Hillsboro City Zoning Code
SUBCHAPTER 12.10
USE CATEGORIES
12.10.010 - General Principles.
A.
Purpose. Land uses in this Code are classified into use categories on the basis of common functional, product or physical characteristics. These characteristics include the type and intensity of activity, type(s) of customers or residents, typical off-site impacts and building type. The basis for allowing or prohibiting the use categories in the various zones is the goals and policies of the Comprehensive Plan.
B.
Organization and Guidelines. Each use category is organized into the following sections:
1.
Characteristics. A description of the functional, product or physical characteristics which most closely describes the nature of the primary use.
2.
Examples of Uses. An illustrative, not exhaustive, list of examples of uses included in that category. The lists are intended to demonstrate the intent of this Code in determining the appropriate classification for unlisted or new uses not specifically addressed when these regulations were adopted.
3.
Examples of Accessory Uses. Accessory uses allowed in conjunction with the primary use and subject to the same regulations as the primary use unless stated otherwise in this Code.
4.
Exceptions. Uses that may appear to be included in the use category but are classified in another use category, and to which a reference is provided.
C.
Multiple Primary Uses. When all primary uses of a development fall within 1 use category, then the development is assigned to that use category. When the primary uses of a development fall within different use categories, each primary use is classified in the applicable category and is subject to the regulations for that category.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019)
12.10.020 - Uses Not Specifically Addressed.
Uses not specifically addressed in this Code may be classified into a use category through the process of a Director's Interpretation application, pursuant to Section 12.80.050.
(Ord. 6322 § 1, 2019)
12.10.030 - Special Use Standards.
12.10.100 - Residential Use Categories.
12.10.110 - Household Living.
A.
Characteristics. Household living is characterized by the residential occupancy of a dwelling unit that contains 8 or fewer bedrooms. Occupancy is arranged on a month-to-month basis or for a longer period. Dwelling units in this category must be self-contained, with cooking, sleeping and bathroom facilities.
B.
Examples of Uses.
•
Single detached dwelling
•
Duplex, Triplex, Quadplex
•
Residential home (as defined in Section 12.01.500)
•
Townhouse
•
Cottage cluster
•
Multiple-dwelling structure
•
Manufactured dwelling
•
Live-work dwelling
•
Dwelling unit in mixed-use building
C.
Examples of Accessory Uses.
•
Accessory dwelling units (when accessory to a single detached dwelling or townhouse)
•
Accessory structures
•
Home occupations
•
Certified or registered family child care home as defined in ORS 329A
•
Certified or registered residential home as defined in ORS 443
•
Private community recreation areas and/or facilities and community buildings within a development
•
Household energy production facilities, with energy produced and used mainly on-site
•
Amateur or "ham" radio facilities
•
Horticultural activities, excluding commercial structures and commercial processing
D.
Exceptions.
1.
Bed and breakfast inns are classified as commercial lodging.
2.
Residential businesses that exceed the standards for home occupations are classified as residential business.
3.
Except for residential homes noted in subsection B, facilities that provide State licensed and/or permitted provision of care, treatment or training such as medical, rehabilitative, palliative, acute or respite care are classified as group living or residential services.
4.
Emergency Shelters as defined in Section 12.01.500 are classified as community services.
(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019)
12.10.120 - Group Living.
A.
Characteristics. Group living is characterized by the residential occupancy of a structure that contains more than 8 bedrooms. Persons in group living may, or may not, receive care, treatment or training for which the State requires certification or licensure. Group living uses often have common facilities for dining, socializing, recreation, laundry, or other activities.
B.
Examples of Uses.
•
Dormitories, fraternities and sororities
•
Monasteries and convents
•
Single detached dwelling with more than 8 bedrooms
•
Group homes for persons with disabilities that are not otherwise classified as household living or residential services
•
Facilities for treatment of substance abuse and other addictions that are not licensed or certified, for which reasonable accommodation has been made under Subsection 12.80.050.B.
C.
Examples of Accessory Uses.
•
Facilities for shared eating, socializing, recreation, laundry or treatment
•
Institutional kitchens and laundry facilities
•
Offices
•
Parking for residents, visitors, and employees
D.
Exceptions.
1.
Residential occupancy of a dwelling unit that contains 8 or fewer bedrooms is classified as household living regardless of the number of dwelling units within a structure.
2.
Lodging where tenancy may be arranged for less than 1 month and a fee is collected and transient lodging tax owed is classified as commercial lodging.
3.
Facilities for persons under judicial detainment with 24-hour supervision are classified as detention facilities. This includes court-ordered post-incarceration transitional housing.
4.
Residential facilities as defined by State law (currently ORS 197.660) that are licensed and/or permitted by the State are classified as residential services.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019)
12.10.130 - Residential Services.
A.
Characteristics. Residential services are characterized by the residential or institutional occupancy of a structure for persons who receive on-site, State licensed and/or permitted provision of care, treatment or training such as medical, rehabilitative, palliative, acute or respite care. Residential services uses may have common facilities for dining, socializing, recreation and laundry and may provide accessory services such as room and board and assistance with activities associated with daily life.
B.
Examples of Uses.
•
Licensed or certified residential facility as defined by State law (currently ORS 197.660)
•
Licensed or certified programs for treatment of substance abuse and other addictions
•
Licensed or certified senior, nursing, or convalescent care, including assisted living facilities
•
Licensed or certified hospice facilities
C.
Examples of Accessory Uses.
•
Facilities for shared eating, socializing, recreation, laundry or treatment
•
Institutional kitchens and laundry facilities
•
Offices
•
Parking for residents, visitors and employees
D.
Exceptions.
1.
Facilities that are unlicensed and/or uncertified by the State which provide care, treatment, or training are classified as either household living or group living depending on the number of bedrooms.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019)
12.10.140 - Residential Business.
A.
Characteristics. Residential business is characterized by the simultaneous occupancy of a structure in a residential or mixed-use zone by both a residential use and a commercial or light manufacturing use where the latter exceeds the standards for a home occupation as specified in Section 12.40.170. The non-residential activity may vary in size and intensity with the intensity of the underlying residential zone. The residential occupancy of the structure is not limited to the business owner or operator. Residential Business may be subject to additional Plan District standards as specified in Subchapter 12.60 and to approval through the Conditional Use process as specified in Section 12.80.020.
B.
Examples of Uses.
•
Commercial Use, such as bakery or funeral home, with attached dwelling unit
•
Dwelling unit with interior commercial use, such as physician's office or dance school
•
Dwelling unit with attached or interior light manufacturing use, such as glass, pottery or textile fabrication
C.
Examples of Accessory Uses.
•
Parking for residents, customers and employees
•
Accessory uses to permitted uses in the zone
D.
Exceptions.
1.
Home Occupations as specified in Section 12.40.170 are classified as Household Living.
2.
In-home child day care that is licensed by the State is classified as Household Living.
3.
Residential homes as defined by the State of Oregon are classified as Household Living.
4.
Residential facilities as defined by the State of Oregon are classified as Residential Services.
5.
Licensed and/or certified facilities which provide care, treatment, or training are classified as residential services.
(Ord. 6401 § 1, 2022)
12.10.200 - Commercial Use Categories.
Commercial use categories include the following sections:
12.10.210 Commercial Lodging
12.10.215 Commercial Recreation
12.10.220 Commercial Parking
12.10.225 Durable Goods Sales
12.10.230 Eating and Drinking Establishments
12.10.235 Educational Services
12.10.240 Office
12.10.245 Retail Products and Services
12.10.250 Self-Service Storage
12.10.255 Vehicle Service and Repair
(Ord. 6401 § 1, 2022)
12.10.210 - Commercial Lodging.
A.
Characteristics. Commercial Lodging includes both privately-owned and -operated and commercially-owned and -operated overnight accommodations where tenancy is typically arranged on a daily, weekly, or monthly basis, and for which transient lodging tax should be paid.
B.
Examples of Uses.
•
Bed and breakfast inns
•
Short-term Rentals (STRs)
•
Hotels and motels
•
Executive suite hotels
•
Extended stay hotels or suites
C.
Examples of Accessory Uses.
•
Banquet, ballroom and conference center facilities
•
Lobbies
•
Offices
•
Parking for customers and employees
•
Restaurant and bars
•
Support retail activities
•
Indoor or outdoor recreation facilities for use by customers only
D.
Exceptions.
1.
Emergency Shelters as defined in Section 12.01.500 are classified as community services.
(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6410 § 1, 2022; Ord. 6401 § 1, 2022)
12.10.215 - Commercial Recreation.
A.
Characteristics. Commercial Recreation uses are sports-oriented facilities used for a variety of health, recreational, or social activities. Activities are primarily by and for participants; spectators are incidental and present on a non-recurring basis. Activities may be conducted within an enclosed building or in open facilities.
B.
Examples of Outdoor Commercial Recreation Uses.
•
Golf courses and driving ranges
•
Miniature golf facilities
•
Disc parks
•
Outdoor swimming pools or tracks
•
Outdoor sport courts
•
Batting cages
C.
Examples of Indoor Commercial Recreation Uses.
•
Sports courts
•
Bowling alleys
•
Skating rinks
•
Game arcades, pool halls, and billiards halls
•
Indoor firing ranges
•
Clubs and gymnasiums with weight rooms, indoor pools or tracks, and similar facilities
D.
Examples of Accessory Uses.
•
Caretaker's quarters
•
Concessions or incidental retail sales
•
Restaurants and banquet facilities
•
Conference rooms
•
Child care facilities
•
Maintenance facilities
•
Parking for customers and employees
E.
Exceptions. Uses which draw large numbers of people to periodic events are classified as Major Assembly Facilities.
(Ord. 6401 § 1, 2022)
12.10.220 - Commercial Parking.
A.
Characteristics. Commercial Parking facilities, in structures or on surface lots, provide public, customer, or employee accessory parking not associated with a particular use. A facility providing both accessory and general parking is also classified as a Commercial Parking facility. A fee may or may not be charged.
B.
Examples of Uses.
•
Short- and long-term fee parking garages and surface parking lots
•
Commercial district shared parking lots
•
Commercial shuttle parking
C.
Examples of Accessory Uses.
•
Ground floor or second floor commercial or institutional uses
•
Alternative transportation facilities such as secured bicycle parking
D.
Exceptions.
1.
Surface lots or parking garages accessory to a particular Use, used by the public for a fee during occasional nearby events are not classified as Commercial Parking.
2.
Public transit park-and-ride facilities are classified as Surface Alternative Transportation Facilities.
(Ord. 6401 § 1, 2022)
12.10.225 - Durable Goods Sales.
A.
Characteristics. Durable Goods Sales involve the sale, rental or leasing of new and used large goods having extended utility and generally requiring extensive indoor and/or outdoor display areas.
B.
Examples of Uses.
•
Furniture, large appliance and home improvement stores
•
Lumber yards
•
New and used vehicle sales including those for automobiles, trucks, motorcycles, boats and other personal transportation vehicles
•
Nurseries
C.
Examples of Accessory Uses.
•
Indoor or outdoor display and storage areas
•
Offices
•
On-site receiving, warehousing and shipping facilities
•
Parking for customers and employees
D.
Exceptions.
1.
Sales of building and landscaping materials primarily sold to contractors is classified as Wholesale Sales.
2.
Sales, leasing or rental of industrial, farm, or construction equipment is classified as Wholesale Sales.
(Ord. 6401 § 1, 2022)
12.10.230 - Eating and Drinking Establishments.
A.
Characteristics. Eating and Drinking Establishments sell food and/or beverages to the general public as the primary Use, for on-site consumption and/or take-away service.
B.
Examples of Uses.
•
Cafes, coffee shops and delicatessens
•
Dine-in restaurants with or without take-out facilities
•
Drive-up or drive-through restaurants with or without seating
•
Taverns, brew pubs, bars and night clubs
C.
Examples of Accessory Uses.
•
Offices
•
Parking for customers and employees
•
Storage
•
Outdoor seating or banquet facilities
•
On-site breweries or wineries, with tasting rooms
•
Catering facilities
•
Incidental retail sales
D.
Exceptions.
1.
Food service that is accessory to another use, (e.g., hotel, major entertainment venue), is regulated as part of the primary use.
2.
Catering or food preparation without on-site consumption is classified as Retail Products and Services.
(Ord. 6401 § 1, 2022)
12.10.235 - Educational Services.
A.
Characteristics. Educational Services provide specialized training or instruction not regulated by the State of Oregon Board of Higher Education. These services may be provided to children or adults. Training or instruction may be provided for fine arts, recreational or athletic activities, professional or vocational skills, or academic tutorial instruction.
B.
Examples of Uses.
•
Business and trade schools
•
Martial arts or gymnastics instruction
•
Music or dance instruction
•
Arts and crafts schools
•
Culinary schools
•
Vocational training for disabled persons
•
Tutoring services
C.
Examples of Accessory Uses.
•
Offices
•
Parking for students, customers and employees
•
Storage
D.
Exceptions.
1.
Institutions regulated by the State of Oregon Board of Higher Education are classified as Colleges and Universities.
2.
Trade schools where industrial vehicles and equipment are operated are classified as Industrial Services.
(Ord. 6401 § 1, 2022)
12.10.240 - Office.
A.
Characteristics. Office uses provide professional services in an office setting.
B.
Examples of Uses.
•
Computer system design and programming
•
Construction contracting offices without on-site storage
•
Data processing
•
Engineering, architectural, planning, and similar services
•
Graphic and industrial design
•
Outpatient medical, dental, behavioral health, substance use disorder, and allied health clinics and offices, and blood collection facilities
•
Psilocybin facilities
•
Medical and dental laboratories
•
Movie production facilities and recording studios
•
Financial, insurance, and real estate services
•
Scientific and technical services
•
Software and internet content development and publishing
•
Telecommunication service providers
•
Telemarketing or custom support center
•
Television, video, radio, and internet studios and broadcasters
C.
Examples of Accessory Uses.
•
Cafeterias
•
Parking for customers and employees
•
Recreation facilities, and other amenities primarily for the use of employees in the company or building
D.
Exceptions. If equipment and materials are stored on site and/or work is undertaken on site, contracting firms are classified as industrial services.
(Ord. 6417 § 1, 2022; Ord. 6408 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6322 § 1, 2019)
12.10.245 - Retail Products and Services.
A.
Characteristics. Retail products and services sell, lease, rent and/or repair new or used products and provide personal services. These services typically are provided directly to consumers, as opposed to wholesale products and services provided to industrial, institutional, or commercial users.
B.
Examples of Uses.
•
Sales, leasing or rental of products and equipment including art and crafts supplies, bicycles, dry goods, electronic equipment, entertainment media, groceries, hardware, home improvements, jewelry, pets, pet food, pharmaceuticals, plants and garden supplies, office supplies, and printed media
•
Retail sales of marijuana, cannabinoid products, and related items, including medical marijuana from a State-licensed retail sales facility
•
Repair or servicing of products or equipment generally performed on-site including communication and electronic devices, bicycles, clocks, watches, shoes, firearms, appliances and office equipment, locksmithing, and upholstery
•
Processing of products or equipment, including photo processing, dry cleaning and alterations, and photocopy and blueprint services
•
Personal services including adult or child day care, branch banks, free-standing urgent medical care clinics, laundromats, photographic studios, personal care services, soup kitchens and surplus food distribution centers, taxidermists, mortuaries and crematoria, and animal-related services including animal day care, grooming and overnight boarding and veterinary clinics
•
A minor assembly facility, such as a theater, church, or fraternal club, with a maximum Oregon Structural Specialty Code occupancy within the primary assembly area that is less than 250 persons
•
Catering or food preparation without on-site consumption
C.
Examples of Accessory Uses.
•
Delivery of marijuana, cannabinoid products, and related items, including medical marijuana, from a State-licensed retail sales facility
•
Manufacturing or repackaging of goods for on-site sale
•
Offices
•
Parking for customers and employees
•
Storage
D.
Exceptions.
1.
Sales, leasing and/or rental of automobiles, motorcycles, boats and trucks are classified as durable goods sales.
2.
Sales, leasing and/or rental of industrial, farm or construction equipment are classified as wholesale sales.
3.
Repair and service of automobiles, motorcycles and boats is classified as vehicle service and repair.
4.
Service of industrial, construction, and farm vehicles and equipment is classified as industrial services.
5.
Trade schools providing instruction on heavy equipment or truck operation are classified as industrial services.
6.
In home child day care that is licensed by the State is classified as household living.
7.
Residential homes that are licensed and/or permitted by the State are classified as household living.
8.
Facilities that are licensed and/or permitted by the State which provide care, treatment or training are classified as residential services.
9.
Medical clinics or medical office buildings providing outpatient care and not located in a hospital are classified as office.
10.
Uses involving concentrations of people gathering in reasonably close quarters such as theaters, churches, or fraternal clubs, with a maximum Oregon Structural Specialty Code occupancy within the primary assembly area that is equal to or greater than 250 persons, are classified as major assembly facilities.
(Ord. 6408 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6120 § 1, 2015)
12.10.250 - Self-Service Storage.
A.
Characteristics. Self-service storage uses provide free-standing indoor storage facilities for rent to individuals and businesses. These uses are designed to allow private access at all hours by the tenant for storing or removing personal or business property.
B.
Examples of Uses.
•
Mini-storages or mini-warehouses that are single-story or multi-story buildings with outside access to each unit or inside access from a common internal hallway
C.
Examples of Accessory Uses.
•
Caretaker's residence
•
Offices for security and/or leasing functions
•
Moving truck or trailer rental
•
Portable storage container rental
•
Covered or uncovered storage of vehicles
•
Parking for customers and employees
D.
Exceptions. A transfer and storage business where there are no individual storage units or where business employees are the primary movers of the stored or transferred goods is classified as warehouse and freight movement.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019)
12.10.255 - Vehicle Service and Repair.
A.
Characteristics. Vehicle service and repair include those uses related to service or repair of automobiles, trucks, motorcycles, boats, recreational vehicles and other personal transportation vehicles.
B.
Examples of Uses.
•
Vehicle servicing and repair
•
Vehicle body and/or paint shops
•
Vehicle washes
•
Department of Environmental Quality vehicle emission test sites
•
Automobile service stations, including gas stations and unattended card-lock fueling stations
•
Quick lubrication services
•
Tire sales and installation shops
•
Vehicle engine, transmission and muffler repair and maintenance shops
•
Vehicle upholstery and detailing shops
C.
Examples of Accessory Uses.
•
Offices
•
Indoor vehicle parts and sales
•
Indoor storage of vehicle parts and tires
•
On-site associated convenience store
•
On-site fleet refueling and maintenance facilities
•
Parking for customers and employees
D.
Exceptions.
1.
Truck stops are classified as industrial services.
2.
Refueling facilities for business fleets or bus barns located where such vehicles are stored are accessory uses to the primary use of the site.
3.
Sales, leasing and rental of construction and farm trucks and equipment are classified as wholesale sales.
4.
Repair and service of heavy trucks, industrial vehicles and equipment is classified as industrial service.
5.
Towing and vehicle storage is classified as vehicle storage.
6.
Vehicle wrecking and salvage is classified as solid waste treatment and recycling.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019)
12.10.300 - Industrial Use Categories.
12.10.310 - Industrial Services.
A.
Characteristics. Industrial services uses are engaged in repair and/or servicing of industrial, business or consumer machinery, equipment, products or by-products or in training or instruction of such repair or servicing. Contractors and building maintenance firms and similar uses perform services on or off site.
B.
Examples of Uses.
•
Building, heating, plumbing and electrical contractors
•
Bulk sales of building materials and landscaping materials
•
Contracting firms with on-site storage of equipment and materials
•
Data storage, processing and information technology centers
•
Equipment rental facilities
•
Extermination services
•
Fuel oil distribution and solid fuel yards
•
Heavy truck servicing and repair
•
Janitorial and building maintenance services
•
Laundry, dry-cleaning and carpet cleaning plants (not self-service)
•
Printing, publishing and lithography shops
•
Research and development laboratories
•
Repair and servicing of heavy construction or farm equipment (not automobiles)
•
Testing laboratories for marijuana, cannabinoid products, and related items, including medical marijuana
•
Tire retreading or recapping
•
Tool, electric motor and scientific or professional instrument repair
•
Trade schools where industrial vehicles and equipment are operated
•
Truck stops
•
Welding and machine shops
C.
Examples of Accessory Uses.
•
Interior and exterior storage of equipment and materials
•
Offices
•
Parking for customers, employees and fleet vehicles
D.
Exceptions.
1.
If equipment and materials are stored off site, and work is not undertaken on site, contracting firms are classified as office.
2.
Hotels, restaurants and other services which are part of a truck stop are considered accessory to the truck stop.
(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019)
12.10.320 - Manufacturing and Production.
A.
Characteristics. Manufacturing and production companies are involved in the manufacturing, processing, fabrication, packaging and/or assembly of products on-site, using natural, man-made, raw, secondary or partially-completed materials. Products are generally not displayed or sold on site, but if so, sales and display are accessory to the primary use. This category includes cottage industry as defined in Section 12.01.500. Products may be displayed or sold on site in a cottage industry use.
B.
Examples of Uses.
•
Breweries, distilleries and wineries
•
Catering establishments and commissaries
•
Concrete batching and asphalt mixing plants
•
Manufacture of solar, wind-power or other energy production devices
•
Food, beverage, and related product processing
•
Manufacture or assembly of machinery, equipment and instruments
•
Manufacture of micro-processors and computer components
•
Production of artwork and toys
•
Production of chemical, rubber, leather, clay, bone, plastic, stone or glass materials or products
•
Production of prefabricated structures, including manufactured dwellings
•
Production or fabrication of metals or metal products including enameling and galvanizing
•
Production or processing of marijuana, cannabinoid products, and related items, including medical marijuana
•
Sign making
•
Weaving or production of textiles or apparel
•
Woodworking, including cabinet makers
•
Printing, publishing, and lithography shops
C.
Examples of Accessory Uses.
•
Cafeterias
•
Employee recreational facilities
•
Interior and exterior storage
•
Offices
•
Parking for employees and fleet vehicles
•
Research and development specific to the primary use
•
On-site caretaker residence
•
Food and beverage production, on-site tasting rooms, with or without food service
D.
Exceptions.
1.
Manufacturing of goods to be sold primarily on site and to the general public is classified as retail products and services.
2.
Compost production and rendering plants are classified as solid waste treatment and recycling.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019)
12.10.330 - Solid Waste Treatment and Recycling.
A.
Characteristics. Solid waste treatment and recycling are characterized by uses that receive, process and/or recycle solid waste materials.
B.
Examples of Uses.
•
Vehicle and heavy machinery salvage and wrecking
•
Energy recovery plants
•
Hazardous-waste collection sites
•
Portable toilet collection, storage and pumping
•
Commercial recycling collection sites
•
Landfills
•
Commercial waste composting and/or compost production
•
Rendering plants
C.
Examples of Accessory Uses.
•
Loading docks
•
Material recycling facilities
•
Offices
•
Parking for employees and fleet vehicles
•
Re-packaging, sales and shipment of by-products and salvaged goods
D.
Exceptions.
1.
Disposal of clean fill material, as defined in OAR 340-093-0030, is not regulated as a land use.
2.
Community recycling or composting facilities at a community garden are classified as Community Services.
(Ord. 6401 § 1, 2022)
12.10.340 - Vehicle Storage.
A.
Characteristics. Vehicle storage yards provide covered or uncovered storage facilities for vehicles including automobiles, trucks, trailers, boats and recreational vehicles.
B.
Examples of Uses.
•
Vehicle impoundment yards
•
Vehicle fleet storage and maintenance facilities
•
Towing and vehicle storage operations
•
School bus yards
•
Recreational vehicle storage
C.
Examples of Accessory Uses.
•
Caretaker's residence
•
Offices for security and/or leasing functions
•
Waste disposal facilities for tenants' use
•
Mini-warehouse units accessory to the vehicle storage
•
Fleet maintenance, refueling and storage
•
Parking for customers and employees
D.
Exceptions. None.
(Ord. 6401 § 1, 2022)
12.10.350 - Warehouse and Freight Movement.
A.
Characteristics. Warehouse and Freight Movement companies are involved in the storage, repackaging, delivery and movement of products.
B.
Examples of Uses.
•
Centralized warehouses
•
Cold storage plants, including frozen food lockers
•
General freight storage
•
Household and business moving operations
•
Major post offices
•
Major wholesale distribution centers
•
Parcel or postal distribution facilities
•
Storage and stockpiling of sand, gravel, or other aggregate or raw materials
•
Freight terminals and yards
•
Mail-order merchandise warehouses
•
Heavy rail facilities
•
Transfer and storage facilities without individual units
C.
Examples of Accessory Uses.
•
Loading docks
•
Maintenance areas
•
Offices
•
Parking for customers, employees and fleet vehicles
•
Customer support centers
D.
Exceptions.
1.
Uses that involve the transfer or storage of solid or liquid wastes are classified as Solid Waste Treatment and Recycling.
2.
Mini-warehouses are classified as Self-Service Storage.
(Ord. 6401 § 1, 2022)
12.10.360 - Wholesale Sales.
A.
Characteristics. Wholesale Sales companies are involved in the sale, lease and/or rental of products primarily to businesses. On-site sales to the general public are limited.
B.
Examples of Uses.
•
Mail order houses
•
Sale and/or rental of construction and farm machinery, equipment, and vehicles, building materials, special trade tools, welding supplies, machine parts, electrical supplies, janitorial supplies, restaurant equipment and store fixtures
•
Wholesalers of food, clothing, auto parts, building hardware and office supplies
•
Wholesalers of marijuana, cannabinoid products, and related items, including medical marijuana
C.
Examples of Accessory Uses.
•
Offices
•
Product repair facilities
•
Parking for customers, employees and fleet vehicles
•
Warehouses
D.
Exceptions.
1.
Companies that engage primarily in sales to the general public are classified as Retail Products and Services.
2.
Companies that engage in sales on a membership basis are classified as either Retail and Products Services or Wholesale Sales, based on the characteristics of the Use.
3.
Companies that are primarily storing goods with little on-site business activity are classified as Warehouse and Freight Movement.
(Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019)
12.10.400 - Institutional Use Categories.
12.10.410 - Colleges and Universities.
A.
Characteristics. This category includes public or private colleges, universities and institutions which offer courses of study leading to an associate, bachelors and/or advanced degrees or trades certification. Such institutions are certified by the State of Oregon Board of Higher Education or by a recognized accrediting agency.
B.
Examples of Uses.
•
Community colleges
•
Liberal arts colleges
•
Religious colleges
•
Universities
•
Medical or nursing schools
C.
Examples of Accessory Uses.
•
Auditoriums and conference facilities
•
Faculty and administrative offices
•
Food service and dining facilities
•
Health facilities
•
Indoor or outdoor research animal housing
•
Indoor and outdoor recreation facilities including gymnasiums, playing fields and stadiums
•
Libraries, classrooms, laboratories and related instructional facilities
•
Student, faculty/staff and visitor parking
•
Student housing
•
Support retail services
•
Parking for students, visitors, employees and fleet vehicles
•
Utility plants and facilities
•
Security offices
D.
Exceptions. Business and trade schools are classified as Educational Services.
(Ord. 6401 § 1, 2022)
12.10.420 - Community Services.
A.
Characteristics. Community Services are uses of a public or nonprofit nature providing a range of continuous on-site social, cultural and recreational services to residents of the community.
B.
Examples of Uses.
•
Community centers, youth or senior centers, open to the general public
•
Community aquatic centers, open to the general public
•
Libraries, museums and related cultural facilities
•
Post offices
•
Animal shelters
•
Emergency shelters
C.
Examples of Accessory Uses.
•
Indoor athletic facilities
•
Classrooms and conference rooms
•
Day care facilities
•
Food service and dining areas
•
Health and therapy facilities
•
Offices
•
Parking for customers, employees and fleet vehicles
D.
Exceptions.
1.
Private lodges, clubs and private or commercial athletic or health clubs are classified as Retail Products and Services.
2.
Emergency shelters operating for a period of 90 days or less are considered temporary buildings or uses and subject to HMC Subchapter 11.12.
(Ord. 6401 § 1, 2022)
12.10.430 - Detention Facilities.
A.
Characteristics. Detention Facilities include facilities for the court-ordered detention or incarceration of people. Inmates and detainees are under 24-hour supervision by peace officers or other designated personnel, except when on an approved leave.
B.
Examples of Uses.
•
Jails and prisons
•
Juvenile detention facilities
•
Post-incarceration transitional facilities and restitution centers
C.
Examples of Accessory Uses.
•
Food service and dining facilities
•
Housing for residents and supervisory staff
•
Administrative and facility offices
•
Parking for visitors, employees and fleet vehicles
•
Recreational, health and therapy facilities
•
Vocational and manufacturing facilities
D.
Exceptions. None.
(Ord. 6401 § 1, 2022)
12.10.440 - Hospitals.
A.
Characteristics. Hospitals provide comprehensive inpatient, outpatient and emergency services and are accredited by State and national accreditation agencies. Such institutions tend be located on multi-block sites in campus-like settings. Hospitals may or may not include on-campus medical office buildings associated with the hospital organization.
B.
Examples of Uses.
•
Free-standing inpatient hospitals
•
Inpatient hospitals including on-campus medical office buildings
C.
Examples of Accessory Uses.
•
Administrative and physician offices
•
Auditoriums and conference facilities
•
Food service and dining facilities
•
Chapels or meditation centers
•
Housekeeping and maintenance facilities
•
Inpatient, emergency and outpatient diagnostic and treatment facilities
•
Physical therapy and rehabilitation facilities
•
Overnight housing for patients, their families, and health care providers
•
Parking for patients, employees, visitors and fleet vehicles (including temporary recreational vehicle visitor parking)
•
Teaching facilities for health care professionals including nursing and medical schools
•
Central utility plants
•
Security offices
D.
Exceptions.
1.
Residential homes that are licensed and/or permitted by the State are classified as Household Living.
2.
Residential facilities that are licensed and/or permitted by the State are classified as residential services.
3.
Facilities that are licensed and/or permitted by the State which provide care, treatment, or training are classified as residential services.
4.
Free-standing medical clinics or medical office buildings providing outpatient care and not located in a hospital campus are classified as office.
5.
Free-standing urgent medical care clinics are classified as retail products and services.
6.
Free-standing facilities that are licensed and/or permitted by the State as a hospital but provide only specialized non-emergency inpatient care and are not located in a hospital campus are classified as residential service.
(Ord. 6408 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019)
12.10.450 - Major Assembly Facilities.
A.
Characteristics. Major assembly facilities are uses that attract a large number of people who participate as a group in a specific activity or event that may be religious, cultural, social or recreational. The distinguishing characteristic between a major and minor assembly facility is maximum occupancy. The maximum Oregon Structural Specialty Code occupancy within the primary assembly area of a major assembly facility is equal to or greater than 250 persons and less than 250 persons for a minor assembly facility.
B.
Examples of Uses.
•
Churches, synagogues, mosques or temples
•
Auditoriums
•
Coliseums, stadiums and sports arenas
•
Convention and conference centers
•
Fairgrounds
•
Race tracks
•
Outdoor amphitheaters
C.
Examples of Accessory Uses.
•
Locker rooms and related indoor and outdoor recreational facilities
•
Social halls and kitchens
•
Restaurants, bars and concessions
•
Offices
•
Maintenance facilities
•
Child or senior day care
•
Religious school classrooms
•
Parking for attendees, customers and employees
•
Recreational vehicle camping facilities where permitted in the underlying base zone
•
Caretaker residence
D.
Exceptions.
1.
A minor assembly facility is classified as retail products and services.
2.
Day care/nursery schools and schools for students from grades K-12 that are located in a religious institution are subject to regulations for day care and schools, respectively.
3.
An assembly area that is accessory to the primary use, such as a conference facility in a hotel or industrial campus or an auditorium in a school, is considered accessory to the primary use.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6120 § 1, 2015; Ord. 6112 § 1, 2015)
12.10.460 - Schools.
A.
Characteristics. School uses are public and private educational facilities providing State-mandated basic education. Schools may serve any ages of students from kindergarten through 12th grade.
B.
Examples of Uses.
•
Public and private elementary, middle and high schools, with or without kindergartens
•
Boarding schools and military academies that have residential facilities for students
C.
Examples of Accessory Uses.
•
Auditoriums
•
Classrooms, laboratories, libraries and related educational facilities
•
Daycare facilities for students and staff
•
Kitchens and cafeterias
•
Indoor and outdoor recreational facilities including gymnasiums and athletic facilities
•
Offices
•
Parking for visitors, students (high school only) and employees
•
Student housing
D.
Exceptions.
1.
Pre-schools which are standalone schools not associated with the grade levels of State-mandated basic education are classified as day care under retail products and services.
2.
Pre-schools which are incorporated into the education continuum of State-mandated basic education within a public or private educational facility are classified as schools but are subject to the Special Use Standards in Section 12.40.150.
3.
Business and trade schools are classified as educational services.
(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019)
12.10.500 - Infrastructure and Utilities Categories.
Infrastructure and utilities use categories include the following sections:
12.10.510 Aviation Uses
12.10.520 Parks and Open Areas
12.10.530 Public Safety Facilities
12.10.540 Surface Alternative Transportation Facilities
12.10.550 Telecommunication Facilities
12.10.560 Utility Facilities
(Ord. 6401 § 1, 2022)
12.10.510 - Aviation Uses.
A.
Characteristics. Aviation Uses include landing, take-off, servicing and storage of aircraft including airplanes, jets, helicopters and gliders, and activities related to or using aircraft or aviation services.
B.
Examples of Uses.
•
Aviation-related activities, including taxiing, take-offs and landings
•
Air passenger and air freight services and facilities
•
Emergency medical flight services
•
Law enforcement and firefighting activities
•
Search and rescue operations
•
Flight instruction
•
Aircraft service, maintenance and training
•
Aircraft rental and supporting facilities
•
Aircraft and aeronautic equipment and supplies sales
•
Indoor or outdoor storage of aircraft (hangars or tie-downs)
•
Crop dusting activities
•
Agricultural activities as authorized by the airport authority
•
Manufacturing, processing, or distribution of aircraft or aircraft related products
•
Commercial supporting uses at terminal buildings
•
Aeronautic educational, recreational and sporting activities
•
Flights carrying parachutists and parachute drops
C.
Examples of Accessory Uses.
•
Aircraft sales and storage
•
Air traffic control towers
•
Freight-handling areas
•
Landside aviation navigation facilities
•
Offices
•
Maintenance and fueling facilities
•
Parking for pilots, visitors, employees and fleet vehicles
•
Restaurants, concessions and shops
D.
Exceptions. Private helicopter landing facilities on the same site as another use, such as a hospital, are considered accessory uses. However, such facilities remain subject to all Federal and State regulations governing helicopter landing facilities.
(Ord. 6401 § 1, 2022)
12.10.520 - Parks and Open Areas.
A.
Characteristics. Parks and Open Areas are primarily publicly-owned or nonprofit facilities featuring natural or cultivated landscaping; active and passive outdoor recreation including playing fields, basketball and tennis courts, swimming pools and trails; community gardens and public squares.
B.
Examples of Uses.
•
Botanical gardens
•
Cemeteries
•
Community gardens
•
Nature preserves
•
Parks
•
Public squares and plazas
•
Recreational trails
C.
Examples of Accessory Uses.
•
Caretaker's residence
•
Educational centers
•
Columbaria and mausoleums
•
Incidental retail and concessions
•
Maintenance facilities
•
Playing fields, tennis courts, swimming pools and trails
•
Parking for visitors and employees
•
Picnic shelters and pedestrian amenities
•
Ponds and water features
D.
Exceptions. Golf courses are classified as Commercial Recreation.
(Ord. 6401 § 1, 2022)
12.10.530 - Public Safety Facilities.
A.
Characteristics. Public Safety Facilities provide police, fire, ambulance and emergency services to the community. With the exception of ambulance services, these facilities are typically publicly owned and operated.
B.
Examples of Uses.
•
Emergency communications centers
•
Police and fire stations
•
Publicly- and privately-operated ambulance facilities
•
Public agency or private utility operations centers
C.
Examples of Accessory Uses.
•
Communication equipment and towers
•
Kitchens and dining facilities
•
Overnight accommodations for employees
•
Parking for visitors, employees, fleet vehicles and equipment
•
Training facilities
•
Recreational facilities for employees
D.
Exceptions. None.
(Ord. 6401 § 1, 2022)
12.10.540 - Surface Alternative Transportation Facilities.
A.
Characteristics. Surface Alternative Transportation Facilities support mass transit, including bus, light rail, commuter rail, and bicycle transportation. Surface Alternative Transportation Facilities do not include road rights-of-way and the associated improvements such as bicycle paths, lanes or sidewalks.
B.
Examples of Uses.
•
Bicycle parking centers
•
Bus stops and shelters
•
Light rail or commuter stations and transit centers
•
Transit park-and-ride facilities, both surface and structured
•
Transit vehicle storage and maintenance yards
C.
Examples of Accessory Uses.
•
Ticketing equipment or booths
•
Incidental retail Uses
•
Public safety facilities
•
Public open space
D.
Exceptions.
1.
Heavy rail facilities are classified as Warehouse and Freight Movement.
2.
School bus yards are classified as Vehicle Storage.
(Ord. 6401 § 1, 2022)
12.10.550 - Telecommunication Facilities.
A.
Characteristics. Telecommunication Facilities include all devices, equipment, machinery, structures and supporting structures necessary to produce or transfer a signal or message. Only free-standing towers are classified as Telecommunication Facilities.
B.
Examples of Uses.
•
AM and FM radio and television towers, including "low power FM" facilities
•
Wireless transmission towers
•
Point-to-point microwave towers
•
Two-way radio towers
•
Receive only antennas
C.
Examples of Accessory Uses.
•
Broadcast facilities
•
Offices
•
Parking for visitors and employees
•
Transmitter facilities
•
Utility cabinets
•
Generators and other incidental improvements
D.
Exceptions.
1.
Free-standing radio and television studios are classified as Offices.
2.
Telecommunication Facilities at a Public Safety Facilities use are accessory to that use.
3.
Amateur "Ham" radio facilities on residential property are accessory to the Household Living use.
4.
Stealth telecommunication facilities mounted on or within buildings or structures are not regulated as separate from the primary use.
(Ord. 6401 § 1, 2022)
12.10.560 - Utility Facilities.
A.
Characteristics. Utility Facilities are local and regional infrastructure facilities which must be located in or near the area to which the infrastructure is provided. Utility facilities may be publicly or privately owned and operated. Most facilities have few or no on-site employees, although treatment plants may be staffed continuously.
B.
Examples of Uses.
•
Electrical substations
•
High tension electrical power lines
•
Sewage disposal and conveyance systems
•
Telephone exchange equipment
•
Water or sewage pump stations
•
Water towers and reservoirs
•
Water quality and flow control facilities
•
Water or sewage treatment plants
C.
Examples of Accessory Uses.
•
Control, monitoring, data and/or transmission equipment within or outside structures
•
Offices
•
Parking for visitors, employees and fleet vehicles
•
Security fencing
D.
Exceptions.
1.
Utility offices where employees or customers are generally present are classified as Offices.
2.
Public agency or private utility operations centers are classified as Public Safety Facilities.
(Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019)