There is one institutional zone in the City: SCFI Station Community Fair Complex Institutional.

(Ord. 6401 § 1, 2022; Ord. 6112 § 1, 2015)

Institutional zones implement the SCPA Station Community Planning Area or the PF Public Facilities designations on the Comprehensive Plan Land Use Map. The SCFI zone is applied to the Washington County Fairgrounds.

(Ord. 6401 § 1, 2022; Ord. 6112 § 1, 2015)

A.

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

1.

Purpose;

2.

Permitted, Conditionally Permitted, Limited and Not Permitted Housing Types (organized in tables);

3.

Permitted, Conditionally Permitted, Limited and Not Permitted Uses (organized in tables);

4.

Accessory Uses Permitted by Right;

5.

Special Provisions Regarding Uses;

6.

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

7.

Variances and Adjustments; and

8.

Other Pertinent Regulations.

B.

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.

C.

Allowed Housing Types. Residential uses are limited in institutional and open space zones. 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.

D.

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.

1.

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

2.

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

3.

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.

4.

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

E.

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

F.

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

G.

Development Standards.

1.

Development standards in each institutional or open space zone are summarized in tables. Development standards are typically numerical standards: minimum and maximum lot dimensions, minimum and maximum floor area ratios; structural setbacks; maximum building height and lot coverage. All development must comply with the development standards unless a discretionary Variance or Adjustment is approved as described in subsection H below.

2.

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

H.

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

I.

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

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

The SCFI zone includes the following sections:

12.26.110 Purposes and Applicability

12.26.120 Housing Types

12.26.130 Uses

12.26.140 Accessory Uses and Structures Permitted by Right

12.26.150 Special Provisions Regarding Uses

12.26.160 Development Standards

12.26.170 Variances and Adjustments

12.26.180 Other Pertinent Regulations and Requirements

(Ord. 6401 § 1, 2022)

A.

Accommodate the Washington County Fair. The SCFI zone implements the SCPA Station Community Planning Area Comprehensive Plan designation on the Washington County Fairgrounds properties. These properties have been historically used as public entertainment, amusement, and sports participation. Portions of the properties have also been historically used as temporary recreational vehicle parks to accommodate event vendors and visitors.

B.

Allow a Wide Variety of Public-Assembly Uses Year-Round. The focus of development in the SCFI zone is on facilities accommodating activities including, but not limited to, the Washington County Fair, conferences, conventions, expositions and trade shows, in a variety of open-air facilities and enclosed buildings. Hotels, restaurants, and specialty retail establishments are encouraged in the District. Sports and entertainment facilities including, but not limited to, arenas, rinks, aquatics centers, cinemas, theaters, and usable open space designed to accommodate sports fields and outdoor athletic activities are also allowed.

C.

Reduce Vehicle Miles Traveled. The standards of the SCFI zone are intended to create developments which take advantage of the multi-modal opportunities provided by the adjacent LRT and bus transfer station, park-and-ride facility, and pedestrian and bicycle linkages to nearby neighborhoods.

D.

Create a Higher-Intensity, Mixed-Use District. The standards of the SCFI zone are intended to increase the intensity of use of the Fairgrounds properties over time by facilitating the following types of development:

1.

Multi-story institutional and commercial structures where compatible with the Hillsboro Airport;

2.

Building design focused on pedestrian-friendly orientations and linkages among buildings, open spaces, and transit; and

3.

Creation of appropriately-sited, improved surface parking areas for large events, and to serve as a recreational vehicle park to accommodate visitors.

E.

Applicability. The SCFI zone shall be applied to at least 30 acres containing the Washington County Fairgrounds facility, and may be applied to additional areas in public or private ownership.

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6112 § 1, 2015)

Except as specified in Section 12.40.107, Table 12.26.120-1 lists housing types permitted in the SCFI zone. Housing types are defined in Section 12.01.500.

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

(Ord. 6451 § 1, 2023; Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6112 § 1, 2015)

Table 12.26.130-1 lists uses permitted, conditionally permitted, limited, or not permitted in the SCFI zone.

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

(Ord. 6417 § 1, 2022; Ord. 6401 § 1, 2022; Ord. 6393 § 1, 2021; Ord. 6322 § 1, 2019; Ord. 6294 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6112 § 1, 2015)

A.

Accessory uses to the primary institutional or commercial uses vary based on the applicable use category, as described in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in the Code.

B.

Pursuant to Subsection 12.10.450.C, camping for recreational vehicles is permitted as an accessory use. The location of the camping areas shall be subject to approval under the PUD process pursuant to Section 12.80.120. The area used for the camping shall not exceed 25% of the total area of the zone.

C.

Accessory structures as defined in Section 12.01.500 are permitted subject to the additional requirements in Section 12.40.104.

(Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6149 § 1, 2015; Ord. 6112 § 1, 2015)

A.

Retail Products and Services. Retail products and services uses permitted in the SCFI zone shall be supportive to the primary uses of the zone: major assembly facilities, minor assembly facilities, indoor commercial recreation, and eating and drinking establishments. If a question is raised regarding whether a particular use is supportive, the Planning Director shall make an Interpretation pursuant to Section 12.80.050.

B.

Animal Service Facilities. Animal service facilities with or without outdoor exercise areas and/or overnight boarding are permitted with Conditional Use approval, subject to additional requirements in Section 12.40.110.

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6112 § 1, 2015)

Base zone development standards in the SCFI zone are listed in Table 12.26.160-1.

(Ord. 6401 § 1, 2022; Ord. 6322 § 1, 2019; Ord. 6120 § 1, 2015; Ord. 6112 § 1, 2015)

Requests for Variances or Adjustments to the base zone standards for the SCFI zone may be approved under 1 of 4 processes:

A.

As a Variance pursuant to Section 12.80.152;

B.

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

C.

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

D.

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6401 § 1, 2022; Ord. 6120 § 1, 2015; Ord. 6112 § 1, 2015)

Other Pertinent Regulations. Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCFI 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 12.50.800 Design Standards for Non-Residential and Mixed-Use Development

(Ord. 6401 § 1, 2022; Ord. 6112 § 1, 2015)