Hillsboro City Zoning Code

SUB CHAPTER 12.21

SINGLE DETACHED AND MIDDLE HOUSING RESIDENTIAL ZONES

12.21.010 - Single Detached and Middle Housing Residential Zones.

There are 8 single detached and middle housing residential zones in the City:

R-10 Residential;

R-8.5 Residential;

R-7 Residential;

R-6 Residential;

R-4.5 Residential;

SCR-LD Station Community Residential—Low Density;

SCR-OTC Station Community Residential—Orenco Townsite Conservation; and

SCR-DNC Station Community Residential—Downtown Neighborhood Conservation.

(Ord. 6401 § 1, 2022)

12.21.020 - Locational Characteristics.

On the Comprehensive Plan Land Use Map, single detached and middle housing residential zones implement the RL Residential Low Density designation with the following exceptions:

R-4.5 implements the lowest density in the RM Residential Medium Density designation.

SCR-LD, SCR-OTC and SCR-DNC (among other zones) implement the SCPA Station Community Planning Area designation.

(Ord. 6401 § 1, 2022)

12.21.030 - Organization within This Subchapter.

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

Purposes.

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

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

Accessory Uses Permitted.

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

Variances and Adjustments.

Other Pertinent Regulations.

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

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

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

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

Conditionally Permitted Uses (C) may be allowed, subject to approval on an individual basis as Conditional Uses. The Conditional Use permit application process and approval criteria are described in Section 12.80.020. Certain Conditional Uses may have additional standards as described in Subchapter 12.40.

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

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

Accessory Uses Permitted. Accessory uses are permitted in each zone, in conjunction with the primary residence on the site and are subject to the same regulations as the primary use unless stated otherwise in the Code. Characteristics and standards for certain accessory uses are listed in Subchapter 12.40.

Development Standards.

Development standards for each single detached and middle housing residential zone are summarized in tables. Development standards are typically numerical standards: minimum and maximum densities; minimum and maximum lot dimensions; structural setbacks; maximum building height and lot coverage. All new development must comply with the development standards unless a variance or adjustment is approved as described in subsection G below.

Maximum residential densities in each single detached and middle housing residential zone are generally derived from the minimum lot size: Minimum densities are approximately 80% of the maximum density. Density calculation formulas for minimum and maximum density are described in Section 12.50.120. Minimum and maximum residential densities apply to all residential use categories, except as specified for middle housing in the development standards for each zone.

Certain development standards are illustrated in a figure following the development standards table in each zone.

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

Other Pertinent Regulations. Additional standards such as parking, landscaping, vision clearance, and street improvements, may also apply to development in single detached and middle housing residential zones. These site design and development standards may also have exceptions as described in those sections.

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

12.21.100 - R-10 Residential.

The R-10 zone includes the following sections:

12.21.110 Purposes

12.21.120 Housing Types

12.21.130 Uses

12.21.140 Accessory Uses Permitted by Right

12.21.150 Development Standards

12.21.160 Variances and Adjustments

12.21.170 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.110 - Purposes.

Create and Maintain Large Lot Residential Opportunities. The R-10 zone implements the lowest density of the Low Density Residential Comprehensive Plan designation, providing an opportunity for large lot residential development in appropriate areas.

Preserve Neighborhood Livability. The R-10 zone encourages livability in existing and future large lot residential neighborhoods by allowing residential development with compatible non-residential uses such as schools, assembly facilities and parks.

(Ord. 6401 § 1, 2022)

12.21.120 - Housing Types.

Table 12.21.120-1 lists Housing Types permitted in the R-10 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.120-1: Housing Types in the R-10 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to Special Use standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

(Ord. 6401 § 1, 2022)

12.21.130 - Uses.

Table 12.21.130-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-10 zone.

Table 12.21.130-1: Use Categories in the R-10 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.120-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation only (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories - Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.140 - Accessory Uses Permitted by Right.

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

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

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

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

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.150 - Development Standards.

Base zone development standards in the R-10 zone are listed in Table 12.21.150-1. Certain standards are illustrated in Figure 12.21.150-A.

Table 12.21.150-1: Development Standards in the R-10 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	10,000 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	19,999 sq. ft.
Minimum Density	3.5 du/na	Minimum density for cottage clusters is 4 du/na.
Maximum Density	4.35 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 17.4 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	70 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.120-1.
• Front Yard	20 feet
• Side Yard	10 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2 ½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	40% for interior lot 45% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.150-A

Figure 12.21.150-A:
Development Standards in the R-10 Zone

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

12.21.160 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-10 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.170 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-10 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.200 - R-8.5 Residential.

The R-8.5 zone includes the following sections:

12.21.210 Purposes

12.21.220 Housing Types

12.21.230 Uses

12.21.240 Accessory Uses Permitted by Right

12.21.250 Development Standards

12.21.260 Variances and Adjustments

12.21.270 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.210 - Purposes.

Create and Maintain Large Lot Residential Opportunities. The R-8.5 zone implements the lower end of the Residential Low Density Comprehensive Plan designation range, providing an opportunity for large lot residential development in appropriate areas.

Preserve Neighborhood Livability. The R-8.5 zone encourages livability in existing and future large lot residential neighborhoods by allowing residential development with compatible non-residential uses such as schools, assembly facilities and parks.

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

12.21.220 - Housing Types.

Table 12.21.220-1 lists housing types permitted in the R-8.5 zone. Housing types are defined in Section 12.01.500.

Table 12.21.220-1: Housing Types in the R-8.5 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to Special Use standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.230 - Uses.

Table 12.21.230-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the R-8.5 zone.

Table 12.21.230-1: Use Categories in the R-8.5 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.220-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Service	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to Special Use standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.240 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.100.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.250 - Development Standards.

Development standards in the R-8.5 zone are listed in Table 12.21.250-1. Certain standards are illustrated in Figure 12.21.250-A.

Table 12.21.250-1: Development Standards in the R-8.5 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	8,500 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	16,999 sq. ft.
Minimum Density	4 du/na
Maximum Density	5 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 20 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	65 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130(E) Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.220-1.
• Front Yard	20 feet
• Side Yard
◦ Interior Lots	6 feet
◦ Corner Lots	8 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	45% for standard lot 50% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.250-A

Figure 12.21.250-A:
Single Detached Dwelling Development Standards in the R-8.5 Zone

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

12.21.260 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-8.5 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.270 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-8.5 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.300 - R-7 Residential.

The R-7 zone includes the following sections:

12.21.310 Purposes

12.21.320 Housing Types

12.21.330 Uses

12.21.340 Accessory Uses Permitted by Right

12.21.350 Development Standards

12.21.360 Variances and Adjustments

12.21.370 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.310 - Purposes.

Create and Maintain Large Lot Residential Opportunities. The R-7 zone implements the middle of the Low Density Residential Comprehensive Plan designation density range, providing an opportunity for residential development on moderate sized lots in appropriate areas.

Preserve Neighborhood Livability. The R-7 zone encourages livability in existing and future residential neighborhoods with moderate sized lots by allowing residential development with compatible non-residential uses such as schools, assembly facilities and parks.

(Ord. 6401 § 1, 2022)

12.21.320 - Housing Types.

Table 12.21.320-1 lists Housing Types permitted in the R-7 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.320-1: Housing Types in the R-7 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.330 - Uses.

Table 12.21.330-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-7 zone.

Table 12.21.330-1: Use Categories in the R-7 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.320-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.340 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.350 - Development Standards.

Base zone development standards in the R-7 zone are listed in Table 12.21.350-1. Certain standards are illustrated in Figure 12.21.350-A.

Table 12.21.350-1: Development Standards in the R-7 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	7,000 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	13,999 sq. ft.
Minimum Density	5.0 du/na
Maximum Density	6.25 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	60 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.320-1.
• Front Yard	20 feet
• Side Yard	5 feet; sum of 2 side yards at least 13 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	45% for standard lot 50% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.350-A

Figure 12.21.350-A:
Development Standards in the R-7 Zone

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

12.21.360 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-7 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.370 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-7 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.400 - R-6 Residential.

The R-6 zone includes the following sections:

12.21.410 Purposes.

12.21.420 Housing Types.

12.21.430 Uses.

12.21.440 Accessory Uses Permitted by Right.

12.21.450 Development Standards.

12.21.460 Variances and Adjustments.

12.21.470 Other Pertinent Regulations.

(Ord. 6401 § 1, 2022)

12.21.410 - Purposes.

Create and Maintain Smaller Lot Residential Opportunities. The R-6 zone implements the highest end of the Low Density Residential Comprehensive Plan designation density range, providing an opportunity for smaller lot residential development in appropriate areas.

Preserve Neighborhood Livability. The R-6 zone encourages livability in existing and future smaller lot residential neighborhoods by allowing residential development with compatible non-residential Uses such as schools, assembly facilities and parks.

(Ord. 6401 § 1, 2022)

12.21.420 - Housing Types.

Table 12.21.420-1 lists Housing Types permitted in the R-6 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.420-1: Housing Types in the R-6 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.430 - Uses.

Table 12.21.430-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-6 zone.

Table 12.21.430-1: Use Categories in the R-6 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.420-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.440 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.450 - Development Standards.

Base zone development standards in the R-6 zone are listed in Table 12.21.450-1. Certain standards are illustrated in Figure 12.21.450-A.

Table 12.21.450-1: Development Standards in the SR-6 Zone
Standard	Requirement	Clarifications
Minimum Lot Size		Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Single detached dwelling, duplex, or triplex	6,000 sq. ft.
Quadplex or Cottage Cluster	7,000 sq. ft.
Townhouse	1,500 sq. ft. (average)
Maximum Lot Size	11,999 sq. ft.
Minimum Density	6.0 du/na
Maximum Density	7.5 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	55 feet
• Depth	85 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front yard and rear setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.420-1.
• Front Yard (interior lots): to dwelling or garage door	20 feet
• Front Yard (corner lots)
◦ to dwelling	10 feet on 1 frontage; 20 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 15.50.715.E.4.
Maximum Lot Coverage	55% for interior lot 60% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.450-A

Figure 12.21.450-A:
Development Standards in the R-6 Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.460 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-6 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit application pursuant to Section 12.80.130.

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

12.21.470 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-6 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.500 - R-4.5 Residential.

The R-4.5 zone includes the following sections:

12.21.510 Purposes

12.21.520 Housing Types

12.21.530 Uses

12.21.540 Accessory Uses Permitted by Right

12.21.550 Development Standards

12.21.560 Variances and Adjustments

12.21.570 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.510 - Purposes.

Create and Maintain Small Lot Residential Opportunities. The R-4.5 zone implements the lowest density of the Medium Density Residential Comprehensive Plan designation, providing an opportunity for small lot residential development in appropriate areas.

Preserve Neighborhood Livability. The R-4.5 zone encourages livability in existing and future small lot residential neighborhoods by allowing residential development with compatible non-residential Uses such as schools, assembly facilities and parks.

(Ord. 6401 § 1, 2022)

12.21.520 - Housing Types.

Table 12.21.520-1 lists Housing Types permitted in the R-4.5 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.520-1: Housing Types Permitted in the R-4.5 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.530 - Uses.

Table 12.21.530-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-4.5 zone.

Table 12.21.530-1: Use Categories in the R-4.5 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.520-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130; all other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, or temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.540 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.550 - Development Standards.

Base zone development standards in the R-4.5 zone are listed in Table 12.21.550-1. Certain standards are illustrated in Figure 12.21.550-A.

Table 12.21.550-1: Development Standards in the R-4.5 Zone
Standard	Requirement	Clarifications
Minimum Lot Size		Variation of lot areas permitted in some subdivisions: see Section 12.50.110.
• Single detached dwelling or duplex	4,500 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
Maximum Lot Size	8,999 sq. ft.	Middle housing is exempt from maximum lot size.
Minimum Density	8.0 du/na
Maximum Density	10.0 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	50 feet
• Depth	80 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 15 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.520-1.
• Front Yard (interior lots)
◦ to dwelling	15 feet
◦ to garage door	20 feet
• Front Yard (corner lots)
◦ to dwelling	10 feet on 1 frontage; 15 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard	15 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	55% for interior lot 60% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.550-A

Figure 12.21.550-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the R-4.5 Zone

(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2109; Ord. 6120 § 1, 2015)

12.21.560 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-4.5 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2109; Ord. 6120 § 1, 2015)

12.21.570 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-4.5 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.600 - SCR-LD Station Community Residential—Low Density.

The SCR-LD zone includes the following sections:

12.21.610 Purposes

12.21.620 Housing Types

12.21.630 Uses

12.21.640 Accessory Uses Permitted by Right

12.21.650 Development Standards

12.21.660 Variances and Adjustments

12.21.670 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.610 - Purposes.

Provide Housing Options in Proximity to Transit. The SCR-LD zone implements the SCPA Station Community Planning Area Comprehensive Plan designation, providing opportunities for development of single detached dwellings, middle housing, and accessory dwelling units generally greater than ½ mile or more from a transit stop.

Transition Residential Density. The SCR-LD zone may also be applied to serve as a transition area between higher intensity development within a Station Community Planning Area and lower density neighborhoods.

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

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

12.21.620 - Housing Types.

Table 12.21.620-1 lists housing types permitted in the SCR-LD zone. Housing types are defined in Section 12.01.500.

Table 12.21.620-1: Housing Types Permitted in the SCR-LD Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.630 - Uses.

Table 12.21.630-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the SCR-LD zone.

Table 12.21.630-1: Use Categories in the SCR-LD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.620-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.640 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.650 - Development Standards.

Base zone development standards in the SCR-LD zone are listed in Table 12.21.650-1. Certain standards are illustrated in Figure 12.21.650-A.

Table 12.21.650-1: Development Standards in the SCR-LD Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single Detached Dwelling or Duplex	3,600 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
Maximum Lot Size
• Detached Single-Dwelling Structure	7,199 sq. ft.
• Other housing types	None
Minimum Density	9.0 du/na
Maximum Density	14.0 du/na	Within 100 feet of a developed non-SCPA neighborhood, maximum density for single detached dwellings is limited as follows: either 7.0 du/na; or the density of the adjacent area, whichever is greater. Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width and frontage are 20 feet. No minimum lot depth required for lots or parcels created by subdivision or partition. Exception to minimum frontage provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	30 feet
• Depth	None
• Frontage	30 feet
Minimum Setbacks*		Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.620-1. Minimum front yard setback subordinate to public utility easements.
• Front Yard
◦ to dwelling	10 feet
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks		Applicable to dwelling; not to garage door.
• Front Yard	13 feet
• Side Yard	5 feet
• Rear (including alley)	None
Minimum Building Height*	None
Maximum Building Height	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.650-A

Figure 12.21.650-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-LD Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.21.660 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.670 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.700 - SCR-OTC Station Community Residential—Orenco Townsite Conservation.

The SCR-OTC zone includes the following sections:

12.21.710 Purposes

12.21.720 Housing Types

12.21.730 Uses

12.21.740 Accessory Uses Permitted by Right

12.21.750 Development Standards

12.21.760 Variances and Adjustments

12.21.770 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.710 - Purposes.

Preserve the Historic Orenco Townsite. The SCR-OTC zone implements the SCPA Station Community Planning Area Comprehensive Plan designation in the historic Orenco neighborhood, conserving the historic lotting pattern, open space and architectural character of the townsite, providing opportunities for rehabilitation of existing buildings and construction of compatible new development.

Provide Transit-Supportive Housing Options. The SCR-OTC zone provides for the development of single detached dwellings, middle housing, and accessory dwelling units that are within reasonable proximity to the Orenco Light Rail Transit station.

Preserve Neighborhood Livability. The SCR-OTC zone encourages livability in an existing historic neighborhood by allowing compatible non-residential uses such as schools, neighborhood commercial, and parks.

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

12.21.720 - Housing Types.

Table 12.21.720-1 lists housing types permitted in the SCR-OTC zone. Housing types are defined in Section 12.01.500.

Table 12.21.720-1: Housing Types Permitted in the SCR-OTC Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190 and Orenco Plan District Townsite architectural standards in Section 12.62.500.
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.730 - Uses.

Table 12.21.730-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the SCR-OTC zone.

Table 12.21.730-1: Use Categories in the SCR-OTC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.720-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd and subject to additional standards in Section 12.40.130. All other uses not permitted.
Eating and Drinking Establishments	L	Small-scale eating and drinking establishment uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd.
Office	L	Small-scale office uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	C/L/N	Small-scale retail products and services uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd. Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, or temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.740 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.104. All accessory structures are subject to the architectural requirements of the Orenco Plan District under Section 12.62.400.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.750 - Development Standards.

Base zone development standards in the SCR-OTC zone are listed in Table 12.21.750-1. Certain standards are illustrated in Figure 12.21.750-A.

Table 12.21.750-1: Development Standards in the SCR-OTC Zone
Standard	Requirement	Clarifications
Minimum Lot Size		For townhouse lots, average minimum lot size is 1,500 sq. ft.
• Residential	7,500 sq. ft.
• Non-Residential and Mixed-Use	None
Maximum Lot Size		Maximum residential lot size subject to original townsite lot dimensions (see Subsection 12.62.300.A).
• Residential	See clarifications
• Non-Residential and Mixed-Use	None
Minimum Density	6.0 du/na
Maximum Density	12.0 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	0.4	Applicable only to commercial development on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd.
Minimum Lot Dimensions*		For townhouse lots, minimum lot width and frontage is 20 feet and minimum lot depth is 65 feet. Alley frontage not permitted without street frontage on the same lot; flag lots not permitted (see Subsection 12.62.400.I). Exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	50 feet
• Depth	150 feet
• Frontage	50 feet
Minimum Setbacks*: Residential		Minimum front yard setback subordinate to public utility easements. Garage locations subject to additional requirements in Section 12.62.500. Common wall garages permitted with zero side setback, subject to IBC compliance. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.720-1. For cottage clusters, the minimum rear yard setback to dwellings is 10 feet. Garage locations subject to additional requirements in Section 12.62.400.
• Front Yard
◦ to dwelling	5 feet
◦ to garage door	19 feet
• Side Yard	5 feet; sum of 2 side yards at least 15 feet
• Rear Yard
◦ to front-loaded dwelling	10 feet
◦ to rear-loaded dwelling	16 feet to alley
◦ to garage door	Either 5 feet or less; or 19 feet or more
Minimum Setbacks: Non-Residential and Mixed-Use	None	All setbacks subordinate to public utility easements and IBC requirements.
Maximum Setbacks: Residential
• Front Yard	20 feet
• Side Yard	None
• Rear Yard	None
Maximum Setbacks: Non-Residential and Mixed-Use
• Front Yard	10 feet
• Side Yard	None
• Rear Yard	None
Minimum Building Height
• Residential*	None
• Non-Residential and Mixed-Use
◦ < 800 ft. from LRT Station	2 stories or 25 feet, whichever is less
◦ > 800 ft. from LRT Station	None
Maximum Building Height		Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
• Residential*	2 stories or 35 feet
• Non-Residential and Mixed-Use	3 stories or 40 feet
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Illustrated in Figure 12.21.750-A

Figure 12.21.750-A:
Single Detached Dwelling Lot Dimensions Setbacks
and Height Requirements in the SCR-OTC Zone

(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6283 § 1, 2018; Ord. 6120 § 1, 2015)

12.21.760 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit application pursuant to Section 12.80.130.

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

12.21.770 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.62.300 Standards Specific to the Orenco Townsite Area

•

Section 12.62.400 Architectural Conservation Standards Specific to the Orenco Townsite Area

(Ord. 6401 § 1, 2022)

12.21.800 - SCR-DNC Station Community Residential—Downtown Neighborhood Conservation.

The SCR-DNC zone includes the following sections:

12.21.810 Purposes

12.21.820 Housing Types

12.21.830 Uses

12.21.840 Accessory Uses Permitted by Right

12.21.850 Development Standards

12.21.860 Variances and Adjustments

12.21.870 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.810 - Purposes.

Preserve Historic Downtown Neighborhoods. The SCR-DNC zone implements the SCPA Station Community Planning Area Comprehensive Plan designation in the historic neighborhoods near the downtown, conserving their historic, open space and architectural qualities and providing opportunities for rehabilitation of existing buildings and construction of compatible new development.

Provide Transit-Supportive Housing Options. The SCR-DNC zone provides for the development of single detached dwellings, middle housing, multi-dwelling structures, live-work dwellings, and small-scale commercial development with reasonable proximity to the downtown LRT stations.

Preserve Neighborhood Livability. The SCR-DNC zone encourages livability in an existing historic neighborhood by allowing compatible non-residential Uses such as schools and parks.

Provide Mixed-Use Development Opportunities. In the SCR-DNC zone, residential businesses and neighborhood commercial Uses are permitted in selected areas.

(Ord. 6401 § 1, 2022)

12.21.820 - Housing Types.

Table 12.21.820-1 lists Housing Types permitted in the SCR-DNC zone. Housing Types are defined in Section 12.01.500.

Table 12.21.820-1: Housing Types Permitted in the SCR-DNC Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	P
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190 and Downtown Plan District architectural standards in Section 12.61.800.
Manufactured dwelling project	N
Live-work dwellings	P

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

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

12.21.830 - Uses.

Table 12.21.830-1 lists uses permitted, conditionally permitted, limited or not permitted in the SCR-DNC zone.

Table 12.21.830-1: Use Categories in the SCR-DNC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.820-1.
Group Living	L/N	Group living permitted up to 15 residents; residential facilities permitted; all other uses not permitted.
Residential Services	L/N
Residential Business	C/L	Residential businesses permitted with Conditional Use approval in certain areas and subject to additional standards in Subsection 12.61.700.G.
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns with not more than 5 bedroom units permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses not permitted.
Eating and Drinking Establishments	L	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G.
Office	L	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	L/N	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G. Minor assembly facilities permitted with Conditional Use approval, and subject to additional standards in Section 12.40.210. Retail sales of marijuana not permitted.
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	N
Surface Alternative Transportation Facilities	N
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.840 - Accessory Uses Permitted by Right.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.850 - Development Standards.

Development Standards in General. Base zone development standards in the SCR-DNC zone are listed in Table 12.21.850-1. Certain standards are illustrated in Figure 12.21.850-A.

Table 12.21.850-1: Development Standards in the SCR-DNC Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	3,000 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
• Multi-dwelling structure	3,000 sq. ft. per unit
• Commercial structure	None
Maximum Lot Size
• Single detached dwelling	4,850 sq. ft.
• Other housing types	None
• Commercial structure	None
Minimum Density
• Within 1,300 ft. of an LRT station	15 du/na
• Beyond 1,300 ft. of an LRT station	9 du/na
Maximum Density		Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
• Within 1,300 ft. of an LRT station	23 du/na
• Beyond 1,300 ft. of an LRT station	14 du/na
• Arterial Exception Area	18 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions		For townhouse lots: minimum lot width/frontage with front-loaded garage is 20 feet; minimum lot depth is 65 feet. Exception to lot frontage provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
Width (at front building plane)
• Dwelling with front-loaded garage	22 feet
• Dwelling with rear-loaded garage	18 feet
Depth	85 feet
Frontage	Same as lot width
Minimum Setbacks
• Front Yard		For cottage clusters, the minimum front yard setback to dwellings is 10 feet.
◦ on Main Street between 5th and 10th Avenues	20 feet
◦ elsewhere to dwelling	15 feet
◦ elsewhere to garage door	19 feet
• Side Yard		Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.820-1.
◦ Arterial Exception Area	10 feet for 3-story mixed-use buildings abutting the Area edge	See Subsection 12.61.700.G.4.
◦ Elsewhere	5 feet, or 10 feet if abutting SCC-DT
• Rear Yard
◦ structure	10 feet
◦ rear-loading garage door	Either 5 feet or less, or 19 feet or more
Maximum Setbacks
• Front Yard	25 feet	Maximum front yard setback subordinate to public utility easements. Maximum front yards subject to averaging pursuant to Subsection 12.61.700.E. Additional 10 feet front setback for pedestrian amenities permitted in the Arterial Exception Area through Development Review.
• Side Yard	15 feet
• Rear (including alley)	None
Minimum Building Height
• Residential	None
• Mixed-Use	2 stories
Maximum Building Height*
• Arterial Exception Area	3 stories	See Subsection 12.61.700G. See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
• Elsewhere	2 ½ stories or 35 feet, whichever is less
Maximum Building Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping		Additional screening landscaping required in Arterial Exception Area: see Subsection 12.61.700.G.
• Single Detached Dwellings and Middle Housing	None
• All other development	15%

* Illustrated in Figure 12.21.850-A

Figure 12.21.850-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-DNC Zone

Reduced Front Yard Setbacks in the SCR-DNC Zone. Front yard setbacks for new dwellings constructed in the SCR-DNC zone may be reduced if dwellings on abutting lots on 2 sides have front setbacks less than the applicable standard in Table 12.21.850-1. Reduced front yard setbacks shall comply with the following standards:

If the dwellings on 2 abutting lots have reduced front setbacks, the front setback of the new dwelling may be reduced to the average front setback of the abutting dwellings.

If only 1 dwelling on an abutting lot has a reduced front setback, the front setback of the new dwelling may be reduced to the average of the front setback of the abutting dwelling and the required front setback.

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

12.21.860 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.870 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.61.300 Downtown Plan District Standards Applicable to all Zones

•

Section 12.61.700 Downtown Plan District Standards Specific to the SCR-DNC Zone

•

Section 12.61.800 Downtown Plan District Standards Architectural Conservation Standards

(Ord. 6401 § 1, 2022)

Hillsboro City Zoning Code

SUB CHAPTER 12.21

SINGLE DETACHED AND MIDDLE HOUSING RESIDENTIAL ZONES

12.21.010 - Single Detached and Middle Housing Residential Zones.

There are 8 single detached and middle housing residential zones in the City:

R-10 Residential;

R-8.5 Residential;

R-7 Residential;

R-6 Residential;

R-4.5 Residential;

SCR-LD Station Community Residential—Low Density;

SCR-OTC Station Community Residential—Orenco Townsite Conservation; and

SCR-DNC Station Community Residential—Downtown Neighborhood Conservation.

(Ord. 6401 § 1, 2022)

12.21.020 - Locational Characteristics.

On the Comprehensive Plan Land Use Map, single detached and middle housing residential zones implement the RL Residential Low Density designation with the following exceptions:

R-4.5 implements the lowest density in the RM Residential Medium Density designation.

SCR-LD, SCR-OTC and SCR-DNC (among other zones) implement the SCPA Station Community Planning Area designation.

(Ord. 6401 § 1, 2022)

12.21.030 - Organization within This Subchapter.

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

Purposes.

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

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

Accessory Uses Permitted.

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

Variances and Adjustments.

Other Pertinent Regulations.

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

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

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

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

Development Standards.

Certain development standards are illustrated in a figure following the development standards table in each zone.

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

12.21.100 - R-10 Residential.

The R-10 zone includes the following sections:

12.21.110 Purposes

12.21.120 Housing Types

12.21.130 Uses

12.21.140 Accessory Uses Permitted by Right

12.21.150 Development Standards

12.21.160 Variances and Adjustments

12.21.170 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.110 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.120 - Housing Types.

Table 12.21.120-1 lists Housing Types permitted in the R-10 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.120-1: Housing Types in the R-10 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to Special Use standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

(Ord. 6401 § 1, 2022)

12.21.130 - Uses.

Table 12.21.130-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-10 zone.

Table 12.21.130-1: Use Categories in the R-10 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.120-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation only (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories - Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.140 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.150 - Development Standards.

Base zone development standards in the R-10 zone are listed in Table 12.21.150-1. Certain standards are illustrated in Figure 12.21.150-A.

Table 12.21.150-1: Development Standards in the R-10 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	10,000 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	19,999 sq. ft.
Minimum Density	3.5 du/na	Minimum density for cottage clusters is 4 du/na.
Maximum Density	4.35 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 17.4 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	70 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.120-1.
• Front Yard	20 feet
• Side Yard	10 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2 ½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	40% for interior lot 45% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.150-A

Figure 12.21.150-A:
Development Standards in the R-10 Zone

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

12.21.160 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-10 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.170 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-10 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.200 - R-8.5 Residential.

The R-8.5 zone includes the following sections:

12.21.210 Purposes

12.21.220 Housing Types

12.21.230 Uses

12.21.240 Accessory Uses Permitted by Right

12.21.250 Development Standards

12.21.260 Variances and Adjustments

12.21.270 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.210 - Purposes.

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

12.21.220 - Housing Types.

Table 12.21.220-1 lists housing types permitted in the R-8.5 zone. Housing types are defined in Section 12.01.500.

Table 12.21.220-1: Housing Types in the R-8.5 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to Special Use standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.230 - Uses.

Table 12.21.230-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the R-8.5 zone.

Table 12.21.230-1: Use Categories in the R-8.5 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.220-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Service	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to Special Use standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.240 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.100.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.250 - Development Standards.

Development standards in the R-8.5 zone are listed in Table 12.21.250-1. Certain standards are illustrated in Figure 12.21.250-A.

Table 12.21.250-1: Development Standards in the R-8.5 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	8,500 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	16,999 sq. ft.
Minimum Density	4 du/na
Maximum Density	5 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 20 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	65 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130(E) Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.220-1.
• Front Yard	20 feet
• Side Yard
◦ Interior Lots	6 feet
◦ Corner Lots	8 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	45% for standard lot 50% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.250-A

Figure 12.21.250-A:
Single Detached Dwelling Development Standards in the R-8.5 Zone

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

12.21.260 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-8.5 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.270 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-8.5 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.300 - R-7 Residential.

The R-7 zone includes the following sections:

12.21.310 Purposes

12.21.320 Housing Types

12.21.330 Uses

12.21.340 Accessory Uses Permitted by Right

12.21.350 Development Standards

12.21.360 Variances and Adjustments

12.21.370 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.310 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.320 - Housing Types.

Table 12.21.320-1 lists Housing Types permitted in the R-7 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.320-1: Housing Types in the R-7 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.330 - Uses.

Table 12.21.330-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-7 zone.

Table 12.21.330-1: Use Categories in the R-7 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.320-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.340 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.350 - Development Standards.

Base zone development standards in the R-7 zone are listed in Table 12.21.350-1. Certain standards are illustrated in Figure 12.21.350-A.

Table 12.21.350-1: Development Standards in the R-7 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	7,000 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	13,999 sq. ft.
Minimum Density	5.0 du/na
Maximum Density	6.25 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	60 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.320-1.
• Front Yard	20 feet
• Side Yard	5 feet; sum of 2 side yards at least 13 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	45% for standard lot 50% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.350-A

Figure 12.21.350-A:
Development Standards in the R-7 Zone

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

12.21.360 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-7 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.370 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-7 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.400 - R-6 Residential.

The R-6 zone includes the following sections:

12.21.410 Purposes.

12.21.420 Housing Types.

12.21.430 Uses.

12.21.440 Accessory Uses Permitted by Right.

12.21.450 Development Standards.

12.21.460 Variances and Adjustments.

12.21.470 Other Pertinent Regulations.

(Ord. 6401 § 1, 2022)

12.21.410 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.420 - Housing Types.

Table 12.21.420-1 lists Housing Types permitted in the R-6 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.420-1: Housing Types in the R-6 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.430 - Uses.

Table 12.21.430-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-6 zone.

Table 12.21.430-1: Use Categories in the R-6 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.420-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.440 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.450 - Development Standards.

Base zone development standards in the R-6 zone are listed in Table 12.21.450-1. Certain standards are illustrated in Figure 12.21.450-A.

Table 12.21.450-1: Development Standards in the SR-6 Zone
Standard	Requirement	Clarifications
Minimum Lot Size		Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Single detached dwelling, duplex, or triplex	6,000 sq. ft.
Quadplex or Cottage Cluster	7,000 sq. ft.
Townhouse	1,500 sq. ft. (average)
Maximum Lot Size	11,999 sq. ft.
Minimum Density	6.0 du/na
Maximum Density	7.5 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	55 feet
• Depth	85 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front yard and rear setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.420-1.
• Front Yard (interior lots): to dwelling or garage door	20 feet
• Front Yard (corner lots)
◦ to dwelling	10 feet on 1 frontage; 20 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 15.50.715.E.4.
Maximum Lot Coverage	55% for interior lot 60% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.450-A

Figure 12.21.450-A:
Development Standards in the R-6 Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.460 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-6 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit application pursuant to Section 12.80.130.

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

12.21.470 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-6 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.500 - R-4.5 Residential.

The R-4.5 zone includes the following sections:

12.21.510 Purposes

12.21.520 Housing Types

12.21.530 Uses

12.21.540 Accessory Uses Permitted by Right

12.21.550 Development Standards

12.21.560 Variances and Adjustments

12.21.570 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.510 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.520 - Housing Types.

Table 12.21.520-1 lists Housing Types permitted in the R-4.5 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.520-1: Housing Types Permitted in the R-4.5 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.530 - Uses.

Table 12.21.530-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-4.5 zone.

Table 12.21.530-1: Use Categories in the R-4.5 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.520-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130; all other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, or temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.540 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.550 - Development Standards.

Base zone development standards in the R-4.5 zone are listed in Table 12.21.550-1. Certain standards are illustrated in Figure 12.21.550-A.

Table 12.21.550-1: Development Standards in the R-4.5 Zone
Standard	Requirement	Clarifications
Minimum Lot Size		Variation of lot areas permitted in some subdivisions: see Section 12.50.110.
• Single detached dwelling or duplex	4,500 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
Maximum Lot Size	8,999 sq. ft.	Middle housing is exempt from maximum lot size.
Minimum Density	8.0 du/na
Maximum Density	10.0 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	50 feet
• Depth	80 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 15 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.520-1.
• Front Yard (interior lots)
◦ to dwelling	15 feet
◦ to garage door	20 feet
• Front Yard (corner lots)
◦ to dwelling	10 feet on 1 frontage; 15 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard	15 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	55% for interior lot 60% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.550-A

Figure 12.21.550-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the R-4.5 Zone

(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2109; Ord. 6120 § 1, 2015)

12.21.560 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-4.5 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2109; Ord. 6120 § 1, 2015)

12.21.570 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-4.5 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.600 - SCR-LD Station Community Residential—Low Density.

The SCR-LD zone includes the following sections:

12.21.610 Purposes

12.21.620 Housing Types

12.21.630 Uses

12.21.640 Accessory Uses Permitted by Right

12.21.650 Development Standards

12.21.660 Variances and Adjustments

12.21.670 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.610 - Purposes.

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

12.21.620 - Housing Types.

Table 12.21.620-1 lists housing types permitted in the SCR-LD zone. Housing types are defined in Section 12.01.500.

Table 12.21.620-1: Housing Types Permitted in the SCR-LD Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.630 - Uses.

Table 12.21.630-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the SCR-LD zone.

Table 12.21.630-1: Use Categories in the SCR-LD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.620-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.640 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.650 - Development Standards.

Base zone development standards in the SCR-LD zone are listed in Table 12.21.650-1. Certain standards are illustrated in Figure 12.21.650-A.

Table 12.21.650-1: Development Standards in the SCR-LD Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single Detached Dwelling or Duplex	3,600 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
Maximum Lot Size
• Detached Single-Dwelling Structure	7,199 sq. ft.
• Other housing types	None
Minimum Density	9.0 du/na
Maximum Density	14.0 du/na	Within 100 feet of a developed non-SCPA neighborhood, maximum density for single detached dwellings is limited as follows: either 7.0 du/na; or the density of the adjacent area, whichever is greater. Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width and frontage are 20 feet. No minimum lot depth required for lots or parcels created by subdivision or partition. Exception to minimum frontage provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	30 feet
• Depth	None
• Frontage	30 feet
Minimum Setbacks*		Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.620-1. Minimum front yard setback subordinate to public utility easements.
• Front Yard
◦ to dwelling	10 feet
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks		Applicable to dwelling; not to garage door.
• Front Yard	13 feet
• Side Yard	5 feet
• Rear (including alley)	None
Minimum Building Height*	None
Maximum Building Height	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.650-A

Figure 12.21.650-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-LD Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.21.660 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.670 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.700 - SCR-OTC Station Community Residential—Orenco Townsite Conservation.

The SCR-OTC zone includes the following sections:

12.21.710 Purposes

12.21.720 Housing Types

12.21.730 Uses

12.21.740 Accessory Uses Permitted by Right

12.21.750 Development Standards

12.21.760 Variances and Adjustments

12.21.770 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.710 - Purposes.

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

12.21.720 - Housing Types.

Table 12.21.720-1 lists housing types permitted in the SCR-OTC zone. Housing types are defined in Section 12.01.500.

Table 12.21.720-1: Housing Types Permitted in the SCR-OTC Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190 and Orenco Plan District Townsite architectural standards in Section 12.62.500.
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.730 - Uses.

Table 12.21.730-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the SCR-OTC zone.

Table 12.21.730-1: Use Categories in the SCR-OTC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.720-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd and subject to additional standards in Section 12.40.130. All other uses not permitted.
Eating and Drinking Establishments	L	Small-scale eating and drinking establishment uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd.
Office	L	Small-scale office uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	C/L/N	Small-scale retail products and services uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd. Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, or temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.740 - Accessory Uses Permitted by Right.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.750 - Development Standards.

Base zone development standards in the SCR-OTC zone are listed in Table 12.21.750-1. Certain standards are illustrated in Figure 12.21.750-A.

Table 12.21.750-1: Development Standards in the SCR-OTC Zone
Standard	Requirement	Clarifications
Minimum Lot Size		For townhouse lots, average minimum lot size is 1,500 sq. ft.
• Residential	7,500 sq. ft.
• Non-Residential and Mixed-Use	None
Maximum Lot Size		Maximum residential lot size subject to original townsite lot dimensions (see Subsection 12.62.300.A).
• Residential	See clarifications
• Non-Residential and Mixed-Use	None
Minimum Density	6.0 du/na
Maximum Density	12.0 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	0.4	Applicable only to commercial development on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd.
Minimum Lot Dimensions*		For townhouse lots, minimum lot width and frontage is 20 feet and minimum lot depth is 65 feet. Alley frontage not permitted without street frontage on the same lot; flag lots not permitted (see Subsection 12.62.400.I). Exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	50 feet
• Depth	150 feet
• Frontage	50 feet
Minimum Setbacks*: Residential		Minimum front yard setback subordinate to public utility easements. Garage locations subject to additional requirements in Section 12.62.500. Common wall garages permitted with zero side setback, subject to IBC compliance. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.720-1. For cottage clusters, the minimum rear yard setback to dwellings is 10 feet. Garage locations subject to additional requirements in Section 12.62.400.
• Front Yard
◦ to dwelling	5 feet
◦ to garage door	19 feet
• Side Yard	5 feet; sum of 2 side yards at least 15 feet
• Rear Yard
◦ to front-loaded dwelling	10 feet
◦ to rear-loaded dwelling	16 feet to alley
◦ to garage door	Either 5 feet or less; or 19 feet or more
Minimum Setbacks: Non-Residential and Mixed-Use	None	All setbacks subordinate to public utility easements and IBC requirements.
Maximum Setbacks: Residential
• Front Yard	20 feet
• Side Yard	None
• Rear Yard	None
Maximum Setbacks: Non-Residential and Mixed-Use
• Front Yard	10 feet
• Side Yard	None
• Rear Yard	None
Minimum Building Height
• Residential*	None
• Non-Residential and Mixed-Use
◦ < 800 ft. from LRT Station	2 stories or 25 feet, whichever is less
◦ > 800 ft. from LRT Station	None
Maximum Building Height		Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
• Residential*	2 stories or 35 feet
• Non-Residential and Mixed-Use	3 stories or 40 feet
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Illustrated in Figure 12.21.750-A

Figure 12.21.750-A:
Single Detached Dwelling Lot Dimensions Setbacks
and Height Requirements in the SCR-OTC Zone

(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6283 § 1, 2018; Ord. 6120 § 1, 2015)

12.21.760 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit application pursuant to Section 12.80.130.

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

12.21.770 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.62.300 Standards Specific to the Orenco Townsite Area

•

Section 12.62.400 Architectural Conservation Standards Specific to the Orenco Townsite Area

(Ord. 6401 § 1, 2022)

12.21.800 - SCR-DNC Station Community Residential—Downtown Neighborhood Conservation.

The SCR-DNC zone includes the following sections:

12.21.810 Purposes

12.21.820 Housing Types

12.21.830 Uses

12.21.840 Accessory Uses Permitted by Right

12.21.850 Development Standards

12.21.860 Variances and Adjustments

12.21.870 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.810 - Purposes.

Preserve Neighborhood Livability. The SCR-DNC zone encourages livability in an existing historic neighborhood by allowing compatible non-residential Uses such as schools and parks.

Provide Mixed-Use Development Opportunities. In the SCR-DNC zone, residential businesses and neighborhood commercial Uses are permitted in selected areas.

(Ord. 6401 § 1, 2022)

12.21.820 - Housing Types.

Table 12.21.820-1 lists Housing Types permitted in the SCR-DNC zone. Housing Types are defined in Section 12.01.500.

Table 12.21.820-1: Housing Types Permitted in the SCR-DNC Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	P
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190 and Downtown Plan District architectural standards in Section 12.61.800.
Manufactured dwelling project	N
Live-work dwellings	P

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

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

12.21.830 - Uses.

Table 12.21.830-1 lists uses permitted, conditionally permitted, limited or not permitted in the SCR-DNC zone.

Table 12.21.830-1: Use Categories in the SCR-DNC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.820-1.
Group Living	L/N	Group living permitted up to 15 residents; residential facilities permitted; all other uses not permitted.
Residential Services	L/N
Residential Business	C/L	Residential businesses permitted with Conditional Use approval in certain areas and subject to additional standards in Subsection 12.61.700.G.
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns with not more than 5 bedroom units permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses not permitted.
Eating and Drinking Establishments	L	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G.
Office	L	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	L/N	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G. Minor assembly facilities permitted with Conditional Use approval, and subject to additional standards in Section 12.40.210. Retail sales of marijuana not permitted.
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	N
Surface Alternative Transportation Facilities	N
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.840 - Accessory Uses Permitted by Right.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.850 - Development Standards.

Development Standards in General. Base zone development standards in the SCR-DNC zone are listed in Table 12.21.850-1. Certain standards are illustrated in Figure 12.21.850-A.

Table 12.21.850-1: Development Standards in the SCR-DNC Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	3,000 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
• Multi-dwelling structure	3,000 sq. ft. per unit
• Commercial structure	None
Maximum Lot Size
• Single detached dwelling	4,850 sq. ft.
• Other housing types	None
• Commercial structure	None
Minimum Density
• Within 1,300 ft. of an LRT station	15 du/na
• Beyond 1,300 ft. of an LRT station	9 du/na
Maximum Density		Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
• Within 1,300 ft. of an LRT station	23 du/na
• Beyond 1,300 ft. of an LRT station	14 du/na
• Arterial Exception Area	18 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions		For townhouse lots: minimum lot width/frontage with front-loaded garage is 20 feet; minimum lot depth is 65 feet. Exception to lot frontage provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
Width (at front building plane)
• Dwelling with front-loaded garage	22 feet
• Dwelling with rear-loaded garage	18 feet
Depth	85 feet
Frontage	Same as lot width
Minimum Setbacks
• Front Yard		For cottage clusters, the minimum front yard setback to dwellings is 10 feet.
◦ on Main Street between 5th and 10th Avenues	20 feet
◦ elsewhere to dwelling	15 feet
◦ elsewhere to garage door	19 feet
• Side Yard		Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.820-1.
◦ Arterial Exception Area	10 feet for 3-story mixed-use buildings abutting the Area edge	See Subsection 12.61.700.G.4.
◦ Elsewhere	5 feet, or 10 feet if abutting SCC-DT
• Rear Yard
◦ structure	10 feet
◦ rear-loading garage door	Either 5 feet or less, or 19 feet or more
Maximum Setbacks
• Front Yard	25 feet	Maximum front yard setback subordinate to public utility easements. Maximum front yards subject to averaging pursuant to Subsection 12.61.700.E. Additional 10 feet front setback for pedestrian amenities permitted in the Arterial Exception Area through Development Review.
• Side Yard	15 feet
• Rear (including alley)	None
Minimum Building Height
• Residential	None
• Mixed-Use	2 stories
Maximum Building Height*
• Arterial Exception Area	3 stories	See Subsection 12.61.700G. See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
• Elsewhere	2 ½ stories or 35 feet, whichever is less
Maximum Building Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping		Additional screening landscaping required in Arterial Exception Area: see Subsection 12.61.700.G.
• Single Detached Dwellings and Middle Housing	None
• All other development	15%

* Illustrated in Figure 12.21.850-A

Figure 12.21.850-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-DNC Zone

If the dwellings on 2 abutting lots have reduced front setbacks, the front setback of the new dwelling may be reduced to the average front setback of the abutting dwellings.

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

12.21.860 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.870 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.61.300 Downtown Plan District Standards Applicable to all Zones

•

Section 12.61.700 Downtown Plan District Standards Specific to the SCR-DNC Zone

•

Section 12.61.800 Downtown Plan District Standards Architectural Conservation Standards

(Ord. 6401 § 1, 2022)

Hillsboro City Zoning Code

SUB CHAPTER 12.21

SINGLE DETACHED AND MIDDLE HOUSING RESIDENTIAL ZONES

12.21.010 - Single Detached and Middle Housing Residential Zones.

There are 8 single detached and middle housing residential zones in the City:

R-10 Residential;

R-8.5 Residential;

R-7 Residential;

R-6 Residential;

R-4.5 Residential;

SCR-LD Station Community Residential—Low Density;

SCR-OTC Station Community Residential—Orenco Townsite Conservation; and

SCR-DNC Station Community Residential—Downtown Neighborhood Conservation.

(Ord. 6401 § 1, 2022)

12.21.020 - Locational Characteristics.

On the Comprehensive Plan Land Use Map, single detached and middle housing residential zones implement the RL Residential Low Density designation with the following exceptions:

R-4.5 implements the lowest density in the RM Residential Medium Density designation.

SCR-LD, SCR-OTC and SCR-DNC (among other zones) implement the SCPA Station Community Planning Area designation.

(Ord. 6401 § 1, 2022)

12.21.030 - Organization within This Subchapter.

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

Purposes.

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

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

Accessory Uses Permitted.

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

Variances and Adjustments.

Other Pertinent Regulations.

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

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

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

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

Development Standards.

Certain development standards are illustrated in a figure following the development standards table in each zone.

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

12.21.100 - R-10 Residential.

The R-10 zone includes the following sections:

12.21.110 Purposes

12.21.120 Housing Types

12.21.130 Uses

12.21.140 Accessory Uses Permitted by Right

12.21.150 Development Standards

12.21.160 Variances and Adjustments

12.21.170 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.110 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.120 - Housing Types.

Table 12.21.120-1 lists Housing Types permitted in the R-10 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.120-1: Housing Types in the R-10 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to Special Use standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

(Ord. 6401 § 1, 2022)

12.21.130 - Uses.

Table 12.21.130-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-10 zone.

Table 12.21.130-1: Use Categories in the R-10 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.120-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation only (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories - Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.140 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.150 - Development Standards.

Base zone development standards in the R-10 zone are listed in Table 12.21.150-1. Certain standards are illustrated in Figure 12.21.150-A.

Table 12.21.150-1: Development Standards in the R-10 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	10,000 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	19,999 sq. ft.
Minimum Density	3.5 du/na	Minimum density for cottage clusters is 4 du/na.
Maximum Density	4.35 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 17.4 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	70 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.120-1.
• Front Yard	20 feet
• Side Yard	10 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2 ½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	40% for interior lot 45% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.150-A

Figure 12.21.150-A:
Development Standards in the R-10 Zone

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

12.21.160 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-10 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.170 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-10 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.200 - R-8.5 Residential.

The R-8.5 zone includes the following sections:

12.21.210 Purposes

12.21.220 Housing Types

12.21.230 Uses

12.21.240 Accessory Uses Permitted by Right

12.21.250 Development Standards

12.21.260 Variances and Adjustments

12.21.270 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.210 - Purposes.

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

12.21.220 - Housing Types.

Table 12.21.220-1 lists housing types permitted in the R-8.5 zone. Housing types are defined in Section 12.01.500.

Table 12.21.220-1: Housing Types in the R-8.5 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to Special Use standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.230 - Uses.

Table 12.21.230-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the R-8.5 zone.

Table 12.21.230-1: Use Categories in the R-8.5 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.220-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Service	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to Special Use standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.240 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are permitted subject to additional requirements in Section 12.40.100.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.250 - Development Standards.

Development standards in the R-8.5 zone are listed in Table 12.21.250-1. Certain standards are illustrated in Figure 12.21.250-A.

Table 12.21.250-1: Development Standards in the R-8.5 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	8,500 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	16,999 sq. ft.
Minimum Density	4 du/na
Maximum Density	5 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 20 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	65 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130(E) Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.220-1.
• Front Yard	20 feet
• Side Yard
◦ Interior Lots	6 feet
◦ Corner Lots	8 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	45% for standard lot 50% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.250-A

Figure 12.21.250-A:
Single Detached Dwelling Development Standards in the R-8.5 Zone

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

12.21.260 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-8.5 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.270 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-8.5 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.300 - R-7 Residential.

The R-7 zone includes the following sections:

12.21.310 Purposes

12.21.320 Housing Types

12.21.330 Uses

12.21.340 Accessory Uses Permitted by Right

12.21.350 Development Standards

12.21.360 Variances and Adjustments

12.21.370 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.310 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.320 - Housing Types.

Table 12.21.320-1 lists Housing Types permitted in the R-7 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.320-1: Housing Types in the R-7 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.330 - Uses.

Table 12.21.330-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-7 zone.

Table 12.21.330-1: Use Categories in the R-7 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.320-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.340 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.350 - Development Standards.

Base zone development standards in the R-7 zone are listed in Table 12.21.350-1. Certain standards are illustrated in Figure 12.21.350-A.

Table 12.21.350-1: Development Standards in the R-7 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	7,000 sq. ft.	For townhouse lots, average minimum lot size is 1,500 sq. ft. Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Maximum Lot Size	13,999 sq. ft.
Minimum Density	5.0 du/na
Maximum Density	6.25 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	60 feet
• Depth	90 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.320-1.
• Front Yard	20 feet
• Side Yard	5 feet; sum of 2 side yards at least 13 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	45% for standard lot 50% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.350-A

Figure 12.21.350-A:
Development Standards in the R-7 Zone

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

12.21.360 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-7 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.370 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-7 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.400 - R-6 Residential.

The R-6 zone includes the following sections:

12.21.410 Purposes.

12.21.420 Housing Types.

12.21.430 Uses.

12.21.440 Accessory Uses Permitted by Right.

12.21.450 Development Standards.

12.21.460 Variances and Adjustments.

12.21.470 Other Pertinent Regulations.

(Ord. 6401 § 1, 2022)

12.21.410 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.420 - Housing Types.

Table 12.21.420-1 lists Housing Types permitted in the R-6 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.420-1: Housing Types in the R-6 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.21.430 - Uses.

Table 12.21.430-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-6 zone.

Table 12.21.430-1: Use Categories in the R-6 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.420-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.440 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.450 - Development Standards.

Base zone development standards in the R-6 zone are listed in Table 12.21.450-1. Certain standards are illustrated in Figure 12.21.450-A.

Table 12.21.450-1: Development Standards in the SR-6 Zone
Standard	Requirement	Clarifications
Minimum Lot Size		Variation of lot areas permitted in some subdivisions: see Section 12.50.110. Middle housing is exempt from maximum lot size.
Single detached dwelling, duplex, or triplex	6,000 sq. ft.
Quadplex or Cottage Cluster	7,000 sq. ft.
Townhouse	1,500 sq. ft. (average)
Maximum Lot Size	11,999 sq. ft.
Minimum Density	6.0 du/na
Maximum Density	7.5 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160; and exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	55 feet
• Depth	85 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front yard and rear setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 20 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.420-1.
• Front Yard (interior lots): to dwelling or garage door	20 feet
• Front Yard (corner lots)
◦ to dwelling	10 feet on 1 frontage; 20 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 15.50.715.E.4.
Maximum Lot Coverage	55% for interior lot 60% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.450-A

Figure 12.21.450-A:
Development Standards in the R-6 Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.460 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-6 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit application pursuant to Section 12.80.130.

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

12.21.470 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-6 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.500 - R-4.5 Residential.

The R-4.5 zone includes the following sections:

12.21.510 Purposes

12.21.520 Housing Types

12.21.530 Uses

12.21.540 Accessory Uses Permitted by Right

12.21.550 Development Standards

12.21.560 Variances and Adjustments

12.21.570 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.510 - Purposes.

(Ord. 6401 § 1, 2022)

12.21.520 - Housing Types.

Table 12.21.520-1 lists Housing Types permitted in the R-4.5 zone. Housing Types are defined in Section 12.01.500.

Table 12.21.520-1: Housing Types Permitted in the R-4.5 Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.530 - Uses.

Table 12.21.530-1 lists the Permitted, Conditionally Permitted, Limited, and Not Permitted Uses in the R-4.5 zone.

Table 12.21.530-1: Use Categories in the R-4.5 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.520-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses Not Permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130; all other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, or temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses Not Permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards Not Permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.540 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.550 - Development Standards.

Base zone development standards in the R-4.5 zone are listed in Table 12.21.550-1. Certain standards are illustrated in Figure 12.21.550-A.

Table 12.21.550-1: Development Standards in the R-4.5 Zone
Standard	Requirement	Clarifications
Minimum Lot Size		Variation of lot areas permitted in some subdivisions: see Section 12.50.110.
• Single detached dwelling or duplex	4,500 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
Maximum Lot Size	8,999 sq. ft.	Middle housing is exempt from maximum lot size.
Minimum Density	8.0 du/na
Maximum Density	10.0 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width is 20 feet and minimum lot depth is 65 feet. Variation of widths permitted in some subdivisions: see Section 12.50.110. Exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	50 feet
• Depth	80 feet
• Frontage	12 feet
Minimum Setbacks*		For cottage clusters, the minimum front and rear yard setback to dwellings is 10 feet; the minimum front and rear yard setback to garage doors is 15 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E. Variation of side yards permitted in some subdivisions: see Subsection 12.50.130.E. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.520-1.
• Front Yard (interior lots)
◦ to dwelling	15 feet
◦ to garage door	20 feet
• Front Yard (corner lots)
◦ to dwelling	10 feet on 1 frontage; 15 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard	15 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	55% for interior lot 60% for corner lot	Does not apply to cottage cluster lots. Lot coverage for townhouses is calculated based on the overall townhouse project, rather than each townhouse lot.
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.550-A

Figure 12.21.550-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the R-4.5 Zone

(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2109; Ord. 6120 § 1, 2015)

12.21.560 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the R-4.5 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2109; Ord. 6120 § 1, 2015)

12.21.570 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the R-4.5 zone as follows:

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.600 - SCR-LD Station Community Residential—Low Density.

The SCR-LD zone includes the following sections:

12.21.610 Purposes

12.21.620 Housing Types

12.21.630 Uses

12.21.640 Accessory Uses Permitted by Right

12.21.650 Development Standards

12.21.660 Variances and Adjustments

12.21.670 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.610 - Purposes.

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

12.21.620 - Housing Types.

Table 12.21.620-1 lists housing types permitted in the SCR-LD zone. Housing types are defined in Section 12.01.500.

Table 12.21.620-1: Housing Types Permitted in the SCR-LD Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190.
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.630 - Uses.

Table 12.21.630-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the SCR-LD zone.

Table 12.21.630-1: Use Categories in the SCR-LD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.620-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses Not Permitted.
Retail Products and Services	C/N	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.640 - Accessory Uses Permitted by Right.

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

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.650 - Development Standards.

Base zone development standards in the SCR-LD zone are listed in Table 12.21.650-1. Certain standards are illustrated in Figure 12.21.650-A.

Table 12.21.650-1: Development Standards in the SCR-LD Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single Detached Dwelling or Duplex	3,600 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
Maximum Lot Size
• Detached Single-Dwelling Structure	7,199 sq. ft.
• Other housing types	None
Minimum Density	9.0 du/na
Maximum Density	14.0 du/na	Within 100 feet of a developed non-SCPA neighborhood, maximum density for single detached dwellings is limited as follows: either 7.0 du/na; or the density of the adjacent area, whichever is greater. Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	Not applicable
Minimum Lot Dimensions*		For townhouse lots, minimum lot width and frontage are 20 feet. No minimum lot depth required for lots or parcels created by subdivision or partition. Exception to minimum frontage provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	30 feet
• Depth	None
• Frontage	30 feet
Minimum Setbacks*		Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.620-1. Minimum front yard setback subordinate to public utility easements.
• Front Yard
◦ to dwelling	10 feet
◦ to garage door	20 feet
• Side Yard	5 feet
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks		Applicable to dwelling; not to garage door.
• Front Yard	13 feet
• Side Yard	5 feet
• Rear (including alley)	None
Minimum Building Height*	None
Maximum Building Height	2½ stories or 35 feet, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Usable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.21.650-A

Figure 12.21.650-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-LD Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.21.660 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.670 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.50.700 Design Standards for Residential Development

(Ord. 6401 § 1, 2022)

12.21.700 - SCR-OTC Station Community Residential—Orenco Townsite Conservation.

The SCR-OTC zone includes the following sections:

12.21.710 Purposes

12.21.720 Housing Types

12.21.730 Uses

12.21.740 Accessory Uses Permitted by Right

12.21.750 Development Standards

12.21.760 Variances and Adjustments

12.21.770 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.710 - Purposes.

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

12.21.720 - Housing Types.

Table 12.21.720-1 lists housing types permitted in the SCR-OTC zone. Housing types are defined in Section 12.01.500.

Table 12.21.720-1: Housing Types Permitted in the SCR-OTC Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	N
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190 and Orenco Plan District Townsite architectural standards in Section 12.62.500.
Manufactured dwelling project	N
Live-work dwellings	N

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

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

12.21.730 - Uses.

Table 12.21.730-1 lists the permitted, conditionally permitted, limited, and not permitted uses in the SCR-OTC zone.

Table 12.21.730-1: Use Categories in the SCR-OTC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.720-1.
Group Living	L/N	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Section 12.80.050); all other uses not permitted.
Residential Services	N
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns permitted with Conditional Use approval on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd and subject to additional standards in Section 12.40.130. All other uses not permitted.
Eating and Drinking Establishments	L	Small-scale eating and drinking establishment uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd.
Office	L	Small-scale office uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	C/L/N	Small-scale retail products and services uses permitted on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd. Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Industrial Use Categories — Not Permitted
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, or temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	C	Permitted with Conditional Use approval.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.740 - Accessory Uses Permitted by Right.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.750 - Development Standards.

Base zone development standards in the SCR-OTC zone are listed in Table 12.21.750-1. Certain standards are illustrated in Figure 12.21.750-A.

Table 12.21.750-1: Development Standards in the SCR-OTC Zone
Standard	Requirement	Clarifications
Minimum Lot Size		For townhouse lots, average minimum lot size is 1,500 sq. ft.
• Residential	7,500 sq. ft.
• Non-Residential and Mixed-Use	None
Maximum Lot Size		Maximum residential lot size subject to original townsite lot dimensions (see Subsection 12.62.300.A).
• Residential	See clarifications
• Non-Residential and Mixed-Use	None
Minimum Density	6.0 du/na
Maximum Density	12.0 du/na	Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Minimum FAR	0.4	Applicable only to commercial development on lots abutting NE Alder St between NE 68th Ave and NE Century Blvd.
Minimum Lot Dimensions*		For townhouse lots, minimum lot width and frontage is 20 feet and minimum lot depth is 65 feet. Alley frontage not permitted without street frontage on the same lot; flag lots not permitted (see Subsection 12.62.400.I). Exception provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
• Width (at front building plane)	50 feet
• Depth	150 feet
• Frontage	50 feet
Minimum Setbacks*: Residential		Minimum front yard setback subordinate to public utility easements. Garage locations subject to additional requirements in Section 12.62.500. Common wall garages permitted with zero side setback, subject to IBC compliance. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.720-1. For cottage clusters, the minimum rear yard setback to dwellings is 10 feet. Garage locations subject to additional requirements in Section 12.62.400.
• Front Yard
◦ to dwelling	5 feet
◦ to garage door	19 feet
• Side Yard	5 feet; sum of 2 side yards at least 15 feet
• Rear Yard
◦ to front-loaded dwelling	10 feet
◦ to rear-loaded dwelling	16 feet to alley
◦ to garage door	Either 5 feet or less; or 19 feet or more
Minimum Setbacks: Non-Residential and Mixed-Use	None	All setbacks subordinate to public utility easements and IBC requirements.
Maximum Setbacks: Residential
• Front Yard	20 feet
• Side Yard	None
• Rear Yard	None
Maximum Setbacks: Non-Residential and Mixed-Use
• Front Yard	10 feet
• Side Yard	None
• Rear Yard	None
Minimum Building Height
• Residential*	None
• Non-Residential and Mixed-Use
◦ < 800 ft. from LRT Station	2 stories or 25 feet, whichever is less
◦ > 800 ft. from LRT Station	None
Maximum Building Height		Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
• Residential*	2 stories or 35 feet
• Non-Residential and Mixed-Use	3 stories or 40 feet
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Illustrated in Figure 12.21.750-A

Figure 12.21.750-A:
Single Detached Dwelling Lot Dimensions Setbacks
and Height Requirements in the SCR-OTC Zone

(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6283 § 1, 2018; Ord. 6120 § 1, 2015)

12.21.760 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit application pursuant to Section 12.80.130.

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

12.21.770 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.62.300 Standards Specific to the Orenco Townsite Area

•

Section 12.62.400 Architectural Conservation Standards Specific to the Orenco Townsite Area

(Ord. 6401 § 1, 2022)

12.21.800 - SCR-DNC Station Community Residential—Downtown Neighborhood Conservation.

The SCR-DNC zone includes the following sections:

12.21.810 Purposes

12.21.820 Housing Types

12.21.830 Uses

12.21.840 Accessory Uses Permitted by Right

12.21.850 Development Standards

12.21.860 Variances and Adjustments

12.21.870 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.21.810 - Purposes.

Preserve Neighborhood Livability. The SCR-DNC zone encourages livability in an existing historic neighborhood by allowing compatible non-residential Uses such as schools and parks.

Provide Mixed-Use Development Opportunities. In the SCR-DNC zone, residential businesses and neighborhood commercial Uses are permitted in selected areas.

(Ord. 6401 § 1, 2022)

12.21.820 - Housing Types.

Table 12.21.820-1 lists Housing Types permitted in the SCR-DNC zone. Housing Types are defined in Section 12.01.500.

Table 12.21.820-1: Housing Types Permitted in the SCR-DNC Zone
Housing Type	Status	Notes
Single detached dwelling	P
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	P
Multiple-dwelling structure	P
Manufactured dwelling	L	Permitted subject to additional standards in Section 12.40.190 and Downtown Plan District architectural standards in Section 12.61.800.
Manufactured dwelling project	N
Live-work dwellings	P

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

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

12.21.830 - Uses.

Table 12.21.830-1 lists uses permitted, conditionally permitted, limited or not permitted in the SCR-DNC zone.

Table 12.21.830-1: Use Categories in the SCR-DNC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.21.820-1.
Group Living	L/N	Group living permitted up to 15 residents; residential facilities permitted; all other uses not permitted.
Residential Services	L/N
Residential Business	C/L	Residential businesses permitted with Conditional Use approval in certain areas and subject to additional standards in Subsection 12.61.700.G.
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C/N	Full-dwelling STRs subject to additional standards in Section 12.40.230. Bed and breakfast inns with not more than 5 bedroom units permitted with Conditional Use approval and subject to additional standards in Section 12.40.130. All other uses not permitted.
Eating and Drinking Establishments	L	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G.
Office	L	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	L/N	Permitted in mixed-use buildings in the Arterial Exception Area on N 1st Ave; see special provisions in Subsection 12.61.700.G. Minor assembly facilities permitted with Conditional Use approval, and subject to additional standards in Section 12.40.210. Retail sales of marijuana not permitted.
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Religious institutions such as churches, synagogues, mosques, and temples permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. All other uses not permitted.
Schools	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	N
Surface Alternative Transportation Facilities	N
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

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

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.21.840 - Accessory Uses Permitted by Right.

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

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

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

Partial-dwelling STRs are permitted subject to additional requirements in Section 12.40.230.

(Ord. No. 6467, §§ 1, 2(Exh. A), 3-5-2024; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.21.850 - Development Standards.

Development Standards in General. Base zone development standards in the SCR-DNC zone are listed in Table 12.21.850-1. Certain standards are illustrated in Figure 12.21.850-A.

Table 12.21.850-1: Development Standards in the SCR-DNC Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	3,000 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
• Multi-dwelling structure	3,000 sq. ft. per unit
• Commercial structure	None
Maximum Lot Size
• Single detached dwelling	4,850 sq. ft.
• Other housing types	None
• Commercial structure	None
Minimum Density
• Within 1,300 ft. of an LRT station	15 du/na
• Beyond 1,300 ft. of an LRT station	9 du/na
Maximum Density		Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
• Within 1,300 ft. of an LRT station	23 du/na
• Beyond 1,300 ft. of an LRT station	14 du/na
• Arterial Exception Area	18 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions		For townhouse lots: minimum lot width/frontage with front-loaded garage is 20 feet; minimum lot depth is 65 feet. Exception to lot frontage provided for child lots/parcels in middle housing land divisions under Section 12.80.099.
Width (at front building plane)
• Dwelling with front-loaded garage	22 feet
• Dwelling with rear-loaded garage	18 feet
Depth	85 feet
Frontage	Same as lot width
Minimum Setbacks
• Front Yard		For cottage clusters, the minimum front yard setback to dwellings is 10 feet.
◦ on Main Street between 5th and 10th Avenues	20 feet
◦ elsewhere to dwelling	15 feet
◦ elsewhere to garage door	19 feet
• Side Yard		Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.21.820-1.
◦ Arterial Exception Area	10 feet for 3-story mixed-use buildings abutting the Area edge	See Subsection 12.61.700.G.4.
◦ Elsewhere	5 feet, or 10 feet if abutting SCC-DT
• Rear Yard
◦ structure	10 feet
◦ rear-loading garage door	Either 5 feet or less, or 19 feet or more
Maximum Setbacks
• Front Yard	25 feet	Maximum front yard setback subordinate to public utility easements. Maximum front yards subject to averaging pursuant to Subsection 12.61.700.E. Additional 10 feet front setback for pedestrian amenities permitted in the Arterial Exception Area through Development Review.
• Side Yard	15 feet
• Rear (including alley)	None
Minimum Building Height
• Residential	None
• Mixed-Use	2 stories
Maximum Building Height*
• Arterial Exception Area	3 stories	See Subsection 12.61.700G. See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500. Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
• Elsewhere	2 ½ stories or 35 feet, whichever is less
Maximum Building Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping		Additional screening landscaping required in Arterial Exception Area: see Subsection 12.61.700.G.
• Single Detached Dwellings and Middle Housing	None
• All other development	15%

* Illustrated in Figure 12.21.850-A

Figure 12.21.850-A:
Single Detached Dwelling Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-DNC Zone

If the dwellings on 2 abutting lots have reduced front setbacks, the front setback of the new dwelling may be reduced to the average front setback of the abutting dwellings.

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

12.21.860 - Variances and Adjustments.

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

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.21.870 - Other Pertinent Regulations.

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

•

Section 12.50.200 Site Design

•

Section 12.50.300 Vehicle Parking

•

Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity

•

Section 12.50.500 Access and Street Standards

•

Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration

•

Section 12.61.300 Downtown Plan District Standards Applicable to all Zones

•

Section 12.61.700 Downtown Plan District Standards Specific to the SCR-DNC Zone

•

Section 12.61.800 Downtown Plan District Standards Architectural Conservation Standards

(Ord. 6401 § 1, 2022)