall appearance of development
within the plan district through the use of high quality materials
and design.
4. Retaining
Walls. Retaining walls over 30 inches in height shall either be:
a. Fully screened so as to be not visible from public rights-of-way
or residential zones; or
b. A maximum height of 15 feet in height with landscaping at the base
which screens and softens the appearance of the retaining wall.
(Ord. 6274 § 1, 2018; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
The standards of Section
12.50.260 apply in the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Vehicle parking standards for the North Hillsboro Industrial
Area Plan District include the following sections:
12.66.310
|
Purpose, Applicability and Maintenance Responsibilities
|
12.66.320
|
Number of Spaces Required
|
12.66.330
|
Exempt Parking
|
12.66.340
|
Credit for On-Street Parking
|
12.66.350
|
Vehicle Parking and Loading: Location
|
12.66.360
|
Vehicle Parking and Loading: Design and Improvements
|
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.310 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.320 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.330 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.340 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
In addition to the standards of Section
12.50.350, within the North Hillsboro Industrial Area Plan District the following standards shall apply.
A. Electric
Car Charging Stations. In parking lots with 100 vehicle spaces or
more, at least 1 electric car charging point within a rated capacity
of at least 240 volts shall be provided per 100 vehicle parking spaces
or portion thereof.
B. Off-Street
Parking and Loading. Parking, loading, and vehicular circulation shall
be located and configured to minimize its impact from street frontages.
Surface parking or loading shall not be located between a front building
plane (or a line extended there from) and the street unless 1 of the
following 2 standards is met:
1. The
surface parking or loading is located within or behind the front plane
of the building and is fully screened so as to be not visible from
public rights-of-way by walls with decorative features such as grates,
artwork, tiles, or similar elements. Windows are not required on walls
surrounding service docks and loading areas; or
2. Building setbacks are increased to 75 feet and a 20 foot landscape buffer is provided adjacent to the property line. Loading facilities, including maneuvering areas for loading docks and loading dock doors, shall be offset a minimum of 25 feet from driveway openings. The landscaped buffer shall be planted to the standards of Section
12.66.220, and shall include the following:
a. For parking and circulation areas, this landscaped buffer shall be
provided to meet 1 or more of the following standards:
i. Planted with large-scale, high canopy, horizontally-branching tree
species selected and planted to be compatible with trees and above-and
below-ground utilities in the planter strips or in the public right-of-way.
Individual trees shall be spaced between parking spaces to reduce
damage from automobiles; and/or
ii. Planted with an evergreen hedge between 30 inches and 42 inches in height, with landscaping between the hedge and the sidewalk consistent with Section
12.66.220; and/or
iii.
A decorative wall or fence 30 to 42 inches in height parallel to and at or beyond the landscape buffer line, with landscaping between the wall or fence and the sidewalk consistent with Section
12.66.220.
b. For loading facilities, or a combination of loading facilities and
parking and circulation areas, this landscaped buffer shall be provided
to meet 1 or more of the following standards:
i. A wall constructed of materials compatible with the primary materials used on the associated building façade, pursuant to Subsection 12.66.250.D, and at a height which substantially provides consistent screening from the highest loading dock. The wall shall be located at or beyond the landscape buffer line, with landscaping between the wall or fence and the sidewalk consistent with Section
12.66.220; and/or
ii. A solid vegetative screening reaching at least 8 feet tall within 2 years, with the plantings or wall combination extending the entire distance otherwise required for a solid wall as required in Paragraph 1, above. Landscaping shall be installed between the screen and the sidewalk consistent with Section
12.66.220.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
In addition to the standards of Section
12.50.360, within the North Hillsboro Industrial Area Plan District the following standards shall apply.
A. Structured
Parking.
1. Structured
parking within or adjacent to a primary structure shall be reflective
of the overall design of the primary structure it serves through the
use of visually similar architectural features and façade materials.
2. Free-standing
parking structures shall be designed to complement surrounding buildings
in terms of scale, design elements, building materials, and orientation
on the site.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Bicycle parking and bicycle and pedestrian circulation and connectivity
in the North Hillsboro Industrial Area Plan District include the following
sections:
12.66.410
|
Bicycle Parking
|
12.66.420
|
Pedestrian and Bicycle Circulation
|
12.66.430
|
Connectivity and Design Standards at or Near Transit Stops
|
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.410 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.420 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.430 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Access and street standards in the North Hillsboro Industrial
Area Plan District include the following sections:
12.66.510
|
Purpose, Applicability and Exceptions
|
12.66.520
|
Street Connectivity and Access
|
12.66.530
|
Streets and Alleys: Design and Improvement
|
12.66.540
|
Flag Lot Driveways: Design and Improvement
|
12.66.550
|
Sidewalk Widths: Design and Location
|
12.66.560
|
Street Trees and Landscaping
|
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.510 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.520 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.530 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.540 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.550 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.560 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Utilities, site grading, and storm water management standards
for the North Hillsboro Industrial Area Plan District include the
following sections:
12.66.610
|
Purpose, Applicability and Exceptions
|
12.66.620
|
Public Utilities General Requirements
|
12.66.630
|
Site Grading
|
12.66.640
|
Storm Water Facilities Site Integration
|
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.610 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.620 apply within the North Hillsboro Industrial Area Plan District. Public Utility Easement and vault locations shall be subject to review and approval by the City Engineer and the utility provider.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.630 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.640 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Design standards for residential development are not applicable.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
Design standards for non-residential and Mixed-Use development
include the following sections:
12.66.810
|
Purpose and Applicability
|
12.66.820
|
Main Entries
|
12.66.830
|
Required Windows
|
12.66.840
|
Articulation and Detailed Design
|
12.66.845
|
Step-Back Requirements
|
12.66.850
|
Improvements and Activities between Streets and Buildings
|
12.66.860
|
Waste and Recycling Facilities
|
12.66.870
|
Sidewalk Dining and Displays in Light Rail Zones
|
12.66.875
|
Drive Through Facilities in Light Rail Zones
|
12.66.880
|
Outdoor Storage
|
12.66.890
|
Utilitarian Functions
|
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
A. Purpose.
These standards are intended to ensure that industrial and commercial
developments are designed to be consistent with the policies in the
North Hillsboro Industrial Area Community Plan.
B. Applicability. Within the North Hillsboro Industrial Area Plan District, the design standards for non-residential and mixed-use development in Sections
12.50.800 through
12.50.890 shall apply except as modified or superseded by the standards in this section.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.820 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of this section supersede Section
12.50.830 and shall apply within the North Hillsboro Industrial Area Plan District.
A. Applicability.
The standards of this section shall apply to any façade which
is visible from the public right-of-way (i.e., not screened).
B. Standards
for Development.
1. All
buildings shall have display windows or windows with views into the
building interior. Such windows shall occupy the percentages of the
exterior wall area of the façade that is visible from the public
right-of-way as shown on Table 12.66.830-1. Windows in entry doors
also meet this standard.
2. Required
windows shall not be darkly tinted or mirrored.
Table 12.66.830-1:
Percentage of Windows Required on the Façade
|
---|
Façade
|
Minimum Percentage of Windows
|
---|
Façade abutting a front yard setback reduced pursuant
to Subsection 12.66.130.D.1
|
20% of the façade visible from the ROW
|
Façade abutting a front yard setback exchanged pursuant
to Subsection 12.66.130.D.2
|
15% of the façade visible from the ROW
|
All other façades which are visible from the public right-of-way
|
10% of the façade visible from the ROW
|
(Ord. 6274 § 1, 2018; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
The standards of this section supersede Section
12.50.840 and shall apply within the North Hillsboro Industrial Area Plan District.
A. Applicability.
The standards of this section shall apply to any façade which
is visible from the public right-of-way (i.e., not screened).
B. Façade
Variation. Façades shall incorporate design features in order
to avoid a flat and monolithic appearance. Design features include
offsets, balconies, projections, or other similar elements to preclude
large expanses of uninterrupted building surfaces in areas which are
visible to the public. Window or entry cutouts on an otherwise flat
façade do not meet this standard.
1. All
buildings shall have design features occupying the exterior wall area
of the façade that is visible from the public right-of-way
as shown on Table 12.66.840-1.
Table 12.66.840-1:
Number and Spacing of Design Features Required on the Façade
|
---|
Façade
|
Minimum Number of Features from 12.66.840.B.2
|
Maximum Spacing of Features
|
---|
Façade abutting a front yard setback reduced pursuant
to Section 12.66.130.D.1
|
3
|
Every 60 feet
|
Façade abutting a front yard setback exchanged pursuant
to Section 12.66.130.D.2
|
2
|
Every 60 feet
|
All other façades which are visible from the public right-of-way
|
2
|
Every 60 feet
|
2. Façades
shall incorporate one or more of the following design features, at
the number and spacing requirements listed in Table 12.66.840-1:
b. Recesses (e.g., deck, patio, courtyard, entrance or similar feature)
that have a minimum depth of 6 feet and run horizontally for a minimum
length of 6 feet;
c. Extensions (e.g., floor area, deck, patio, entrance, or similar feature)
that project a minimum depth of 2 feet and run horizontally for a
minimum length of 6 feet;
d. Horizontal articulation establishing a defined base, middle and top
(e.g., cornices, belt courses);
e. Vertical articulation in the form of offsets or bays with a minimum
depth of 1 foot;
f. Offsets or breaks in roof elevation of 2 feet or greater in height;
g. Natural wood, weathering steel trim/accents with a minimum dimension
of 4 feet by 6 feet; or
h. Other similar façade variations approved by the Review Authority.
3. In
order to avoid façade variations that are out of scale with
the building, on buildings that are less than 3,000 square feet, the
minimum dimensions (e.g., depth and width) of the features described
in subparagraphs a through g, above, may be reduced by up to 50%.
Figure 12.66.840-A: Example of Façade Articulation
and Materials
|
C. Exterior
Building Materials. Building façades and roofs shall be constructed
using high quality and long-lasting exterior building materials. A
"primary material" is the predominant building material(s) that covers
a majority of the building's exterior walls. An "accent material"
is not the predominant building material, but accent materials should
cover at least 20 percent of the building's exterior walls. Any one
accent material shall not cover more than 40 percent of the building's
façade. Permitted materials are as follows:
1. Brick,
natural stone (e.g. basalt), split-and ground-faced concrete masonry
units, tilt-up concrete (concrete form liner w/color-integral or stain)
or a combination of these materials may be used as primary or accent
materials.
2. Glass
(other than smoked glass) may be used as primary or accent material.
3. Wood
may be used for soffits, overhangs, entrance canopies and as an accent
material.
4. Metal
(e.g., weathering steel) may be used as a primary or accent material.
5. Other
similar materials that are approved by the Review Authority may be
used as primary or accent materials.
(Ord. 6274 § 1, 2018; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
The standards of Section
12.50.845 do not apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.850 apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.270 apply within the North Hillsboro Industrial Area Plan District except that the Review Authority may approve a reduction to the required minimum waste enclosure size of 50 square feet plus 6 square feet per 1,000 sq. ft. GFA for industrial developments over 50,000 sq. ft. GFA in size with approval from the applicable waste and recycling service provider and City of Hillsboro Sustainability Program Manager.
(Ord. 6274 § 1, 2018; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
The standards of Section
12.50.870 do not apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of Section
12.50.875 do not apply within the North Hillsboro Industrial Area Plan District.
(Ord. 6274 § 1, 2018; Ord. 6401 § 1, 2022)
The standards of this section supersede Section
12.50.880 and shall apply within the North Hillsboro Industrial Area Plan District.
A. Outdoor
Storage of Inventory or Equipment. Outdoor storage of inventory or
equipment may be located between a front building plane (or a line
extended there from) and the street if the following standards are
met:
1. The
Planning Director finds that there is no other practicable location
for the storage on-site;
2. The
storage area is surrounded by dense screening material or landscaping,
compliant with paragraph 3 below, which completely obscures visibility
from the public right-of-way; and
3. Any
screening material is constructed of decorative or architectural materials
consistent with the materials in the primary structure. Chain link
fences, plain concrete walls or wooden fences are not considered to
meet this standard; and
4. The
outdoor storage area is set back a minimum of 75 feet from the front
property line.
(Ord. 6274 § 1, 2018; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
The standards of Section
12.50.890 apply within the North Hillsboro Industrial Area Plan District except as modified below.
A. Applicability.
The standards of this section shall apply to any façade facing,
adjacent to, and visible from a public street.
B. Standards.
Loading docks may be located on the street-side façade pursuant
to Subsection 12.66.350.B.
(Ord. 6274 § 1, 2018; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)