The purpose of the High Density High Rise (RH-HR) zone is to provide areas of the City within the City's Central Urban Renewal area, an area west of the Central Urban Renewal area, north of the wetlands, and south of the Tualatin Country Club that are suitable for high density apartment or condominium towers.

(1)

Use Categories. Table 44-1 lists use categories Permitted Outright (P) or Conditionally Permitted (C) in the RH-HR zone. Use categories may also be designated as Limited (L) and subject to the limitations listed in Table 44-1 and restrictions identified in TDC 44.210. Limitations may restrict the specific type of use, location, size, or other characteristics of the use category. Use categories which are not listed are prohibited within the zone, except for uses which are found by the City Manager or appointee to be of a similar character and to meet the purpose of this zone, as provided in TDC 31.070.

(2)

Overlay Zones. Additional uses may be allowed in a particular overlay zone. See the overlay zone Chapters for additional uses.

Table 44-1
Use Categories in the RH-HR Zone

(1)

Agricultural Uses. The following agricultural uses are allowed with a conditional use permit within areas designated on Comprehensive Plan Map 10-6:

(a)

Conditional Use of Agricultural Animals. Raising of agricultural animals, limited to cattle, horses and sheep. The City Council may limit the number of animals to be allowed on a specific parcel of property; and

(b)

Agricultural structures such as barns, stables, sheds, but excluding feed lots. Feed lots are prohibited.

(2)

Wireless Communication Facilities. Wireless Communication Facilities may be permitted uses or conditional uses, depending on the nature of the use.

(a)

Permitted Uses. The following uses are permitted outright:

(i)

Wireless Communication Facility Attached, provided the facility is not mounted on a single-family dwelling or its accessory structures; and

(ii)

Wireless Communication Facility, provided the facility is located within 300 feet of the centerline of Interstate 5.

(b)

Conditional Uses. All other detached wireless communication facilities may be allowed with a conditional use permit.

(Ord. No. 1450-20 meeting, § 22, 12-14-20)

Table 44-2 lists Housing Types permitted in the RH-HR zone. Housing types may be Permitted Outright (P), Conditionally Permitted (C), or Not Permitted (N) in the RH-HR zone.

Table 44-2
Housing Types in the RH-HR Zone

Development standards in the RH-HR zone are listed in Table 44-3. Additional standards may apply to some uses and situations, see TDC 44.310.

Table 44-3
Development Standards in the RH-HR Zone

(Ord. No. 1450-20 meeting, § 23, 12-14-20)

The following architectural features may project into a required front or rear yard setback area not more than three feet, and into a required side yard not more than two feet: cornices, eaves, canopies, decks, sun-shades, gutters, chimneys, flues, belt courses, leaders, sills, pilasters, lintels, ornamental features, and other similar architectural features.

To preserve natural areas and habitat for fish and wildlife, the decision-making authority may provide a density bonus or setback reduction for developments that are adjacent to Greenways or Natural Areas that dedicate land for conservation or public recreational purposes, in accordance with the following standards:

(1)

Density Bonus. The lot(s) may be developed to the same number of dwelling units that would be permitted in the RH-HR zone if none of the land area in the Greenway or Natural Area lots were in a conservation or protection area.

(2)

Setback Reduction. All permitted uses may be allowed a reduction of up to 35 percent of the front, side or rear yard setbacks, as determined through the Architectural Review process, if as a result the buildings are farther away from fish and wildlife habitat areas. Setback areas that abut property lines in the RL zone are not eligible for the setback reduction.

(3)

Location of Greenway or Natural Area Lot. A portion of the parcel must be located wholly in one of the following conservation or protection areas:

(a)

Natural Resource Protection Overlay (NRPO) District (TDC Chapter 72); or

(b)

Clean Water Services Vegetated Corridor.

(4)

Ownership of Greenway or Natural Area Lot. The ownership of each Greenway or Natural Area Lot must be one of the following.

(a)

Dedicated to the City at the City's option;

(b)

Dedicated in a manner approved by the City to a non-profit conservation organization; or

(c)

Retained in private ownership.

(5)

Ownership Considerations. The decision-making authority must consider, but not limited to, the following factors when determining the appropriate ownership of the Greenway or Natural Area Lot:

(a)

Does the Park and Recreation Master Plan designate the lot for a greenway, pedestrian or bike path, public park, recreation, overlook or interpretive facility, or other public facility;

(b)

Does the lot include one or more designated Heritage Trees, or one or more significant trees;

(c)

Does the lot provide a significant view or esthetic element, or does it include a unique or intrinsically valuable element;

(d)

Does the lot connect publicly owned or publicly accessible properties;

(e)

Does the lot abut an existing park, greenway, natural area or other public facility;

(f)

Does the lot provide a public benefit or serve a public need;

(g)

Does the lot contain environmental hazards;

(h)

Geologic stability of the lot; and

(i)

Future maintenance costs for the lot.

(Ord. 1414-18, 12-10-18; Ord. 1427-19, § 22, 11-25-19)