Chapter 18.65
CORRIDOR COMMERCIAL (CC)
Sections:
18.65.030 Conditional uses permitted.
18.65.045 Applicability of development and design requirements.
18.65.050 Development requirements.
18.65.060 Design requirements.
18.65.010 Purpose.
The corridor commercial (CC) zone serves as the gateway to the town center core, transitioning from a highway-oriented environment towards a main street character with smaller-scale businesses and attractions. Uses include commercial retail and services, along with opportunities for multi-family residential uses in a mixed use environment, civic uses including schools and parks as district anchors, and limited light industrial uses. The area is primarily defined by small, individual sites, with several large sites that connect and relate to the scale of surrounding uses. Pedestrian-scale development and streetscape standards inclusive of pedestrian and bicyclist amenities encourage users to experience the district on foot, while standards discourage automobile presence and auto-oriented uses. Development and redevelopment in this district creates a street presence along the N Adair and Baseline couplet, defined by primary entrances, building presence and landscaping. The CC zone standards guide new development and redevelopment that support active commercial and civic opportunities and an engaging street presence to welcome residents and visitors to the town center. [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.65.020 Permitted uses.
The following uses and their accessory uses are permitted outright:
(A) General retail.
(B) Indoor recreation and entertainment, including but not limited to pool hall, internet and video game center, dance hall or theater, fitness or sports facility, when enclosed in a building.
(C) Artisan manufacturing where a minimum of 25 percent of the floor area is devoted to retail sales or display, including but not limited to bakery, brewpub, specialty foods production, or artisan studio such as pottery, metalwork, or jewelers.
(D) Service commercial, including but not limited to barbers, banks, laundry or dry cleaning, and repair shops. Drive-up window, drive-in, or drive-through facilities in conjunction with these uses existing at the time of adoption.
(E) Sales, service or repair of nonmotorized sporting equipment, such as bicycles, skis, snowboards, skates, and general sporting goods, inclusive of electric bicycles and stationary exercise machines that incorporate motors such as treadmills.
(F) Automobile, truck, marine and/or motorcycle service, fueling, repair, parts sales, and including custom vehicle assembly existing at the time of adoption; provided, that all operations other than storage are conducted within an enclosed structure and storage tanks are underground.
(G) Office, business, professional, medical/dental, veterinarian including indoor animal boarding.
(H) Restaurant, eating and drinking establishments without drive-in service. May include outdoor seating areas, subject to CMC 18.65.060(F).
(I) Fast food restaurant with drive-up window, drive-in, or drive-through facilities existing at the time of adoption.
(J) Commercial lodging, including hotel, motel and bed and breakfast.
(K) Residential dwelling units located above ground floor or behind nonresidential uses in the interior of the site such that they are set back a minimum of 50 feet from Adair or Baseline Street, with the exception that regulated affordable housing units may be located anywhere on the site.
(L) Single-family residences existing at the time of adoption. Residences may be subject to CMC 18.135.020, Nonconforming structures.
(M) Cultural and educational resource facilities.
(N) Health care and social service offices.
(O) Government structure or use including but not limited to public and private park, playground, library, museum, fire station, post office, community center, noncommercial recreational facilities.
(P) Certified child care center.
(Q) Type “A” or Type “B” mobile vendor, as described in Chapter 5.35 CMC.
(R) Outdoor display and storage, subject to CMC 18.65.060(G).
(S) Church, and associated church activities.
(T) Conversion of a hotel or motel to an emergency shelter or affordable housing. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.65.030 Conditional uses permitted.
The following uses and their accessory uses are permitted when in accordance with Chapter 18.105 CMC:
(A) Research and development.
(B) Light industrial uses, except those specifically listed in CMC 18.65.040.
(C) A planned unit development conditional use as provided under Chapter 18.110 CMC.
(D) Ground-floor residential units set back less than 50 feet from Adair or Baseline Street.
(E) School, public or private. Nursery, primary, middle, junior or senior high, college or university.
(F) Commercial parking lot or garage.
(G) Building height in excess of 40 feet.
(H) Outdoor display or storage in excess of the allowances in CMC 18.65.060(G). [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.65.040 Prohibited uses.
Only uses specifically listed in CMC 18.65.020 and 18.65.030, and uses similar to these, are permitted in this district. The following uses are expressly prohibited:
(A) Heavy industrial uses.
(B) Distribution.
(C) Warehousing.
(D) Self-service storage.
(E) Automobile, truck, recreational vehicle storage and/or sales.
(F) Automobile, truck, marine and/or motorcycle service, fueling, repair, parts sales, rental, and including custom vehicle assembly.
(G) Automobile drive-through, drive-in, or drive-up service facilities.
(H) Marijuana facilities. [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.65.045 Applicability of development and design requirements.
(A) New buildings must meet all standards of this chapter.
(B) Redevelopment valued at 50 percent of the building’s assessed value or more or expansions of more than 50 percent of the building’s gross floor area shall meet all standards for any expanded portions of the building and shall meet CMC 18.65.060(B) and (E) for the entire building.
(C) Redevelopment valued at less than 50 percent of the building’s assessed value that does not expand the gross floor area of the building by more than 10 percent shall be exempt from compliance with CMC 18.65.060 and the expanded portion shall use materials that substantially match the originals. CMC 18.135.020, Nonconforming structures, shall apply.
(D) Redevelopment valued at less than 50 percent of the building’s assessed value that includes expansions of existing gross floor area by 10 to 50 percent shall either:
(1) Meet CMC 18.65.060(B) and (E) for any expanded portions of the building; or
(2) Use materials that substantially match the originals for any expanded portions of the building. [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.65.050 Development requirements.
(A) Lot Size. No minimum lot size is required. All lots must be functional and meet the minimum setback and parking requirements.
(B) Setback Requirements. For purposes of this section, the Adair or Baseline Street frontage shall be deemed the front lot line for any lots with multiple frontages including frontage on Adair or Baseline Street. Through lots with frontage on both Adair and Baseline Street with a lot depth greater than 225 feet at any point shall meet the front setbacks for both the Adair and Baseline Street frontages.
(1) Front Setbacks. The front building setback shall be a minimum of zero and a maximum of 10 feet, unless the setback area is developed as an enhanced setback area consistent with CMC 18.65.060(D). No vehicular parking, storage, access or other use is permitted within the front yard setback, except for a single driveway to access an off-street parking area.
(2) Side Setbacks. The minimum building setback at a side lot line shall be zero. No vehicular parking, storage, access or other use is permitted within the street side yard setback, except for a single driveway to access an off-street parking area.
(3) Rear Setbacks. The minimum building setback at a rear lot line shall be zero.
(C) Height of Buildings.
(1) Buildings may be a maximum of three stories, or 40 feet in height, whichever is less; except buildings with frontage on Adair or Baseline, which can be a maximum of four stories or 60 feet in height without a conditional use permit.
(2) Affordable housing with a 30-year affordability covenant compliant with ORS 456.270 through 456.295 as affordable to 80 percent area median income or less for each unit, or the average of the units is affordable at 60 percent area median income or less, is entitled to 150 percent of the existing density and 24 additional feet.
(D) Lot Coverage. A minimum of 10 percent of each lot, or multiple lots if developed concurrently, shall be landscaped and maintained free of buildings, pavement, or any other form of impermeable cover. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.65.060 Design requirements.
(A) Building Frontage on Adair and Baseline. For lots with frontage on Adair or Baseline Street, buildings shall occupy 50 percent of the width of the parcel’s frontage on Adair or Baseline Street with a maximum front setback of zero feet. For through lots with frontage on Adair and Baseline Streets with a lot depth greater than 225 feet at any point, both frontages shall comply with this section. The following exceptions shall apply:
(1) Up to 40 percent of the building frontage may be set back up to 20 feet if the setback area is developed as an enhanced setback area consistent with subsection (D) of this section or outdoor seating area consistent with subsection (F) of this section; and/or
(2) A chamfered corner for a building at the intersection of two streets may be set back from the lot frontage for a maximum width of 20 feet along the lot frontage.
Figure 18.65.060-1: Minimum Building Frontage Requirements
(B) Entrances and Orientation. Building entrances shall define the building’s orientation toward the street.
(1) Main Entrances. Buildings shall provide at least one main entrance facing the street. For lots with a frontage along Adair or Baseline Street, at least one main entrance shall face Adair or Baseline Street or be oriented to the corner of two streets. Main entrances shall be clearly defined and distinguished from other parts of the building by at least one of the following design elements:
(a) Recessed entry.
(b) Entry surrounds such as arches, columns, insets and design elements above and/or flanking the entrance.
(c) Transom windows above the entrance door.
(d) Weather protection consisting of permanent canopies, awnings or arcades; canvas or fabric awnings are not considered permanent for the purposes of this standard because of their short life span.
(2) Secondary Entrances. Through lots with frontage along both Adair and Baseline Streets shall provide a secondary entrance on the frontage opposite the main entrance developed consistent with subsection (B)(1) of this section. Secondary entrances may be provided on any other frontage.
(3) All entrances shall be served by a direct and convenient pedestrian connection from the street frontage, either by being located along the frontage or connected by a pedestrian path.
(4) All entrances must have a light source to illuminate the entrance.
(C) Pedestrian Connectivity. All sites shall provide internal pedestrian connections between individual buildings, through parking areas, and between parking areas and buildings, linking to the street frontage. Pedestrian connections shall be direct, safe, and separated from vehicular traffic.
(D) Enhanced Setback Area. All setback areas between buildings and the street allowed under subsection (A)(1) of this section shall be enhanced with the following improvements:
(1) A paved area for use by pedestrians incorporating permanent amenities such as textured paving, planters connected to the earth and planting areas, seat walls and fences a maximum of 42 inches in height, outdoor lighting, short-term bicycle parking, kiosks, colonnades, drinking fountains, public art, etc.; or
(2) A landscaped area incorporating ground cover and shrubs with a mature height of less than five feet to maintain visibility between buildings and the street, achieving 80 percent plant cover at maturity; or
(3) A combination of the above and/or outdoor seating areas per subsection (F) of this section.
(E) Windows.
(1) Windows, doorways and other openings along the ground-floor facade shall be arranged to prevent a blank length of wall more than 20 linear feet along any street-facing facade within 20 feet of the lot line. A blank wall is a wall that contains no openings such as windows or doorways within the ground-floor wall area.
(2) Glass curtain walls, reflective glass, and painted or darkly tinted glass shall not be used for ground-floor windows.
(F) Outdoor Seating Areas. Outdoor seating areas are encouraged to increase pedestrian activity and interest along the street.
(1) Outdoor seating areas, excluding any portion located within the sidewalk, shall be permitted on up to 25 percent of the gross site area.
(2) Outdoor seating areas are permitted anywhere on site, including within the enhanced setback area and the sidewalk fronting the site, as approved by the city engineer. A minimum width of six feet shall be maintained for pedestrian movement along the sidewalk.
(3) Outdoor seating areas shall be approved through a site design review.
(G) Outdoor Display and Storage.
(1) Outdoor display of merchandise and vendors shall be permitted within the enhanced setback area and the sidewalk, as approved by the city engineer. Such outdoor display shall be limited to plants, gardening/floral products, food, books, newspapers, clothing, bicycles, and similar small items for sale or rental to pedestrians (i.e., non-automobile-oriented), and shall only be displayed during business hours. A minimum width of six feet shall be maintained for pedestrian movement along the sidewalk.
(2) Outdoor storage outside of business hours shall only be located to the side or rear of the lot and shall not be located on the sidewalk or the enhanced setback area. Such storage may only be approved through a site design review, which may include conditions limiting the size and requiring screening of such storage.
(3) Outdoor storage and display, excluding any portion within the sidewalk, shall not exceed 20 percent of the gross site area unless approved as a conditional use.
(H) Screening.
(1) Sight-obscuring screening shall be provided for all garbage and trash collection areas, and for any approved outdoor storage, or parking lots abutting residential development. Such screening shall be a minimum six feet in height, and shall consist of a wall of brick, stone, or other substantial material; or a densely planted evergreen hedge and a decorative fence such as wrought-iron, or PVC or polymer covered chain link fencing. Galvanized chain link fencing shall not be permitted on new construction. Such screening shall be provided to a height sufficient to block the view of materials stored as viewed from the sidewalk on the opposite side of the street from the screen wall.
(2) Garbage and trash collection areas shall be designed to meet the needs of all types of trash and waste collection required, including recycling, food waste, and solid waste.
(3) The applicant shall demonstrate that the waste enclosure area is accessible by the waste service provider. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.65.070 Parking.
(A) Off-Street Parking Requirements. Off-street parking shall be provided in accordance with the standards in Chapter 18.145 CMC, as adjusted by the following provisions:
(1) On-street parking spaces adjacent to the street frontage of a building or tenant lease space shall be counted toward meeting the minimum off-street parking requirement. Twenty-two feet of uninterrupted street frontage shall count as a single parking space, rounded down to the nearest whole number.
(2) The minimum required off-street vehicle parking requirements in CMC 18.145.030 shall be reduced by 15 percent for all sites.
(3) Developments with a mix of uses are encouraged to make use of shared parking, and may utilize additional parking reductions in CMC 18.145.020(D) in addition to the reductions in this section.
(B) Off-street parking areas shall be located to the side or rear of the lot. No parking areas shall be located between the front of the building and the street. For through lots with frontage along both Adair and Baseline Streets, the Adair Street frontage shall be deemed the front of the lot, except that such lots with a lot depth greater than 225 feet at any point shall treat both the Adair and Baseline Street frontages as the front of the lot. [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.65.080 Signs.
Signs within the CC district shall conform with Chapter 18.175 CMC. [Ord. 2019-10 § 1 (Exh. A), 2019.]