Hillsboro City Zoning Code

SUB CHAPTER 12.22

MULTI-DWELLING RESIDENTIAL ZONES

12.22.010 - Multi-Dwelling Residential Zones.

There are 5 multi-dwelling residential zones in the City:

MR-1 Multi-Dwelling Residential;

MR-2 Multi-Dwelling Residential;

MR-3 Multi-Dwelling Residential;

SCR-MD Station Community Residential—Medium Density; and

SCR-HD Station Community Residential—High Density.

(Ord. 6401 § 1, 2022)

12.22.020 - Locational Characteristics.

On the Comprehensive Plan Land Use Map, multi-dwelling residential zones implement the Medium Density Residential, High Density Residential, Mid-Rise Density Residential and Station Community Planning Area designations as follows:

MR-1 implements higher densities in the RM Medium Density Residential Plan designation.

MR-2 implements the RH High Density Residential Plan designation.

MR-3 implements the RMR Mid-Rise Density Residential Plan designation.

SCR-MD and SCR-HD (among other zones) implement the SCPA Station Community Planning Area designation where these zones are designated on the Zoning Map.

(Ord. 6401 § 1, 2022)

12.22.030 - 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; and

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.

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

Uses. Permitted, Conditionally Permitted, Limited and Not Permitted Uses within each zone are summarized in tables based on the standardized use categories contained in Subchapter 12.10.

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

Conditionally Permitted Uses (C) may be allowed, subject to approval on an individual basis as conditional uses. The conditional use permit application process and approval criteria are described in Sections 12.70.050 and 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. Accessory Uses are permitted in each zone, in conjunction with the primary residence on the site and subject to the same regulations as the primary Use unless stated otherwise in the Code. Characteristics and standards for certain Accessory Uses are listed in Subchapter 12.40.

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

Development Standards.

Development standards for each multi-dwelling 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 discretionary variance or adjustment is approved as described in subsection H below.

Maximum residential densities in each multi-dwelling residential zone are generally de-rived 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 immediately following the development standards table.

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 Development Standards sections within each zone.

Other Pertinent Regulations. Additional standards such as parking, landscaping, vision clearance, and street improvements may also apply to development in multi-dwelling zones. These site design and development standards may also have exceptions as described in those sections.

(Ord. 6401 § 1, 2022)

12.22.100 - MR-1 Multi-Dwelling Residential Zone.

The MR-1 zone includes the following sections:

12.22.110 Purposes

12.22.120 Housing Types

12.22.130 Uses

12.22.140 Accessory Uses Permitted by Right

12.22.150 Development Standards

12.22.160 Variances and Adjustments

12.22.170 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.110 - Purposes.

Create and Maintain Middle Housing and Single Detached Residential Opportunities. The MR-1 zone implements the highest density of the Residential Medium Density Comprehensive Plan designation, providing an opportunity for small lot single detached dwellings, middle housing, and multi-dwelling residential development in appropriate areas.

Preserve Neighborhood Livability. The MR-1 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. 6322 § 1, 2019)

12.22.120 - Housing Types.

Table 12.22.120-1 lists housing types permitted in the MR-1 zone. Housing types are defined in Section 12.01.500.

Table 12.22.120-1: Housing Types Permitted in the MR-1 Zone
Housing Types	Status	Clarifications
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.
Manufactured dwelling project	L	Permitted subject to additional standards in Section 12.40.180.
Live-work dwelling	N

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

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

12.22.130 - Uses.

Table 12.22.130-1 lists the permitted, conditionally permitted, limited, or not permitted uses in the MR-1 zone.

Table 12.22.130-1: Use Categories in the MR-1 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.120-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.140 - 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 per-mitted 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. 6323 § 1, 2019; Ord. 6120 § 1, 2015)

12.22.150 - Development Standards.

Base zone development standards in the MR-1 zone are listed in Table 12.22.150-1. Certain standards are illustrated in Figure 12.22.150-A.

Table 12.22.150-1: Development Standards in the MR-1 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)
• Multiple-dwelling structure	9,000 sq. ft.
Maximum Lot Size	Not applicable
Minimum Density	11 du/na
Maximum Density	16 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.
• Width (at front building plane)	50 feet
• Depth	85 feet
• Frontage	12 feet
Minimum Setbacks*
• Front Yard (interior lots)		For cottage clusters, the minimum front yard setback to dwellings is 10 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E.
◦ to structure	15 feet
◦ to garage door	20 feet
• Front Yard (corner lots)
◦ to structure	10 feet on 1 frontage; 20 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet	Variation of side yards permitted in some subdivisions: see Subsection 12.50.110.D. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.22.120-1.
• Rear Yard		For cottage clusters, the minimum rear yard setback to dwellings is 10 feet.
◦ to structure	15 feet
◦ to garage door	20 feet
• Interior Yard (corner lots)	5 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	65%	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 Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.150-A

Figure 12.22.150-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-1 Zone

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

12.22.160 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-1 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)

12.22.170 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-1 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)

12.22.200 - MR-2 Multi-Dwelling Residential Zone.

The MR-2 zone includes the following sections:

12.22.210 Purposes

12.22.220 Housing Types

12.22.230 Uses

12.22.240 Accessory Uses Permitted by Right

12.22.250 Development Standards

12.22.260 Variances and Adjustments

12.22.270 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.210 - Purposes.

Create and Maintain Middle Housing and Multi-Dwelling Residential Opportunities. The MR-2 zone implements the Residential High Density Comprehensive Plan designation, providing opportunities for higher density residential development in appropriate areas.

Preserve Neighborhood Livability. The MR-2 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. 6322 § 1, 2019)

12.22.220 - Housing Types.

Table 12.22.220-1 lists housing types permitted in the MR-2 zone. Housing types are defined in Section 12.01.500.

Table 12.22.220-1: Housing Types Permitted in the MR-2 Zone
Housing Types	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.22.230 - Uses.

Table 12.22.230-1 lists uses permitted, conditionally permitted, limited, or not permitted in the MR-2 zone.

Table 12.22.230-1: Use Categories in the MR-2 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.220-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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.
Eating and Drinking Establishments	L/N	Mobile businesses permitted pursuant to Municipal Code Title 5; 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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.240 - 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 12.40.104.

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)

12.22.250 - Development Standards.

Base zone development standards in the MR-2 zone are listed in Table 12.22.250-1. Certain standards are illustrated in Figure 12.22.250-A.

Table 12.22.250-1: Development Standards in the MR-2 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	6,000 sq. ft.; 2,000 sq. ft. per dwelling unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.220-1.
Maximum Lot Size	Not applicable
Minimum Density	17 du/na
Maximum Density	21.25 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.22.220-1. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160.
• Width (at front building plane)	55 feet
• Depth	85 feet
• Frontage	25 feet
Minimum Setbacks*		Side yard setbacks on the common wall may be waived for townhouses permitted under Table 12.22.220-1.
• Front Yard
◦ to structure	15 feet
◦ to garage door	20 feet
• Side Yard	5 feet + 1.5 feet/story above second story
• Rear Yard
◦ to structure	10 feet
◦ to garage door	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	3 stories or 40 feet, whichever is less
Maximum Lot Coverage
• Duplexes, triplexes, quadplexes, or multiple-dwelling structures	50%
• Townhouse on individual lot	75%
Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.250-A

Figure 12.22.250-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-2 Zone

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

12.22.260 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-2 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.22.270 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-2 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)

12.22.300 - MR-3 Multi-Dwelling Residential Zone.

The MR-3 zone includes the following sections:

12.22.310 Purposes

12.22.320 Housing Types

12.22.330 Uses

12.22.340 Accessory Uses Permitted by Right

12.22.350 Development Standards

12.22.360 Variances and Adjustments

12.22.370 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.310 - Purposes.

Create and Maintain Middle Housing and Multi-Dwelling Residential Opportunities. The MR-3 zone implements the Mid-Rise Residential Comprehensive Plan designation, providing an opportunity for higher density residential development in appropriate areas.

Preserve Neighborhood Livability. The MR-3 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)

12.22.320 - Housing Types.

Table 12.22.320-1 lists Housing Types permitted in the MR-3 zone. Housing Types are defined in Section 12.01.500.

Table 12.22.320-1: Housing Types Permitted in the MR-3 Zone
Housing Types	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

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

(Ord. 6401 § 1, 2022)

12.22.330 - Uses.

Table 12.22.330-1 lists uses Permitted, Conditionally Permitted, Limited, or Not Permitted in the MR-3 zone.

Table 12.22.330-1: Use Categories in the MR-3 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.320-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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.
Eating and Drinking Establishments	L/N	Mobile businesses permitted pursuant to Municipal Code Title 5, 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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.340 - 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.

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.

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)

12.22.350 - Development Standards.

Development standards in the MR-3 zone are listed in Table 12.22.350-1. Certain standards are illustrated in Figure 12.22.350-A.

Table 12.22.350-1: Development Standards in the MR-3 Zone
Standard	Requirement	Clarification
Minimum Lot Size	6,000 sq. ft.; 1,500 sq. ft. per dwelling unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.320-1.
Maximum Lot Size	Not applicable
Minimum Density	23 du/na
Maximum Density	28.75 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.21.320-1. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160.
• Width (at building frontage)	55 feet
• Depth	85 feet
• Frontage	25 feet
Minimum Setbacks*
• Front Yard
◦ to structure	10 feet
◦ to garage door	20 feet
• Side Yard	5 feet + 1 foot/story above second story	Side yard setbacks on the common wall may be waived for townhouses permitted under Table 12.22.320-1.
• Rear Yard
◦ to structure	10 feet
◦ to garage door	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	3 stories; 5 stories with Planning Commission approval	4- and 5-story building heights are subject to Planning Commission approval under a Type III Development Review process.
Maximum Lot Coverage
• Duplexes, triplexes, quadplexes, or multiple-dwelling structures	60%
• Townhouse on individual lot	85%
Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.350-A

Figure 12.22.350-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-3 Zone

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

12.22.360 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-3 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)

12.22.370 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-3 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)

12.22.400 - SCR-MD Station Community Residential Zone—Medium Density.

The SCR-MD zone includes the following sections:

12.22.410 Purposes

12.22.420 Housing Types

12.22.430 Uses

12.22.440 Accessory Uses Permitted by Right

12.22.450 Special Provisions Regarding Commercial Uses

12.22.460 Development Standards

12.22.470 Variances and Adjustments

12.22.480 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.410 - Purposes.

Provide Housing Options in Proximity to Transit. The SCR-MD zone implements the SCPA Station Community Planning Area designation, providing an opportunity for medium density residential development generally within 1,300 to 2,600 feet of a light rail station.

Transition Residential Density. The SCR-MD zone may also be applied to serve as a transition area between lower-density neighborhoods and higher intensity development nearer light rail stations.

Preserve Neighborhood Livability. The SCR-MD zone encourages livability in residential neighborhoods by allowing residential development with compatible non-residential Uses such as schools, assembly facilities, parks, and appropriately-scaled neighborhood commercial Uses.

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

12.22.420 - Housing Types.

Table 12.22.420-1 lists Housing Types permitted in the SCR-MD zone. Housing Types are defined in Section 12.01.500.

Table 12.22.420-1: Housing Types Permitted in the SCR-MD 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.
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)

12.22.430 - Uses.

Table 12.22.430-1 lists uses permitted, conditionally permitted, limited, or not permitted in the SCR-MD zone.

Table 12.22.430-1: Use Categories in the SCR-MD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.420-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
Residential Business	C/L	Residential Businesses permitted with Conditional Use approval in the Downtown Plan District and subject to additional standards in Subsection 12.61.600.B.
Commercial Use Categories — Only Categories Listed Below Permitted
Eating and Drinking Establishments	L	Minor assembly facilities permitted with Conditional Use approval and subject to public assembly facility standards in Section 12.40.210. Retail sales of marijuana not permitted. Psilocybin facilities not permitted. See Section 12.22.450 for all other commercial uses.
Office	L
Retail Products and Services	L/C/N
Commercial Lodging	L	Full-dwelling STRs subject to additional standards in Section 12.40.230. 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 public assembly regulations 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. 6393 § 1, 2021; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.22.440 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are per-mitted 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)

12.22.450 - Special Provisions Regarding Commercial Uses.

Commercial Building Footprint Limitation. Single story commercial buildings, with a footprint less than 10,000 square feet are permitted at the intersection of 2 arterial streets, or of an arterial and a collector street. Larger multi-story commercial buildings or mixed-use commercial/residential buildings with a footprint up to 20,000 square feet are permitted with Conditional Use approval.

Animal Service Facilities. Overnight pet boarding permitted at veterinary clinics; elsewhere only with Conditional Use approval. Outdoor exercise areas not permitted. See Section 12.40.110 for additional regulations on this use.

Day Care Facilities. See Section 12.40.150 for additional regulations on this use.

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

12.22.460 - Development Standards.

Development standards in the SCR-MD zone are listed in Table 12.22.460-1. Certain standards are illustrated in Figure 12.22.460-A.

Table 12.22.460-1: Development Standards in the SCR-MD Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	2,000 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
• Multiple-dwelling structure	6,000 sq. ft.
Maximum Lot Size	None
Minimum Density	18.0 du/na	Within 100 feet of a developed standard zone single detached and middle housing neighborhood, minimum/maximum density for single detached dwellings and multiple-dwelling structures is limited to either 7.0 du/na; or the density of the adjacent area, whichever is greater. Up to 36 du/na may be approved by the Planning Commission through a Planned Unit Development process. Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Maximum Density	23.0 du/na
Minimum FAR		Applies only to commercial uses permitted under Table 12.22.430-1.
• Within 1,300 ft. of an LRT station	0.5
• Beyond 1,300 ft. of an LRT station	0.4
Minimum Lot Dimensions*
• Width (at front building plane)		For townhouse lots with front-yard garage access, minimum lot width is 20 feet.
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
◦ Commercial	None
• Depth	None	No minimum lot depth required for lots or parcels created by subdivision or partition.
• Frontage		Exception to lot frontage provided for middle housing land divisions. For townhouse lots with rear-yard garage access, minimum lot frontage is 20 feet.
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
◦ Commercial	None
Minimum Setbacks*
• Front Yard		Front yard setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
◦ to dwelling	5 feet
◦ to garage door	20 feet
• Side Yard	5 feet	Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.22.420-1.
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks*		Maximum setbacks subordinate to public utility easements.
• Front Yard
◦ Single detached dwelling	13 feet
◦ Middle housing	13 feet
◦ Multiple dwelling structure	15 feet
• Side Yard (all structures)	5 feet	Maximum side setback not applicable on townhouse common walls.
• Rear (including alley)	None
Minimum Building Height	2 stories	Minimum height does not apply to cottage clusters.
Maximum Building Height*	3 stories	Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.460-A

Figure 12.22.460-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-MD Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.22.470 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCR-MD 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)

12.22.480 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCR-MD 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)

12.22.500 - SCR-HD Station Community Residential Zone—High Density.

The SCR-HD zone includes the following sections:

12.22.510 Purposes

12.22.520 Housing Types

12.22.530 Uses

12.22.540 Accessory Uses Permitted by Right

12.22.550 Special Provisions Regarding Uses

12.22.560 Development Standards

12.22.570 Variances and Adjustments

12.22.580 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.510 - Purposes.

Provide Housing Options in Proximity to Transit. The SCR-HD zone implements the SCPA Station Community Planning Area designation, providing an opportunity for higher density residential development generally within 1,300 feet of a light rail station.

Preserve Neighborhood Livability. The SCR-HD zone encourages livability in high density residential neighborhoods by allowing residential development with compatible non-residential Uses such as schools, assembly facilities, parks, and with appropriately-scaled neighborhood commercial Uses.

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

12.22.520 - Housing Types.

Table 12.22.520-1 lists Housing Types permitted in the SCR-HD zone. Housing Types are defined in Section 12.01.500.

Table 12.22.520-1: Housing Types Permitted in the SCR-HD Zone
Housing Type	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwellings	N

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

(Ord. 6401 § 1, 2022)

12.22.530 - Uses.

Table 12.22.530-1 lists uses Permitted, Conditionally Permitted, Limited, or Not Permitted in the SCR-HD zone.

Table 12.22.530-1: Use Categories in the SCR-HD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.520-1.
Group Living	P
Residential Services	P/L	Residential Services not exceeding maximum density permitted. Residential Services exceeding maximum density permitted only with PUD approval.
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C	Full-dwelling STRs subject to additional standards in Section 12.40.230. Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Commercial Recreation	C/N	Indoor recreation facilities permitted with Conditional Use approval; outdoor recreational facilities Not Permitted.
Eating and Drinking Establishments	L	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. Retail sales of marijuana Not Permitted. Psilocybin facilities not permitted. See Section 12.22.550 for other commercial uses.
Office	L
Retail Products and Services	L/C/N
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. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.22.540 - 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.

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.

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)

12.22.550 - Special Provisions Regarding Uses.

Commercial Building Footprint Limitation. Commercial uses are limited in size and intensity to promote a local orientation and to limit adverse impacts on nearby residential areas. Multi-story commercial buildings or mixed-use commercial/residential buildings are permitted with a footprint up to 20,000 square feet.

Animal Service Facilities. Overnight pet boarding permitted outright at veterinary clinics; elsewhere only with Conditional Use approval. Outdoor exercise areas not permitted. See Section 12.40.110 for additional regulations on this use.

Day Care Facilities. See Section 12.40.150 for additional regulations on this use.

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

12.22.560 - Development Standards.

Development standards in the SCR-HD zone are listed in Table 12.22.560-1. Certain standards are illustrated in Figure 12.22.560-A.

Table 12.22.560-1: Development Standards in the SCR-HD Zone
Standard	Requirement	Clarifications
Minimum Lot Size	1,500 sq. ft. per unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.520-1.
Maximum Lot Size	1,800 sq. ft. per unit
Minimum Density	24 du/na	Within 100 feet of a developed standard zone single detached and middle housing neighborhood, minimum/maximum density limited to either 7.0 du/na; or the density of the adjacent area, whichever is greater. Up to 45 du/na may be approved by the Planning Commission under a Planned Unit Development application process.
Maximum Density	30 du/na
Minimum FAR		Applies only to commercial uses permitted under Table 12.22.530-1.
• Within 1,300 ft. of an LRT station	0.5
• Beyond 1,300 ft. of an LRT station	0.4
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.22.520-1. No minimum lot depth required for lots or parcels created by subdivision or partition.
• Width (at front building plane)
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
Commercial
• Depth	None
• Frontage	None
◦ Residential with front-yard garage access	18 feet
◦ Residential with rear-yard garage access	22 feet
◦ Commercial	None
Minimum Setbacks*
• Front Yard		Minimum front yard setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
◦ to dwelling	5 feet
◦ to garage door	20 feet
• Side Yard	5 feet	Adjustments to side setbacks permitted for townhouses allowed under Table 12.21.520-1.
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks*
• Front Yard		Maximum front setback applicable only to dwelling, not to garage door.
◦ Duplex	13 feet
◦ Townhouse	13 feet
◦ Multiple dwelling structure	15 feet
• Side Yard (all structures)	5 feet	Maximum side setback not applicable on townhouse common walls.
• Rear (including alley)	None
Minimum Building Height	2 stories
Maximum Building Height*	5 stories
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.560-A

Figure 12.22.560-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-HD Zone

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.22.570 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCR-HD 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)

12.22.580 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCR-HD 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)

Hillsboro City Zoning Code

SUB CHAPTER 12.22

MULTI-DWELLING RESIDENTIAL ZONES

12.22.010 - Multi-Dwelling Residential Zones.

There are 5 multi-dwelling residential zones in the City:

MR-1 Multi-Dwelling Residential;

MR-2 Multi-Dwelling Residential;

MR-3 Multi-Dwelling Residential;

SCR-MD Station Community Residential—Medium Density; and

SCR-HD Station Community Residential—High Density.

(Ord. 6401 § 1, 2022)

12.22.020 - Locational Characteristics.

MR-1 implements higher densities in the RM Medium Density Residential Plan designation.

MR-2 implements the RH High Density Residential Plan designation.

MR-3 implements the RMR Mid-Rise Density Residential Plan designation.

SCR-MD and SCR-HD (among other zones) implement the SCPA Station Community Planning Area designation where these zones are designated on the Zoning Map.

(Ord. 6401 § 1, 2022)

12.22.030 - 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; and

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 contained in Subchapter 12.10.

Permitted Uses (P) are permitted 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.

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

Development Standards.

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

(Ord. 6401 § 1, 2022)

12.22.100 - MR-1 Multi-Dwelling Residential Zone.

The MR-1 zone includes the following sections:

12.22.110 Purposes

12.22.120 Housing Types

12.22.130 Uses

12.22.140 Accessory Uses Permitted by Right

12.22.150 Development Standards

12.22.160 Variances and Adjustments

12.22.170 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.110 - Purposes.

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

12.22.120 - Housing Types.

Table 12.22.120-1 lists housing types permitted in the MR-1 zone. Housing types are defined in Section 12.01.500.

Table 12.22.120-1: Housing Types Permitted in the MR-1 Zone
Housing Types	Status	Clarifications
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.
Manufactured dwelling project	L	Permitted subject to additional standards in Section 12.40.180.
Live-work dwelling	N

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

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

12.22.130 - Uses.

Table 12.22.130-1 lists the permitted, conditionally permitted, limited, or not permitted uses in the MR-1 zone.

Table 12.22.130-1: Use Categories in the MR-1 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.120-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.140 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are per-mitted 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)

12.22.150 - Development Standards.

Base zone development standards in the MR-1 zone are listed in Table 12.22.150-1. Certain standards are illustrated in Figure 12.22.150-A.

Table 12.22.150-1: Development Standards in the MR-1 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)
• Multiple-dwelling structure	9,000 sq. ft.
Maximum Lot Size	Not applicable
Minimum Density	11 du/na
Maximum Density	16 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.
• Width (at front building plane)	50 feet
• Depth	85 feet
• Frontage	12 feet
Minimum Setbacks*
• Front Yard (interior lots)		For cottage clusters, the minimum front yard setback to dwellings is 10 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E.
◦ to structure	15 feet
◦ to garage door	20 feet
• Front Yard (corner lots)
◦ to structure	10 feet on 1 frontage; 20 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet	Variation of side yards permitted in some subdivisions: see Subsection 12.50.110.D. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.22.120-1.
• Rear Yard		For cottage clusters, the minimum rear yard setback to dwellings is 10 feet.
◦ to structure	15 feet
◦ to garage door	20 feet
• Interior Yard (corner lots)	5 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	65%	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 Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.150-A

Figure 12.22.150-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-1 Zone

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

12.22.160 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-1 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)

12.22.170 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-1 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)

12.22.200 - MR-2 Multi-Dwelling Residential Zone.

The MR-2 zone includes the following sections:

12.22.210 Purposes

12.22.220 Housing Types

12.22.230 Uses

12.22.240 Accessory Uses Permitted by Right

12.22.250 Development Standards

12.22.260 Variances and Adjustments

12.22.270 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.210 - Purposes.

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

12.22.220 - Housing Types.

Table 12.22.220-1 lists housing types permitted in the MR-2 zone. Housing types are defined in Section 12.01.500.

Table 12.22.220-1: Housing Types Permitted in the MR-2 Zone
Housing Types	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.22.230 - Uses.

Table 12.22.230-1 lists uses permitted, conditionally permitted, limited, or not permitted in the MR-2 zone.

Table 12.22.230-1: Use Categories in the MR-2 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.220-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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.
Eating and Drinking Establishments	L/N	Mobile businesses permitted pursuant to Municipal Code Title 5; 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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.240 - 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 12.40.104.

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)

12.22.250 - Development Standards.

Base zone development standards in the MR-2 zone are listed in Table 12.22.250-1. Certain standards are illustrated in Figure 12.22.250-A.

Table 12.22.250-1: Development Standards in the MR-2 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	6,000 sq. ft.; 2,000 sq. ft. per dwelling unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.220-1.
Maximum Lot Size	Not applicable
Minimum Density	17 du/na
Maximum Density	21.25 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.22.220-1. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160.
• Width (at front building plane)	55 feet
• Depth	85 feet
• Frontage	25 feet
Minimum Setbacks*		Side yard setbacks on the common wall may be waived for townhouses permitted under Table 12.22.220-1.
• Front Yard
◦ to structure	15 feet
◦ to garage door	20 feet
• Side Yard	5 feet + 1.5 feet/story above second story
• Rear Yard
◦ to structure	10 feet
◦ to garage door	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	3 stories or 40 feet, whichever is less
Maximum Lot Coverage
• Duplexes, triplexes, quadplexes, or multiple-dwelling structures	50%
• Townhouse on individual lot	75%
Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.250-A

Figure 12.22.250-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-2 Zone

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

12.22.260 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-2 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.22.270 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-2 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)

12.22.300 - MR-3 Multi-Dwelling Residential Zone.

The MR-3 zone includes the following sections:

12.22.310 Purposes

12.22.320 Housing Types

12.22.330 Uses

12.22.340 Accessory Uses Permitted by Right

12.22.350 Development Standards

12.22.360 Variances and Adjustments

12.22.370 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.310 - Purposes.

(Ord. 6401 § 1, 2022)

12.22.320 - Housing Types.

Table 12.22.320-1 lists Housing Types permitted in the MR-3 zone. Housing Types are defined in Section 12.01.500.

Table 12.22.320-1: Housing Types Permitted in the MR-3 Zone
Housing Types	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

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

(Ord. 6401 § 1, 2022)

12.22.330 - Uses.

Table 12.22.330-1 lists uses Permitted, Conditionally Permitted, Limited, or Not Permitted in the MR-3 zone.

Table 12.22.330-1: Use Categories in the MR-3 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.320-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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.
Eating and Drinking Establishments	L/N	Mobile businesses permitted pursuant to Municipal Code Title 5, 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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.340 - 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)

12.22.350 - Development Standards.

Development standards in the MR-3 zone are listed in Table 12.22.350-1. Certain standards are illustrated in Figure 12.22.350-A.

Table 12.22.350-1: Development Standards in the MR-3 Zone
Standard	Requirement	Clarification
Minimum Lot Size	6,000 sq. ft.; 1,500 sq. ft. per dwelling unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.320-1.
Maximum Lot Size	Not applicable
Minimum Density	23 du/na
Maximum Density	28.75 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.21.320-1. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160.
• Width (at building frontage)	55 feet
• Depth	85 feet
• Frontage	25 feet
Minimum Setbacks*
• Front Yard
◦ to structure	10 feet
◦ to garage door	20 feet
• Side Yard	5 feet + 1 foot/story above second story	Side yard setbacks on the common wall may be waived for townhouses permitted under Table 12.22.320-1.
• Rear Yard
◦ to structure	10 feet
◦ to garage door	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	3 stories; 5 stories with Planning Commission approval	4- and 5-story building heights are subject to Planning Commission approval under a Type III Development Review process.
Maximum Lot Coverage
• Duplexes, triplexes, quadplexes, or multiple-dwelling structures	60%
• Townhouse on individual lot	85%
Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.350-A

Figure 12.22.350-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-3 Zone

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

12.22.360 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-3 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)

12.22.370 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-3 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)

12.22.400 - SCR-MD Station Community Residential Zone—Medium Density.

The SCR-MD zone includes the following sections:

12.22.410 Purposes

12.22.420 Housing Types

12.22.430 Uses

12.22.440 Accessory Uses Permitted by Right

12.22.450 Special Provisions Regarding Commercial Uses

12.22.460 Development Standards

12.22.470 Variances and Adjustments

12.22.480 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.410 - Purposes.

Transition Residential Density. The SCR-MD zone may also be applied to serve as a transition area between lower-density neighborhoods and higher intensity development nearer light rail stations.

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

12.22.420 - Housing Types.

Table 12.22.420-1 lists Housing Types permitted in the SCR-MD zone. Housing Types are defined in Section 12.01.500.

Table 12.22.420-1: Housing Types Permitted in the SCR-MD 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.
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)

12.22.430 - Uses.

Table 12.22.430-1 lists uses permitted, conditionally permitted, limited, or not permitted in the SCR-MD zone.

Table 12.22.430-1: Use Categories in the SCR-MD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.420-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
Residential Business	C/L	Residential Businesses permitted with Conditional Use approval in the Downtown Plan District and subject to additional standards in Subsection 12.61.600.B.
Commercial Use Categories — Only Categories Listed Below Permitted
Eating and Drinking Establishments	L	Minor assembly facilities permitted with Conditional Use approval and subject to public assembly facility standards in Section 12.40.210. Retail sales of marijuana not permitted. Psilocybin facilities not permitted. See Section 12.22.450 for all other commercial uses.
Office	L
Retail Products and Services	L/C/N
Commercial Lodging	L	Full-dwelling STRs subject to additional standards in Section 12.40.230. 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 public assembly regulations 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. 6393 § 1, 2021; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.22.440 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are per-mitted 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)

12.22.450 - Special Provisions Regarding Commercial Uses.

Day Care Facilities. See Section 12.40.150 for additional regulations on this use.

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

12.22.460 - Development Standards.

Development standards in the SCR-MD zone are listed in Table 12.22.460-1. Certain standards are illustrated in Figure 12.22.460-A.

Table 12.22.460-1: Development Standards in the SCR-MD Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	2,000 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
• Multiple-dwelling structure	6,000 sq. ft.
Maximum Lot Size	None
Minimum Density	18.0 du/na	Within 100 feet of a developed standard zone single detached and middle housing neighborhood, minimum/maximum density for single detached dwellings and multiple-dwelling structures is limited to either 7.0 du/na; or the density of the adjacent area, whichever is greater. Up to 36 du/na may be approved by the Planning Commission through a Planned Unit Development process. Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Maximum Density	23.0 du/na
Minimum FAR		Applies only to commercial uses permitted under Table 12.22.430-1.
• Within 1,300 ft. of an LRT station	0.5
• Beyond 1,300 ft. of an LRT station	0.4
Minimum Lot Dimensions*
• Width (at front building plane)		For townhouse lots with front-yard garage access, minimum lot width is 20 feet.
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
◦ Commercial	None
• Depth	None	No minimum lot depth required for lots or parcels created by subdivision or partition.
• Frontage		Exception to lot frontage provided for middle housing land divisions. For townhouse lots with rear-yard garage access, minimum lot frontage is 20 feet.
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
◦ Commercial	None
Minimum Setbacks*
• Front Yard		Front yard setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
◦ to dwelling	5 feet
◦ to garage door	20 feet
• Side Yard	5 feet	Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.22.420-1.
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks*		Maximum setbacks subordinate to public utility easements.
• Front Yard
◦ Single detached dwelling	13 feet
◦ Middle housing	13 feet
◦ Multiple dwelling structure	15 feet
• Side Yard (all structures)	5 feet	Maximum side setback not applicable on townhouse common walls.
• Rear (including alley)	None
Minimum Building Height	2 stories	Minimum height does not apply to cottage clusters.
Maximum Building Height*	3 stories	Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.460-A

Figure 12.22.460-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-MD Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.22.470 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCR-MD 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)

12.22.480 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCR-MD 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)

12.22.500 - SCR-HD Station Community Residential Zone—High Density.

The SCR-HD zone includes the following sections:

12.22.510 Purposes

12.22.520 Housing Types

12.22.530 Uses

12.22.540 Accessory Uses Permitted by Right

12.22.550 Special Provisions Regarding Uses

12.22.560 Development Standards

12.22.570 Variances and Adjustments

12.22.580 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.510 - Purposes.

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

12.22.520 - Housing Types.

Table 12.22.520-1 lists Housing Types permitted in the SCR-HD zone. Housing Types are defined in Section 12.01.500.

Table 12.22.520-1: Housing Types Permitted in the SCR-HD Zone
Housing Type	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwellings	N

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

(Ord. 6401 § 1, 2022)

12.22.530 - Uses.

Table 12.22.530-1 lists uses Permitted, Conditionally Permitted, Limited, or Not Permitted in the SCR-HD zone.

Table 12.22.530-1: Use Categories in the SCR-HD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.520-1.
Group Living	P
Residential Services	P/L	Residential Services not exceeding maximum density permitted. Residential Services exceeding maximum density permitted only with PUD approval.
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C	Full-dwelling STRs subject to additional standards in Section 12.40.230. Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Commercial Recreation	C/N	Indoor recreation facilities permitted with Conditional Use approval; outdoor recreational facilities Not Permitted.
Eating and Drinking Establishments	L	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. Retail sales of marijuana Not Permitted. Psilocybin facilities not permitted. See Section 12.22.550 for other commercial uses.
Office	L
Retail Products and Services	L/C/N
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. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.22.540 - 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)

12.22.550 - Special Provisions Regarding Uses.

Day Care Facilities. See Section 12.40.150 for additional regulations on this use.

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

12.22.560 - Development Standards.

Development standards in the SCR-HD zone are listed in Table 12.22.560-1. Certain standards are illustrated in Figure 12.22.560-A.

Table 12.22.560-1: Development Standards in the SCR-HD Zone
Standard	Requirement	Clarifications
Minimum Lot Size	1,500 sq. ft. per unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.520-1.
Maximum Lot Size	1,800 sq. ft. per unit
Minimum Density	24 du/na	Within 100 feet of a developed standard zone single detached and middle housing neighborhood, minimum/maximum density limited to either 7.0 du/na; or the density of the adjacent area, whichever is greater. Up to 45 du/na may be approved by the Planning Commission under a Planned Unit Development application process.
Maximum Density	30 du/na
Minimum FAR		Applies only to commercial uses permitted under Table 12.22.530-1.
• Within 1,300 ft. of an LRT station	0.5
• Beyond 1,300 ft. of an LRT station	0.4
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.22.520-1. No minimum lot depth required for lots or parcels created by subdivision or partition.
• Width (at front building plane)
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
Commercial
• Depth	None
• Frontage	None
◦ Residential with front-yard garage access	18 feet
◦ Residential with rear-yard garage access	22 feet
◦ Commercial	None
Minimum Setbacks*
• Front Yard		Minimum front yard setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
◦ to dwelling	5 feet
◦ to garage door	20 feet
• Side Yard	5 feet	Adjustments to side setbacks permitted for townhouses allowed under Table 12.21.520-1.
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks*
• Front Yard		Maximum front setback applicable only to dwelling, not to garage door.
◦ Duplex	13 feet
◦ Townhouse	13 feet
◦ Multiple dwelling structure	15 feet
• Side Yard (all structures)	5 feet	Maximum side setback not applicable on townhouse common walls.
• Rear (including alley)	None
Minimum Building Height	2 stories
Maximum Building Height*	5 stories
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.560-A

Figure 12.22.560-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-HD Zone

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.22.570 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCR-HD 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)

12.22.580 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCR-HD 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)

Hillsboro City Zoning Code

SUB CHAPTER 12.22

MULTI-DWELLING RESIDENTIAL ZONES

12.22.010 - Multi-Dwelling Residential Zones.

There are 5 multi-dwelling residential zones in the City:

MR-1 Multi-Dwelling Residential;

MR-2 Multi-Dwelling Residential;

MR-3 Multi-Dwelling Residential;

SCR-MD Station Community Residential—Medium Density; and

SCR-HD Station Community Residential—High Density.

(Ord. 6401 § 1, 2022)

12.22.020 - Locational Characteristics.

MR-1 implements higher densities in the RM Medium Density Residential Plan designation.

MR-2 implements the RH High Density Residential Plan designation.

MR-3 implements the RMR Mid-Rise Density Residential Plan designation.

SCR-MD and SCR-HD (among other zones) implement the SCPA Station Community Planning Area designation where these zones are designated on the Zoning Map.

(Ord. 6401 § 1, 2022)

12.22.030 - 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; and

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 contained in Subchapter 12.10.

Permitted Uses (P) are permitted 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.

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

Development Standards.

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

(Ord. 6401 § 1, 2022)

12.22.100 - MR-1 Multi-Dwelling Residential Zone.

The MR-1 zone includes the following sections:

12.22.110 Purposes

12.22.120 Housing Types

12.22.130 Uses

12.22.140 Accessory Uses Permitted by Right

12.22.150 Development Standards

12.22.160 Variances and Adjustments

12.22.170 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.110 - Purposes.

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

12.22.120 - Housing Types.

Table 12.22.120-1 lists housing types permitted in the MR-1 zone. Housing types are defined in Section 12.01.500.

Table 12.22.120-1: Housing Types Permitted in the MR-1 Zone
Housing Types	Status	Clarifications
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.
Manufactured dwelling project	L	Permitted subject to additional standards in Section 12.40.180.
Live-work dwelling	N

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

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

12.22.130 - Uses.

Table 12.22.130-1 lists the permitted, conditionally permitted, limited, or not permitted uses in the MR-1 zone.

Table 12.22.130-1: Use Categories in the MR-1 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.120-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.140 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are per-mitted 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)

12.22.150 - Development Standards.

Base zone development standards in the MR-1 zone are listed in Table 12.22.150-1. Certain standards are illustrated in Figure 12.22.150-A.

Table 12.22.150-1: Development Standards in the MR-1 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)
• Multiple-dwelling structure	9,000 sq. ft.
Maximum Lot Size	Not applicable
Minimum Density	11 du/na
Maximum Density	16 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.
• Width (at front building plane)	50 feet
• Depth	85 feet
• Frontage	12 feet
Minimum Setbacks*
• Front Yard (interior lots)		For cottage clusters, the minimum front yard setback to dwellings is 10 feet. Variation of front yards permitted in some subdivisions: see Subsection 12.50.130.E.
◦ to structure	15 feet
◦ to garage door	20 feet
• Front Yard (corner lots)
◦ to structure	10 feet on 1 frontage; 20 feet on the other
◦ to garage door	20 feet
• Side Yard	5 feet	Variation of side yards permitted in some subdivisions: see Subsection 12.50.110.D. Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.22.120-1.
• Rear Yard		For cottage clusters, the minimum rear yard setback to dwellings is 10 feet.
◦ to structure	15 feet
◦ to garage door	20 feet
• Interior Yard (corner lots)	5 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	65%	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 Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.150-A

Figure 12.22.150-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-1 Zone

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

12.22.160 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-1 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)

12.22.170 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-1 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)

12.22.200 - MR-2 Multi-Dwelling Residential Zone.

The MR-2 zone includes the following sections:

12.22.210 Purposes

12.22.220 Housing Types

12.22.230 Uses

12.22.240 Accessory Uses Permitted by Right

12.22.250 Development Standards

12.22.260 Variances and Adjustments

12.22.270 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.210 - Purposes.

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

12.22.220 - Housing Types.

Table 12.22.220-1 lists housing types permitted in the MR-2 zone. Housing types are defined in Section 12.01.500.

Table 12.22.220-1: Housing Types Permitted in the MR-2 Zone
Housing Types	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

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

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

12.22.230 - Uses.

Table 12.22.230-1 lists uses permitted, conditionally permitted, limited, or not permitted in the MR-2 zone.

Table 12.22.230-1: Use Categories in the MR-2 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.220-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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.
Eating and Drinking Establishments	L/N	Mobile businesses permitted pursuant to Municipal Code Title 5; 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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.240 - 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 12.40.104.

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)

12.22.250 - Development Standards.

Base zone development standards in the MR-2 zone are listed in Table 12.22.250-1. Certain standards are illustrated in Figure 12.22.250-A.

Table 12.22.250-1: Development Standards in the MR-2 Zone
Standard	Requirement	Clarifications
Minimum Lot Size	6,000 sq. ft.; 2,000 sq. ft. per dwelling unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.220-1.
Maximum Lot Size	Not applicable
Minimum Density	17 du/na
Maximum Density	21.25 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.22.220-1. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160.
• Width (at front building plane)	55 feet
• Depth	85 feet
• Frontage	25 feet
Minimum Setbacks*		Side yard setbacks on the common wall may be waived for townhouses permitted under Table 12.22.220-1.
• Front Yard
◦ to structure	15 feet
◦ to garage door	20 feet
• Side Yard	5 feet + 1.5 feet/story above second story
• Rear Yard
◦ to structure	10 feet
◦ to garage door	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	3 stories or 40 feet, whichever is less
Maximum Lot Coverage
• Duplexes, triplexes, quadplexes, or multiple-dwelling structures	50%
• Townhouse on individual lot	75%
Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.250-A

Figure 12.22.250-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-2 Zone

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

12.22.260 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-2 zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

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

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

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

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

12.22.270 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-2 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)

12.22.300 - MR-3 Multi-Dwelling Residential Zone.

The MR-3 zone includes the following sections:

12.22.310 Purposes

12.22.320 Housing Types

12.22.330 Uses

12.22.340 Accessory Uses Permitted by Right

12.22.350 Development Standards

12.22.360 Variances and Adjustments

12.22.370 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.310 - Purposes.

(Ord. 6401 § 1, 2022)

12.22.320 - Housing Types.

Table 12.22.320-1 lists Housing Types permitted in the MR-3 zone. Housing Types are defined in Section 12.01.500.

Table 12.22.320-1: Housing Types Permitted in the MR-3 Zone
Housing Types	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	N

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

(Ord. 6401 § 1, 2022)

12.22.330 - Uses.

Table 12.22.330-1 lists uses Permitted, Conditionally Permitted, Limited, or Not Permitted in the MR-3 zone.

Table 12.22.330-1: Use Categories in the MR-3 Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.320-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
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.
Eating and Drinking Establishments	L/N	Mobile businesses permitted pursuant to Municipal Code Title 5, 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	C	Permitted with Conditional Use approval.
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.
Telecommunication 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)

12.22.340 - 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)

12.22.350 - Development Standards.

Development standards in the MR-3 zone are listed in Table 12.22.350-1. Certain standards are illustrated in Figure 12.22.350-A.

Table 12.22.350-1: Development Standards in the MR-3 Zone
Standard	Requirement	Clarification
Minimum Lot Size	6,000 sq. ft.; 1,500 sq. ft. per dwelling unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.320-1.
Maximum Lot Size	Not applicable
Minimum Density	23 du/na
Maximum Density	28.75 du/na
Minimum FAR	Not applicable
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.21.320-1. Adjustments to frontage permitted for adjacent flag lots under Section 12.40.160.
• Width (at building frontage)	55 feet
• Depth	85 feet
• Frontage	25 feet
Minimum Setbacks*
• Front Yard
◦ to structure	10 feet
◦ to garage door	20 feet
• Side Yard	5 feet + 1 foot/story above second story	Side yard setbacks on the common wall may be waived for townhouses permitted under Table 12.22.320-1.
• Rear Yard
◦ to structure	10 feet
◦ to garage door	20 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	3 stories; 5 stories with Planning Commission approval	4- and 5-story building heights are subject to Planning Commission approval under a Type III Development Review process.
Maximum Lot Coverage
• Duplexes, triplexes, quadplexes, or multiple-dwelling structures	60%
• Townhouse on individual lot	85%
Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.350-A

Figure 12.22.350-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the MR-3 Zone

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

12.22.360 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the MR-3 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)

12.22.370 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the MR-3 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)

12.22.400 - SCR-MD Station Community Residential Zone—Medium Density.

The SCR-MD zone includes the following sections:

12.22.410 Purposes

12.22.420 Housing Types

12.22.430 Uses

12.22.440 Accessory Uses Permitted by Right

12.22.450 Special Provisions Regarding Commercial Uses

12.22.460 Development Standards

12.22.470 Variances and Adjustments

12.22.480 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.410 - Purposes.

Transition Residential Density. The SCR-MD zone may also be applied to serve as a transition area between lower-density neighborhoods and higher intensity development nearer light rail stations.

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

12.22.420 - Housing Types.

Table 12.22.420-1 lists Housing Types permitted in the SCR-MD zone. Housing Types are defined in Section 12.01.500.

Table 12.22.420-1: Housing Types Permitted in the SCR-MD 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.
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)

12.22.430 - Uses.

Table 12.22.430-1 lists uses permitted, conditionally permitted, limited, or not permitted in the SCR-MD zone.

Table 12.22.430-1: Use Categories in the SCR-MD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.420-1.
Group Living	P
Residential Services	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
Residential Business	C/L	Residential Businesses permitted with Conditional Use approval in the Downtown Plan District and subject to additional standards in Subsection 12.61.600.B.
Commercial Use Categories — Only Categories Listed Below Permitted
Eating and Drinking Establishments	L	Minor assembly facilities permitted with Conditional Use approval and subject to public assembly facility standards in Section 12.40.210. Retail sales of marijuana not permitted. Psilocybin facilities not permitted. See Section 12.22.450 for all other commercial uses.
Office	L
Retail Products and Services	L/C/N
Commercial Lodging	L	Full-dwelling STRs subject to additional standards in Section 12.40.230. 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 public assembly regulations 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. 6393 § 1, 2021; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.22.440 - Accessory Uses Permitted by Right.

Accessory Structures. Accessory structures are defined in Section 12.01.500, and are per-mitted 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)

12.22.450 - Special Provisions Regarding Commercial Uses.

Day Care Facilities. See Section 12.40.150 for additional regulations on this use.

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

12.22.460 - Development Standards.

Development standards in the SCR-MD zone are listed in Table 12.22.460-1. Certain standards are illustrated in Figure 12.22.460-A.

Table 12.22.460-1: Development Standards in the SCR-MD Zone
Standard	Requirement	Clarifications
Minimum Lot Size
• Single detached dwelling or duplex	2,000 sq. ft.
• Triplex	5,000 sq. ft.
• Quadplex or Cottage Cluster	7,000 sq. ft.
• Townhouse	1,500 sq. ft. (average)
• Multiple-dwelling structure	6,000 sq. ft.
Maximum Lot Size	None
Minimum Density	18.0 du/na	Within 100 feet of a developed standard zone single detached and middle housing neighborhood, minimum/maximum density for single detached dwellings and multiple-dwelling structures is limited to either 7.0 du/na; or the density of the adjacent area, whichever is greater. Up to 36 du/na may be approved by the Planning Commission through a Planned Unit Development process. Maximum density does not apply to duplexes, triplexes, quadplexes, or cottage clusters. Maximum density for townhouses is 25 du/na.
Maximum Density	23.0 du/na
Minimum FAR		Applies only to commercial uses permitted under Table 12.22.430-1.
• Within 1,300 ft. of an LRT station	0.5
• Beyond 1,300 ft. of an LRT station	0.4
Minimum Lot Dimensions*
• Width (at front building plane)		For townhouse lots with front-yard garage access, minimum lot width is 20 feet.
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
◦ Commercial	None
• Depth	None	No minimum lot depth required for lots or parcels created by subdivision or partition.
• Frontage		Exception to lot frontage provided for middle housing land divisions. For townhouse lots with rear-yard garage access, minimum lot frontage is 20 feet.
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
◦ Commercial	None
Minimum Setbacks*
• Front Yard		Front yard setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
◦ to dwelling	5 feet
◦ to garage door	20 feet
• Side Yard	5 feet	Side yard setbacks on the common wall shall be waived for townhouses permitted under Table 12.22.420-1.
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks*		Maximum setbacks subordinate to public utility easements.
• Front Yard
◦ Single detached dwelling	13 feet
◦ Middle housing	13 feet
◦ Multiple dwelling structure	15 feet
• Side Yard (all structures)	5 feet	Maximum side setback not applicable on townhouse common walls.
• Rear (including alley)	None
Minimum Building Height	2 stories	Minimum height does not apply to cottage clusters.
Maximum Building Height*	3 stories	Maximum height for cottage clusters is in Subsection 12.50.715.E.4.
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.460-A

Figure 12.22.460-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-MD Zone

(Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6323 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.22.470 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCR-MD 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)

12.22.480 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCR-MD 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)

12.22.500 - SCR-HD Station Community Residential Zone—High Density.

The SCR-HD zone includes the following sections:

12.22.510 Purposes

12.22.520 Housing Types

12.22.530 Uses

12.22.540 Accessory Uses Permitted by Right

12.22.550 Special Provisions Regarding Uses

12.22.560 Development Standards

12.22.570 Variances and Adjustments

12.22.580 Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

12.22.510 - Purposes.

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

12.22.520 - Housing Types.

Table 12.22.520-1 lists Housing Types permitted in the SCR-HD zone. Housing Types are defined in Section 12.01.500.

Table 12.22.520-1: Housing Types Permitted in the SCR-HD Zone
Housing Type	Status	Notes
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwellings	N

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

(Ord. 6401 § 1, 2022)

12.22.530 - Uses.

Table 12.22.530-1 lists uses Permitted, Conditionally Permitted, Limited, or Not Permitted in the SCR-HD zone.

Table 12.22.530-1: Use Categories in the SCR-HD Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.22.520-1.
Group Living	P
Residential Services	P/L	Residential Services not exceeding maximum density permitted. Residential Services exceeding maximum density permitted only with PUD approval.
Residential Business	N
Commercial Use Categories — Only Categories Listed Below Permitted
Commercial Lodging	L/C	Full-dwelling STRs subject to additional standards in Section 12.40.230. Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Commercial Recreation	C/N	Indoor recreation facilities permitted with Conditional Use approval; outdoor recreational facilities Not Permitted.
Eating and Drinking Establishments	L	Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. Retail sales of marijuana Not Permitted. Psilocybin facilities not permitted. See Section 12.22.550 for other commercial uses.
Office	L
Retail Products and Services	L/C/N
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. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015)

12.22.540 - 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)

12.22.550 - Special Provisions Regarding Uses.

Day Care Facilities. See Section 12.40.150 for additional regulations on this use.

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

12.22.560 - Development Standards.

Development standards in the SCR-HD zone are listed in Table 12.22.560-1. Certain standards are illustrated in Figure 12.22.560-A.

Table 12.22.560-1: Development Standards in the SCR-HD Zone
Standard	Requirement	Clarifications
Minimum Lot Size	1,500 sq. ft. per unit	Exceptions to lot areas permitted for townhouses permitted under Table 12.22.520-1.
Maximum Lot Size	1,800 sq. ft. per unit
Minimum Density	24 du/na	Within 100 feet of a developed standard zone single detached and middle housing neighborhood, minimum/maximum density limited to either 7.0 du/na; or the density of the adjacent area, whichever is greater. Up to 45 du/na may be approved by the Planning Commission under a Planned Unit Development application process.
Maximum Density	30 du/na
Minimum FAR		Applies only to commercial uses permitted under Table 12.22.530-1.
• Within 1,300 ft. of an LRT station	0.5
• Beyond 1,300 ft. of an LRT station	0.4
Minimum Lot Dimensions*		Exceptions to lot dimensions permitted for townhouses permitted under Table 12.22.520-1. No minimum lot depth required for lots or parcels created by subdivision or partition.
• Width (at front building plane)
◦ Residential with front-yard garage access	22 feet
◦ Residential with rear-yard garage access	18 feet
Commercial
• Depth	None
• Frontage	None
◦ Residential with front-yard garage access	18 feet
◦ Residential with rear-yard garage access	22 feet
◦ Commercial	None
Minimum Setbacks*
• Front Yard		Minimum front yard setbacks subordinate to public utility easements and ORSC or OSSC requirements as applicable.
◦ to dwelling	5 feet
◦ to garage door	20 feet
• Side Yard	5 feet	Adjustments to side setbacks permitted for townhouses allowed under Table 12.21.520-1.
• Rear Yard
◦ to dwelling	10 feet
◦ to garage door	Either 5 feet or less; or 19 feet or more
Maximum Setbacks*
• Front Yard		Maximum front setback applicable only to dwelling, not to garage door.
◦ Duplex	13 feet
◦ Townhouse	13 feet
◦ Multiple dwelling structure	15 feet
• Side Yard (all structures)	5 feet	Maximum side setback not applicable on townhouse common walls.
• Rear (including alley)	None
Minimum Building Height	2 stories
Maximum Building Height*	5 stories
Maximum Lot Coverage	None
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Not applicable

* Standards illustrated in Figure 12.22.560-A

Figure 12.22.560-A:
Minimum Lot Dimensions, Setbacks
and Height Requirements in the SCR-HD Zone

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6120 § 1, 2015)

12.22.570 - Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCR-HD 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)

12.22.580 - Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCR-HD 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)