The Witch Hazel Village South (WHVS) Plan District development
and design standards reflect the City's goals, policies, and implementation
measures in Comprehensive Plan Section 32 WHVS Community Plan. Specifically,
the WHVS Plan District standards:
A.
Support
development of a vibrant and dynamic residential community that includes
opportunities for small-scale, neighborhood serving commercial uses;
B.
Provide
a wide range of housing types that are attainable to a diversity of
households;
C.
Facilitate
connectivity for all modes of travel throughout the community;
D.
Integrate
and connect trees, open spaces, and natural areas with built spaces;
E.
Support
environmental sustainability and climate resiliency approaches;
F.
Provide
for orderly and efficient extension of public services, facilities,
and utilities;
G.
Provide
a clear and objective permitting path for development to occur.
(Ord. 6440 § 1, 2023)
A.
Plan
District Boundary. The standards of this section apply only within
the WHVS Plan District boundary as shown on Figure 12.68.020-A.
B.
Base
Zones. The base zones used to implement the Comprehensive Plan designations
include those listed in Table 12.68.020-1. In some cases, the base
standards of these zones are modified by this plan district to support
the purpose of the WHVS Plan District.
|
Table 12.68.020-1:
WHVS Plan District Base Zones
| |
|---|---|
|
Comprehensive Plan Designation
|
Implementing Base Zone
|
|
Low Density Residential (RL)
|
R-10, R-8.5, R-7, R-6
|
|
Medium Density Residential (RM)
|
R-4.5, MR-1
|
|
High Density Residential (RH)
|
MR-2
|
|
Open Space (OS)
|
All base zones are considered implementing zones for the OS
designation.
|
C.
Applicability of the WHVS Community Plan Maps. Maps indicating the location and extent of the parks, trails, open space, and infrastructure improvements within WHVS are included in Section 12.68.930. A land use application and a decision to approve the application shall provide improvements that substantially comply with these maps and are proportional to the proposed development or provide other improvements that are comparable in terms of size, capacity, and location.
|
Figure 12.68.020-A: WHVS Community Plan
 |
(Ord. 6440 § 1, 2023)
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, 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, the parties' commitments
regarding the subsequent development, and the infrastructure anticipated
to be necessary to support development.
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;
2.
The
current zoning;
3.
The
proposed zoning consistent with the implementing base zones shown
in Table 12.68.020-1;
4.
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;
5.
A Transportation Study consistent with the requirements of Section 12.70.200 that 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, and
D.
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 Subsection
12.68.030.A for one or more of the following reasons:
a.
The size of the property is such that the development potential does
not justify the analysis otherwise provided in the annexation agreement;
b.
The anticipated scope of the development is such that the transportation
study is not necessary to identify and accommodate the likely impacts
of the development;
c.
The property was included in a larger annexation processed under
ORS 222.170 but the owner of the affected property did not consent
to the annexation.
E.
Owner
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:
2.
That
any requests by the owner for tax credits associated with the construction
of an eligible improvement(s) will conform to the assumptions of the
Transportation Financing Program, including any ordinances and methodology
reports that implement the Program. This may include waiving the right
to request tax credits under the County Transportation Development
Tax (TDT) Ordinance for eligible improvements, if any, such as, but
not limited to:
3.
Authorize
the City to limit or condition any land use decision or entitlements
consistent with the Transportation Study and other available public
infrastructure capacity analysis, as determined by the City, to ensure
that adequate public infrastructure is available to serve the proposed
development.
G.
General
Provisions.
1.
The
City shall not approve "vertical" development of the property until
the City approves a Financing Program for the WHVS Plan Area and any
implementing ordinances are adopted and effective. As used in this
section, "vertical" development means any structure intended for human
occupation or commerce for which a certificate of occupancy is required,
except as may be necessary for the construction of public facilities,
such as a construction trailer, or for the provision of public utilities
such as a pump station.
2.
An
annexation agreement shall include the parties' intended schedule
of significant development-related events, including annexation, zone
change, land division(s) and land development.
3.
An
annexation agreement expires 1 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 prior to the
1-year expiration date.
4.
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.
(Ord. 6440 § 1, 2023)
A.
Purpose.
A development agreement is intended to provide reasonable certainty
to the property owner, the City, and the public that the scope and
timing of development of the property will occur in a manner that
facilitates the timely and equitable construction of necessary infrastructure
improvements. The development agreement is intended to follow annexation
and describe in greater detail the owner's intended use of the property,
the parties' commitments regarding subsequent development of the property,
the infrastructure determined to be necessary to support development,
and the parties' obligations with respect to financing and constructing
the infrastructure.
B.
Applicability.
An executed development agreement consistent with this section is
required prior to approval of any necessary land use applications
for development if:
C.
The
development agreement must include the following information to the
City's satisfaction:
1.
A
description of the anticipated type and scope of commercial or residential
development (including the number of housing units), consistent with
Table 12.68.020-1;
2.
A
description of the parties' intended schedule of significant development-related
events, including annexation, zone change, land division and development
review;
3.
The
proposed timing and any phasing of the development as it relates to
available or planned infrastructure capacity;
4.
The
financing and development obligations for any required or necessary
infrastructure;
5.
The
owner's commitment to design and construct amenities that further
the goals and objectives of the WHVS Community Plan;
6.
Any
landscape maintenance agreements for medians and curbside planters;
7.
A
detailed plan for financing and constructing complete and connected
arterial and/or collector planned streets where the full right-of-way
is under the control of the owner or developer, such that a new collector
or arterial street is not terminated without connecting to another
improved street. A "complete street" includes both adjacent and opposite
side full street improvements, including public and private utilities,
where required; and
D.
General
Provisions.
1.
The
City shall not approve "vertical" development of the property until
the City approves a Financing Program for the WHVS Plan Area and any
implementing ordinances are adopted and effective. As used in this
section, "vertical" development means any structure intended for human
occupation or commerce for which a certificate of occupation is required,
except as may be necessary for the construction of public facilities,
such as construction trailer, or for the provision of public utilities
such as a pump station.
2.
The
provisions of a development 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
development agreement.
(Ord. 6440 § 1, 2023)
Subchapter 12.50 Development and Design Standards applies within
the WHVS Plan District, except as modified by this subchapter or exempted
as noted in Table 12.68.050-1.
|
Table 12.68.050-1:
Subchapter 12.50 Modifications
| ||
|---|---|---|
|
Standard
|
Applicable Code Sections
| |
|
Base Zone Standards
| ||
|
Lot dimensions
|
12.50.110
|
Modified by 12.68.110.B
|
|
Residential density
|
12.50.120
|
Modified by 12.68.110.B
|
|
Setbacks
|
12.50.130
|
Modified by 12.68.110.C
|
|
Building height
|
12.50.140
|
Modified by 12.68.110.B
|
|
Site Design
| ||
|
Usable open space
|
12.50.210
|
Modified by 12.68.110.B
|
|
Tree preservation
|
12.50.230
|
Modified by 12.68.230
|
|
Vehicle Parking
| ||
|
Purpose, applicability, and maintenance responsibilities
|
12.50.310
|
Modified by 12.68.310
|
|
Number of spaces required
|
12.50.320
|
Modified by 12.68.320
|
|
Exempt parking
|
12.50.330
|
Modified by 12.68.330
|
|
Credit for on-street parking
|
12.50.340
|
Exempt. Superseded by 12.68.340
|
|
Vehicle parking and loading: location
|
12.50.350
|
Modified by 12.68.350
|
|
Vehicle parking and loading: design and improvements
|
12.50.360
|
Modified by 12.68.350
|
|
Bicycle Parking/Bicycle and Pedestrian Circulation and
Connectivity
| ||
|
Pedestrian and bicycle circulation
|
12.50.420
|
Modified by 12.68.420
|
|
Access and Street Standards
| ||
|
Street connectivity and access
|
12.50.520
|
Modified by 12.68.520
|
|
Public streets and alleys: design and improvement
|
12.50.530
|
Modified by 12.68.530
|
|
Sidewalk widths: design and location
|
12.50.550
|
Modified by 12.68.550
|
|
Street trees
|
12.50.560
|
Modified by 12.68.560
|
|
Public Utilities, Site Grading, and Stormwater Facilities
| ||
|
Stormwater facilities site integration
|
12.50.640
|
Modified by 12.68.640
|
|
Design Standards for Residential Development
| ||
|
Design standards for all residential development
|
12.50.710
|
Modified by 12.68.710
|
|
Design Standards for Non-Residential and Mixed-Use Development
| ||
|
Purpose and applicability
|
12.50.810
|
Exempt. Superseded by 12.68.810
|
|
Main entries
|
12.50.820
|
Exempt. Superseded by 12.68.820
|
|
Ground floor windows
|
12.50.830
|
Exempt. Superseded by 12.68.830
|
|
Articulation and detailed design
|
12.50.840
|
Exempt. Superseded by 12.68.840
|
(Ord. 6440 § 1, 2023)
The standards of the applicable base zone and Subchapter 12.50
shall apply in WHVS as follows:
A.
Uses.
Base zone standards apply except as modified in Section 12.68.110.A
below.
B.
Lot Dimensions. Base zone standards and Section 12.50.110 apply, except as modified in Section 12.68.110.B below.
C.
Residential Density. Base zone standards and Section 12.50.120 apply, except as modified in Section 12.68.110.B below.
(Ord. 6440 § 1, 2023)
The following exceptions to base zone standards apply in the
WHVS Plan District:
A.
Commercial
Uses in Residential Zones. In addition to uses permitted per the applicable
residential base zone, small-scale, neighborhood-serving commercial
uses are permitted outright in the WHVS Plan District, consistent
with the following:
2.
Commercial
uses may be stand-alone buildings or part of a mixed-use building.
In either case, the size limitation of Subsection A.3 applies.
3.
Commercial
uses may not exceed 5,000 square feet of gross floor area per building.
4.
Commercial
uses shall be consistent with the Design Standards in CDC 12.68.800
for non-residential uses.
5.
Drive-thru
services are prohibited in WHVS. This includes drive-thru services
that are accessory to the primary use, such as a pharmacy or bank
drive-thru.
B.
Exceptions
for Regulated Affordable Housing. In the MR-1 and MR-2 zones, the
following exceptions apply to regulated affordable housing that meets
the definition in CDC 12.01.500. These standards are specific to the
MR-1 and MR-2 zones within the WHVS Plan District. Housing permitted
under Senate Bill 8 Affordable Housing rules is subject to CDC 12.40.107.
1.
Applicability.
In order to be eligible for the exceptions in Subsections 2-5 below,
at least 20% of the total number of units in the development must
be designated as regulated affordable housing that meets the definition
in CDC 12.01.500. For phased development projects, this shall be calculated
per phase.
3.
Density.
a.
For developments where 100% of the units in the development are designated
as regulated affordable housing that meets the definition in CDC 12.01.500,
no maximum density applies.
b.
For developments that contain a mix of market rate and regulated
affordable housing, the following applies:
i.
In the MR-1 zone, maximum density may be increased to 32 dwelling
units per net acre.
ii.
In the MR-2 zone, maximum density may be increased to 42.5 dwelling
units per net acre.
iii.
Any increased densities established through the Planned Unit
Development (PUD) provisions of CDC 12.80.120 may be used in conjunction
with the density increases established in this section.
5.
Usable
Open Space. Where applicable per CDC 12.50.210, the useable open space
standard for multiple-dwelling structures is 48 square feet per dwelling
unit. Usable open space may not be reduced below 48 square feet per
unit, even when combined with the Planned Unit Development provisions
of CDC 12.80.120.
C.
Setbacks.
1.
For
visitable units that meet the requirements of Section 12.68.710.A,
the minimum front building setback may be reduced to 10 feet. Garage
setbacks shall not be reduced.
2.
Future
Intersection Capacity Improvements. In accordance with Subparagraph
12.68.910.D.3.c, the required minimum setback for buildings and parking
lots may be modified for anticipated intersection capacity improvements
and future infill of Urban Growth Boundary areas.
(Ord. 6440 § 1, 2023)
Site design standards for the WHVS Plan District include the
following sections:
|
12.68.210
|
Usable Open Space
|
|
12.68.220
|
Landscaping
|
|
12.68.230
|
Tree Preservation
|
|
12.68.240
|
Exterior Lighting
|
|
12.68.250
|
Fences, Free-Standing Walls, Hedges, and Berms
|
|
12.68.260
|
Site Distance/Vision Clearance
|
|
12.68.270
|
Solar Access and Lot Orientation
|
|
12.68.280
|
Waste and Recycling Facilities
|
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.210 and the applicable base zones apply in the WHVS Plan District, except as noted in Section 12.68.110.B for regulated affordable housing.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.220 and the applicable base zones apply in the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.230 apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.240 apply in the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.250 apply in the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.260 apply in the WHVS Plan District.
(Ord. 6440 § 1, 2023)
A.
Purpose.
Enhanced requirements for solar access support the policy goal of
housing designs that incorporate passive use of solar energy for lighting
and heating purposes, energy-efficient construction, the potential
for installation of photovoltaic panels, and similar techniques.
B.
Applicability. The standards of this section shall apply to all Type II and Type III development applications within the WHVS Plan Area unless a variance or adjustment has been granted by the Review Authority pursuant to Section 12.80.150 Variances and Adjustments.
C.
Solar
Access and Lot Orientation Standards. At least 50% of lots for single
detached and middle housing dwellings with lot widths less than 50
feet shall be oriented with the side lot lines within plus or minus
20 degrees of geographical east-west.
D.
Exceptions to Solar Access and Orientation Standards. A proposal shall qualify for an exception to Subsection C of this section if one or more of the following development constraints are present:
1.
Compliance
with applicable street standards or public street plans requires a
street configuration that prevents the lot(s) from being oriented
for solar access.
2.
An
existing public easement or right-of-way prevents the lot(s) from
being oriented for solar access.
3.
There
is a mapped significant natural resource on the site that will be
preserved, and that prevents the lot(s) from being oriented for solar
access. Mapped resources are those within the Significant Natural
Resource (SNR) Sites and Impact Areas as depicted on the Significant
Natural Resources Overlay Map, a portion of the official Zoning Map,
and as identified in the adopted List of Significant Goal 5 Natural
Resources Sites in Hillsboro and the City of Hillsboro Goal 5 Natural
Resources Inventory and Assessment Report and Economic, Social, Environmental
and Energy (ESEE) analyses.
E.
Exemptions from the Solar Access and Orientation Standards. A proposed lot shall be counted as a lot that satisfies Subsection C of this section when the lot satisfies one of the following conditions:
1.
Slopes.
The lot has an average slope of 15% or more in a direction greater
than 45 degrees east or west of true south.
2.
Existing
Off-Site Shade. At least 20% of the lot is within the shadow pattern
of off-site features, such as, but not limited to, buildings, topography,
or coniferous trees or broadleaf evergreens, which will remain after
development occurs on the site from which the shade is originating.
a.
Shade from existing or approved off-site buildings or structures
and from topographic features is assumed to remain after development
of the site.
b.
Shade from vacant developable areas off site is assumed to be the
shadow pattern that would result from the largest building allowed
at the closest setback allowed on adjoining land, whether or not that
building now exists.
c.
Shade from coniferous trees or broadleaf evergreens is assumed to
remain after development of the site if that vegetation is situated
in a required setback; or part of a developed area, public park, or
legally reserved open space; or part of landscaping or other features
required pursuant to this Code.
3.
Existing
On-Site Shade. The site, or portion of the site for which the exemption
is sought, complies with at least one of the following:
a.
The site is within the shadow pattern of on-site features such as,
but not limited to, buildings and topography which will remain after
the development occurs.
b.
The site contains coniferous trees or broadleaf evergreens at least
30 feet tall and more than 8 inches in diameter measured 4 feet above
the ground which have a crown cover over at least 80% of the site
or relevant portion. The applicant can show such crown cover exists
using a scaled survey or an aerial photograph. If granted, the exemption
shall be approved subject to the condition that the applicant shall
preserve at least 50% of the vegetation that causes the shade that
warrants the exemption. The applicant shall file a note on the plat
or documents in the office of the County Recorder binding the applicant
to comply with this requirement.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.270 apply in the WHVS Plan District.
(Ord. 6440 § 1, 2023)
Vehicle parking standards for the WHVS Plan District include
the following sections:
|
12.68.310
|
Purpose, Applicability and Maintenance Responsibilities
|
|
12.68.320
|
Number of Spaces Required
|
|
12.68.330
|
Exempt Parking
|
|
12.68.340
|
Credit for On-Street Parking
|
|
12.68.350
|
Vehicle Parking and Loading: Location and Design
|
(Ord. 6440 § 1, 2023)
The standards of 12.50.310 shall apply within the WHVS Plan
District except as modified below.
A.
Purpose.
Modified parking standards support the goal of establishing a cohesive
and active streetscape by providing for adjustments in the minimum
number of required spaces, surface parking location requirements,
and additional parking lot landscaping.
B.
Applicability.
The applicability requirements of Subsection 12.50.310.B apply within
the WHVS Plan District.
C.
Maintenance.
The standards of Subsection 12.50.310.C apply within the WHVS Plan
District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.320 apply within the WHVS Plan District. In addition, the following adjustment to reduce the number of required parking spaces is applicable.
A.
Adjustments
for Age-or Ability-Restricted Housing. Minimum required off-street
parking for multi-dwelling residential, residential services, or group
living uses may be reduced by 50% for each structure in which at least
80% of the units are restricted to occupancy by persons over 55 years
of age, or where at least 80% of the units are restricted to occupancy
by persons meeting the Federal Housing Administration definition of
"handicapped" individuals.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.330 apply within the WHVS Plan District. In addition, the following exemptions are applicable.
A.
Exemption for Regulated Affordable Housing. Regulated affordable housing units, as defined in Section 12.01.500, are exempt from minimum off-street parking requirements.
B.
Exemption
for Commercial Uses. Commercial uses permitted per Section 12.68.110.A
are exempt from minimum off-street parking requirements.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.340 do not apply in the WHVS Plan District. They are superseded by the standards below.
A.
Credit
for On-Street Parking. Minimum required off-street parking may be
reduced by 1 space for each on-street parking space located immediately
in front of the development site as described in Paragraphs 1 through
4, below.
1.
On
Interior Lots. Creditable on-street spaces shall include only those
on the same street side as the development, where more than half the
length of the parking space is located between the 2 extended side
lot lines of the site.
2.
On
Corner Lots. Creditable on-street spaces shall include only those
on the same street side as the development, where more than half the
length of the parking space is located between the extended side lot
line of the site and the street intersection.
3.
Compliance
with Municipal Code. Creditable on-street spaces shall include only
those in compliance with Hillsboro Municipal Code Subchapter 8.12
regarding on-street parking.
4.
On-Street
Parking Near Intersections. On-street spaces shall not be creditable
on a local road or neighborhood route within 330 feet of the end of
a curb return that connects to a collector designated for commercial
and industrial uses, or to an arterial. This distance ensures the
City's ability to convert the on-street spaces for a turn lane if
needed in the future. On-street spaces located on collectors or arterials
should not be located within 500 feet of an intersection.
|
Figure 12.68.340-A: Credit for On-Street Parking
 |
(Ord. 6440 § 1, 2023)
The standards of Sections 12.50.350 and 12.50.360 apply within the WHVS Plan District, except as modified below.
A.
Electric
Car Charging Stations. For new multiple-dwelling and mixed-use buildings
with 5 or more residential units, at least 40% of all vehicle parking
spaces shall provide electrical service capacity, as defined in ORS
455.417. The electric car charging station spaces shall not be located
in the right-of-way.
(Ord. 6440 § 1, 2023)
Bicycle parking and bicycle and pedestrian circulation and connectivity
in the WHVS Plan District include the following sections:
|
12.68.410
|
Bicycle Parking
|
|
12.68.420
|
Pedestrian and Bicycle Circulation
|
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.410 apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.420 apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
Access and street standards in the WHVS Plan District include
the following sections:
|
12.68.510
|
Purpose, Applicability and Exceptions
|
|
12.68.520
|
Street Connectivity and Access
|
|
12.68.530
|
Public Streets and Alleys: Design and Improvement
|
|
12.68.540
|
Private Streets: Design and Improvement
|
|
12.68.550
|
Sidewalk Widths: Design and Location
|
|
12.68.560
|
Street Trees and Landscaping
|
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.510 apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.520 apply within the WHVS Plan District, except as modified below.
A.
Street Connectivity and Block Length Requirements in Standard Zones. The standards of Subsection 12.50.520.C shall apply, except for Subsection 12.50.520.C.5, which is superseded by Subsection B below.
B.
Block
Perimeter and Orientation Requirements. The following block perimeter
and orientation standards shall apply within the WHVS Plan District.
1.
The
maximum block perimeter lengths created by the street and alley pattern
shall be as shown in Table 12.68.520-1.
|
Table 12.68.520-1:
Maximum Block Perimeters within WHVS
| |
|---|---|
|
Comprehensive Plan Designation
|
Maximum Block Perimeter
|
|
Low Density Residential
|
1,800 feet
|
|
Medium Density Residential
|
1,600 feet
|
|
High Density Residential
|
1,600 feet
|
2.
Street
connections along arterial streets are subject to review and approval
by the appropriate Road Agency.
3.
Full
movement street connections along collector roads shall not be less
than 300 feet and no more than 500 feet apart unless superseded by
the Road Agency.
4.
Street
connections along neighborhood routes and local streets shall not
be spaced more than 500 feet apart unless superseded by the Road Agency.
D.
Alley
Access Required for Single Detached, Townhouse and Duplex Developments.
Unless precluded by barriers as described in Subsection 12.68.270.D,
all single detached, townhouse, and duplex developments shall provide
vehicle access to all lots and units from an alley. Alleys shall be
created at the time of land division approval and shall be public
right-of-way.
E.
PUD
Applications Required for Alternative Access to Residential Development.
Alternative access for residential development, such as court yards
and parking courts, may be approved as part of a PUD application provided
that street design and connectivity requirements are met.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.530 shall apply within the WHVS Plan District in addition to the street cross-sections found in Section 12.68.940.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.540 shall apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.550 shall apply within the WHVS Plan District except that the width and location of sidewalks shall also be consistent with street cross-sections in Section 12.68.940.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.560 shall apply within the WHVS Plan District except that street trees within the public right-of-way shall also be subject to the following standards:
A.
Street
Tree Species. In WHVS, new street trees shall be species selected
from the WHVS Approved Street Tree List in Table 12.68.560-1.
B.
Street
Tree Spacing and Planting. Street tree spacing in the WHVS Plan District
shall be based upon tree species and canopy size at maturity, consistent
with the Hillsboro Design and Construction standards. The planting
area shall be at least 24 sq. ft. in area, typically configured at
5 feet by 5 feet.
C.
Street
Tree Variety. In order to promote more variety in street tree species
and greater resiliency to blight, no more than 10 street trees of
the same species shall be planted in a row. If street length allows,
a minimum of at least 3 different species of street trees shall be
planted in rows of 10 before species begin to repeat. For example:
Species A (10 trees), Species B (10 trees), Species C (10 trees),
then back to Species A.
D.
Root
Barrier Installation. Root barriers shall be installed according to
Design and Construction Standards Standard Drawing No. 730-1.
|
Table 12.68.560-1:
WHVS Approved Street Tree List
| ||||||
|---|---|---|---|---|---|---|
|
Common Name
|
Scientific Name
|
Shape
|
Height
|
Spread
|
Color
|
Fall Color
|
|
European Hornbeam
|
Carpinus betulus 'Fastigiata'
|
Dense compact, narrow when young, becoming oval
|
30′
|
25′
|
Dark Green
|
Yellow
|
|
Emerald Avenue Hornbeam
|
Carpinus betulus 'JFS-KW1CB'
|
Pyramidal, Oval
|
40′
|
30′
|
Dark Green
|
Yellow
|
|
Purple Catalpa
|
Catalpa x erubescens 'Purpurea'
|
Round
|
50′
|
35′
|
Deep Purple, Green
|
Yellow
|
|
Hackberry
|
Celtis occidentalis
|
Broad top with ascending, then arching branches
|
45′
|
35′
|
Green
|
Yellow
|
|
Yellowwood
|
Cladrastis kentukea
|
Broad, Round
|
30′
|
40′
|
Bright green
|
Brilliant Yellow
|
|
Turkish Filbert
|
Corylus colurna
|
Pyramidal
|
45′
|
30′
|
Green
|
Yellow
|
|
Lavalle Hawthorn
|
Crataegus x lavallei
|
Vase-Shaped
|
28′
|
20′
|
Deep Green, Glossy
|
Orange, Rusty Orange
|
|
Imperial Honeylocust
|
Gleditsia triacanthos 'Imperial'
|
Round, Spreading
|
35′
|
35′
|
Green
|
Yellow
|
|
Skyline Honeylocust
|
Gleditsia triacanthos 'Skycole'
|
Broadly Pyramidal
|
45′
|
35′
|
Green
|
Golden, Yellow
|
|
Goldenrain Tree
|
Koelreuteria paniculata
|
Round
|
30′
|
30′
|
Bright Green
|
Yellow
|
|
Red Rage Tupelo
|
Nyssa sylvatica 'Haymanred'
|
Broadly Pyramidal
|
35′
|
20′
|
Dark Green, Glossy
|
Bright Red
|
|
Afterburner Tupelo
|
Nyssa sylvatica 'David Odom'
|
Strong Central Leader, Pyramidal
|
35′
|
20′
|
Dark Green, Glossy
|
Scarlet
|
|
Wildfire Tupelo
|
Nyssa sylvatica 'Wildfire'
|
Pyramidal, Round at maturity
|
40′
|
25′
|
Bright glossy green
|
Yellow-Orange, Scarlet
|
|
American Hophornbeam
|
Ostrya virginiana
|
Upright Oval
|
40′
|
25′
|
Dark Green
|
Yellow
|
|
Persian Parrotia
|
Parrotia persica
|
Round
|
30′
|
20′
|
Green
|
Yellow, orange, red
|
|
His Majesty Cork Tree
|
Phellodendron amurense 'His Majesty'
|
Vase Shaped
|
40′
|
35′
|
Green
|
Yellow
|
|
Sawtooth Oak
|
Quercus acutissima
|
Rounded
|
40′
|
40′
|
Green
|
Golden Brown
|
|
Green Pillar Oak
|
Quercus palustris 'Pringreen'
|
Upright, Columnar
|
50′
|
15′
|
Dark Green
|
Deep Red, Scarlet
|
|
Willow Oak
|
Quercus phellos
|
Round
|
50′
|
35′
|
Bright Green
|
Orange-Red, Yellow
|
|
Sterling Silver Linden
|
Tilia tomentosa 'Sterling'
|
Round
|
45′
|
35′
|
Dark Green, Gray
|
Yellow
|
(Ord. 6440 § 1, 2023)
Utilities, site grading, and storm water management standards
for the WHVS Plan District include the following sections:
|
12.68.610
|
Purpose, Applicability and Exceptions
|
|
12.68.620
|
Utilities General Requirements
|
|
12.68.630
|
Site Grading
|
|
12.68.640
|
Stormwater Facilities Design
|
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.610 apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.620 apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.630 apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.640 apply within the WHVS Plan District.
A.
Purpose.
To integrate stormwater facilities with natural resource areas and
facilitate creation of stormwater facilities that serve a dual purpose
as community amenities.
B.
Applicability.
The incentives of Subsection 12.68.640.C are only permitted through
the PUD process in 12.80.120.
C.
D.
Guidelines.
The following guidelines shall be used to determine whether a stormwater
facility is also a community amenity. In order to be considered a
community amenity, the stormwater facility must integrate 3 of these
components. This determination will be made as part of the Planned
Unit Development review:
1.
The
facility is as an above-ground feature, except that control structure
manholes, pretreatment manholes, and pipes should be buried.
2.
The
facility is designed and vegetated as a focal point or to appear natural.
3.
If
stormwater is conveyed in the facility, attractive conveyances are
provided. Examples include dry streambeds and cascading flow-through
swales or planters.
4.
Public
access is provided to the facility. Examples of access include ensuring
a portion of the facility perimeter is open to the public or installing
a trail within or along the facility.
5.
Viewpoints
into the facility or to the surrounding natural areas or regional
scenes are provided. These viewpoints are publicly accessible.
6.
Free-standing
interpretive displays describing the facility's purpose are proposed.
Display size, content and materials shall be approved by the City
Engineer.
7.
Structures
and furnishings are installed in the facility. These structures and
furnishings should be secured to the ground and constructed or manufactured
to withstand periodic inundation.
8.
Passive
recreation elements such as park benches, picnic tables, and open
play spaces are incorporated into the facility.
9.
Active
recreation elements such as a sports court, nature-play area, outdoor
play structures, or a multi-purpose trail are incorporated into the
facility.
(Ord. 6440 § 1, 2023)
Residential design standards for the WHVS Plan District include
the following sections:
|
12.50.710
|
Design Standards for All Residential Development
|
|
12.50.715
|
Additional Design Standards for Middle Housing
|
|
12.50.720
|
Additional Design Standards for Multiple-Dwelling Residential
|
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.710 shall apply within the WHVS Plan District, except as modified below:
A.
Visitability
Standards.
1.
Purpose.
Visitability standards are intended to provide accessible features
to accommodate people living in or visiting the residence regardless
of age or ability.
2.
Applicability. The visitability standards in this section are encouraged for any new residential subdivision or middle housing development. Visitable units are eligible for reduced front setbacks and a density bonus, per Subsection 4 of this section.
3.
Incentives
for Visitable Units. Developments that provide 1 or more visitable
units may apply the following:
a.
Reduced Front Setback. For those lots containing a visitable dwelling
unit per Subsection B.3.a-d, the front setback may be reduced to 10
feet for the dwelling structure. Front garage setbacks may not be
reduced.
b.
Lot Coverage. For those lots containing a visitable dwelling unit,
the maximum lot coverage may be increased to 55% for interior lots
and 60% for corner lots.
c.
Density Bonus. For new residential subdivisions that include 1 or
more visitable units, a density bonus of 1 additional unit (above
the established maximum density) is allowed. The density bonus may
be applied at a ratio of 1 bonus unit per visitable unit, up to 150%
of the maximum density of the underlying zone.
4.
Visitable
Unit Standard. To be considered a visitable dwelling unit, the dwelling
must meet the following standards:
a.
Visitable Entrance. At least 1 entrance must be accessible via a
route that does not have any stairs between it and the street lot
line or an on-site parking space. The slope of the route may not exceed
1:8.
b.
Visitable Bathroom. At least 1 bathroom with a sink and toilet must
be designed to accommodate an unobstructed circle that is at least
60 inches in diameter. The visitable bathroom must be on the same
floor as the visitable entrance or be accessible from the visitable
entrance via a ramp, elevator or lift.
c.
Visitable Living Area. There must be at least 200 square feet of
living area on the same floor as the visitable entrance or 200 square
feet of living area must be accessible from the visitable entrance
via a ramp, elevator or lift.
d.
Visitable Doors. All door openings between and including the visitable
entrance, visitable living area, and the visitable bathroom must be
at least 34 inches wide.
e.
Adjustments to the requirements of Paragraphs 4.a through 4.d above
are prohibited.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.715 shall apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
The standards of Section 12.50.720 shall apply within the WHVS Plan District.
(Ord. 6440 § 1, 2023)
Design standards for non-residential and mixed-use development
include the following sections:
|
12.68.810
|
Purpose and Applicability
|
|
12.68.820
|
Main Entries
|
|
12.68.830
|
Ground Floor Windows
|
|
12.68.840
|
Articulation and Detailed Design
|
(Ord. 6440 § 1, 2023)
A.
Purpose.
These standards are intended to create attractive small-scale commercial
developments that are compatible with residential neighborhoods.
B.
Applicability.
Except where noted in each subsection, the standards of this section
apply to all commercial development in WHVS, as allowed under Section
12.68.110.A.
(Ord. 6440 § 1, 2023)
A.
Entry
Orientation. All ground-floor commercial spaces shall have at least
1 building entry oriented to the street. This entry shall open directly
to the building exterior, at the ground floor level.
B.
Entry
Orientation on Corner Lots. On corner lots, a building entry may be
oriented to either of the streets or to the corner where the 2 streets
intersect.
C.
Sidewalk
Connections to Entries. A pedestrian sidewalk or pathway shall be
provided directly to the building entrance from all public or private
street sidewalks.
D.
Standards
for Main Building Entries.
1.
All
main entries shall comply with applicable accessibility standards.
2.
Main
entries shall be lighted to a minimum level of 32.5 lumens/square
meter. Light sources shall be 3 to 12 feet above finished grade and
equipped with cut-off fixtures to minimize glare.
3.
Main
entries shall be highlighted with at least 2 of the following architectural
features: recessed doorway(s); overhangs or canopies; transom windows;
at least 2 ornamental light fixtures flanking the entry; larger, transparent
or more prominent doors; or pilasters or columns that frame the doorway.
E.
Additional
Entries. Buildings may have more street-oriented main entries than
required by this section and may have secondary entrances oriented
to off-street parking areas.
(Ord. 6440 § 1, 2023)
A.
Building
Facades. All building facades that face a street, park, plaza, or
other outdoor public space shall have ground floor display windows
or windows with views into the building interior. Such windows shall
occupy 50% of the length and 25% of the area of the ground level exterior
wall area. Windows in entry doors also meet this standard. For purposes
of this section, "ground level wall area" is defined as the area up
to the finished ceiling height of the first floor or 15 feet above
exterior grade, whichever is less. Required windows shall not be darkly
tinted or mirrored unless the wall is at least 50 feet from the sidewalk.
(Ord. 6440 § 1, 2023)
A.
Articulation
and Detailed Design. Building elevations shall be varied and articulated
to avoid a flat appearance by incorporating at least three of the
features found within Section 12.50.840.B.
(Ord. 6440 § 1, 2023)
The Public Facility Master Plan Compliance Requirements, Figures
and Maps, and Street Figures section includes the following sections:
|
12.68.910
|
Transportation Studies Requirements Unique to the District
|
|
12.68.920
|
Public Facility Master Plan Compliance Requirements
|
|
12.68.930
|
Figures and Maps
|
|
12.68.940
|
Street Cross-Sections
|
(Ord. 6440 § 1, 2023)
The requirements of Sections 12.70.200 through 12.70.230 apply to development in the WHVS Plan District except as cited below.
D.
The requirements of Section 12.70.220 apply, with the following exceptions:
1.
Regarding
Traffic Impact Analysis Study Areas, the requirements of Subsection
12.70.220.D apply. Additional analysis or trip assignments may be
required on the following off-site intersections as necessary to determine
the scope and timing of planned improvements to evaluate the cumulative
effect of annexations and development:
a.
TV Hwy and River Rd
b.
TV Hwy and Cypress St
c.
TV Hwy and Brookwood Ave
d.
TV Hwy and Century Blvd
e.
TV Hwy and Cornelius Pass
f.
TV Hwy and 209th Ave
g.
TV Hwy and Intel Access
h.
TV Hwy and 198th Ave
i.
Farmington Rd and 198th Ave
j.
Baseline Rd and Brookwood Ave
k.
Baseline Rd and Century Blvd
l.
Baseline Rd and Cornelius Pass Rd
m.
Johnson St and Cornelius Pass Rd
n.
River Rd and Minter Bridge Rd
o.
River Rd and Rood Bridge Rd
p.
River Rd and Witch Hazel Rd
q.
Brookwood Ave and Witch Hazel Rd
r.
Alexander St and Brookwood Ave
s.
Alexander St and Century Blvd
t.
River Rd and Davis Rd
u.
Davis Rd and Brookwood Ave
v.
Davis Rd and Century Blvd
w.
Blanton St and Cornelius Pass Rd
x.
Blanton St and 209th Ave
y.
Pheasant St and River Rd
z.
Pheasant St and Hazeltine Ave
aa.
Pheasant St and Brookwood Ave
bb.
Brookwood Ave and River Rd
cc.
Brookwood Ave and Road A
dd.
Kinnaman Rd and Century Blvd
ee.
Kinnaman Rd and Cornelius Pass Rd
ff.
Kinnaman Rd and 209th Ave
gg.
Rosa Rd and River Rd
2.
Regarding
Contents of the Traffic Impact Analysis (Traffic Forecasts), the requirements
of Subsection 12.70.220.E.3 are superseded by the following requirements
in the WHVS Plan District regarding traffic volume data. The Traffic
Impact Analysis (TIA) shall provide traffic volume information in
compliance with the standards listed below:
a.
Except as described in Paragraph D.2.b. below, existing traffic shall
be measured for the morning and afternoon peak periods within 12 months
prior to the land use application submittal date.
b.
The City Engineer may allow use of traffic counts older than 12 months
for a TIA submitted with a land use application on property in the
WHVS Plan District, for which a prior TIA was approved in conjunction
with an executed annexation agreement.
c.
In addition to the requirements of Paragraph D.2.a. above, the midday
period shall also be provided if the peak traffic period for the existing
street, the proposed development, or the composite of both is greater
than the morning and afternoon peak periods.
d.
Traffic volumes shall be based on data from a typical Tuesday through
Thursday weekday of a week without holidays and during which public
schools are in session, unless otherwise approved by the City Engineer.
In addition, data shall be provided for weekends if weekends are the
peak traffic period for either the existing adjacent street or the
proposed development.
e.
Seasonal variations in traffic volumes shall be considered if required
by an affected Road Authority.
3.
Regarding
contents of the Traffic Impact Analysis (Existing Conditions), the
requirements of Subsection 12.70.220.E.4.i. and ii. are superseded
by the following requirements in the WHVS Plan District:
a.
Trip Generation. Estimates of the proposed development's trip generation
shall be made for peak period traffic. Selection of the peak period
used in the analysis shall be justified and shall consider, at a minimum,
the peak period for the proposed development and the peak period for
surrounding streets. The City Engineer may require review of other
time periods based on known or anticipated marginal or substandard
traffic capacity or traffic safety. Trip generation estimates shall
be based on the most current edition of the Institute of Transportation
Engineers (ITE) Trip Generation manual. The City Engineer may approve
different trip generation rates when trip generation rates are not
available in ITE's Trip Generation or different rates are justified.
Consideration of trip generation rate reductions due to alternative
mode use, mixed land use interaction, and transportation demand management
methods shall be approved by the Review Authority.
b.
Trip Distribution and Assignment. Traffic generated by the proposed
development shall be logically distributed and assigned according
to professional accepted practice to the street system within the
Study Area and any additional locations previously identified by the
City Engineer. For TIAs prepared for development in the WHVS Plan
District, trip distribution for residential uses shall comply with
Figures 12.68.910-A and 12.68.910-B of this Section. Alternative trip
distribution may be approved by the City Engineer based on trip distribution
information from Washington County, ODOT, Metro, analysis of local
traffic patterns based on data less than 12 months old, or on an alternative
data source.
c.
Forecast Year Analysis. Forecast Year Analysis has been completed
for the impacted intersections identified for mitigation improvements
by cumulative development within the WHVS Plan District.
i.
Figure 12.68.910-C illustrates critical intersection lane improvements
identified to accommodate development under the Comprehensive Plan
and Zoning Concept for the WHVS Plan District. TIAs prepared in conjunction
with WHVS Plan District development shall consider, and land use conditions
of approval may include dedications of right-of-way and construction
of, or accommodation for future construction of, identified improvements.
An alternative analysis may be provided by a registered professional
engineer utilizing forecast traffic volumes provided by the Road Agencies
to recommend alternative intersection improvements, subject to review
and approval of the Road Agencies.
ii.
Building and parking lot setbacks shall accommodate potential future
intersection capacity improvements anticipated with growth in Urban
Reserve areas established by HB 4078 adopted by the 2014 Oregon Legislature,
and future infill of Urban Growth Boundary areas consistent with those
depicted in Figure 12.68.910-D. An alternative analysis may be provided
by a registered professional engineer utilizing forecast traffic volumes
provided by the Road Agencies to recommend alternative intersection
improvements, subject to review and approval of the Road Agencies.
|
Figure 12.68.910-A: WHVS Site Trip Distribution AM Peak
Period
 |
|
Figure 12.68.910-B: WHVS Site Trip Distribution PM Peak
Period
 |
|
Figure 12.68.910-C: WHVS Buildout Recommended Intersection
Improvements
 |
|
Figure 12.68.910-D: WHVS & Rosa Reserve Buildout Recommended
Intersection Improvements
 |
(Ord. 6440 § 1, 2023)
A.
Purpose.
Adequate public facilities are necessary to support development in
the WHVS Plan District. A development application shall describe the
location and capacity of the public facilities that will provide service
to the development site and a decision to approve the application
may require the installation of additional facilities as necessary
to provide an adequate level of service.
B.
Compliance with Community Plan Public Facilities Plans. Development in the WHVS Plan District shall demonstrate compliance with the type, location and size of the public streets shown in Section 12.68.920.
C.
Development
approvals conditioned upon compliance with public master plans.
D.
The
Review Authority may approve a Zoning Review, Type II, or Type III
land use application for development provided that the following criteria
are met:
E.
A decision
to approve a development may include such conditions as necessary
to ensure compliance with this section.
(Ord. 6440 § 1, 2023)
|
Figure 12.68.930-A: WHVS Streets, Alternative 1
 |
|
Figure 12.68.930-B: WHVS Streets, Alternative 2
 |
|
Figure 12.68.930-C: Water System Master Plan, Alternative
1
 |
|
Figure 12.68.930-D: Water System Master Plan, Alternative
2
 |
|
Figure 12.68.930-E: Sanitary Sewer Master Plan, Alternative
1 Low (WHVS Only)
 |
|
Figure 12.68.930-F: Sanitary Sewer Master Plan, Alternative
2 Low (WHVS Only)
 |
|
Figure 12.68.930-G: Sanitary Sewer Master Plan, Alternative
1 High (WHVS and Rosa Reserve)
 |
|
Figure 12.68.930-H: Sanitary Sewer Master Plan, Alternative
2 High (WHVS and Rosa Reserve)
 |
|
Figure 12.68.930-I: Parks, Trails, and Open Space Mater
Plan
 |
|
Figure 12.68.930-J: Stormwater Master Plan, Status Quo
Facilities
 |
(Ord. 6440 § 1, 2023)
 |
 |
 |
 |
 |
 |
 |
 |
(Ord. 6440 § 1, 2023)
