Chapter 17.18
C-2—COMMUNITY COMMERCIAL DISTRICT
Sections:
17.18.020 Uses allowed outright.
17.18.060 Dimensional standards.
17.18.070 Off-street parking standards.
17.18.080 Exceptions in case of large-scale development.
* Prior history:
17.18.030 History: Ord. 1131 §2, 1990; Ord. 1323 §1, 2002; Repealed by Ord. 1517 §2 (Exh. B), 2023.
17.18.010 Purpose.
The purpose of a C-2 district is to implement the comprehensive plan by: (1) providing for the establishment of a community shopping center serving most of the occasional retail and specialty shopping needs of area residents and thus service a much larger area and a much larger population than is served by the C-1, local commercial district; and (2) allowing a range of housing types to encourage more housing in the city’s core and promote a greater mixture of uses.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2, 1990; Ord. 1517 §2 (Exh. B), 2023.
17.18.020 Uses allowed outright.
In a C-2 zoning district, the following uses and their accessory uses are allowed outright:
(1) Retail trade establishment, except when listed as a conditional use.
(2) Business, governmental or professional office.
(3) Medical clinic.
(4) Financial institution.
(5) Personal and business service establishments such as a barbershop, tailoring shop, printing shop, laundry or dry cleaning, sales agency, or photography studio, except as listed as a conditional use.
(6) Eating or drinking establishment, including outdoor seating related to the primary use.
(7) Hotel or motel.
(8) Small appliance repair including radio, television and electronics repair.
(9) Community service facility such as a fire station, library, community center, park, utility facility or meeting hall.
(10) Mixed use development.
(11) Attached residential dwellings (duplex, triplex, quadplex).
(12) Townhouses.
(13) Cottage clusters.
(14) Multi-household residential dwellings.
(15) Accessory dwelling units (ADUs) in connection with a permitted residential use.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2, 1990; Ord. 1289 § 1, 2000; Ord. 1323 §1, 2002; Ord. 1517 §2 (Exh. B), 2023.
17.18.040 Conditional uses.
In a C-2 zoning district, the following uses and their accessory uses are allowed subject to GMC Chapter 17.70 (Conditional Uses):
(1) Funeral home.
(2) Small-scale amusement or recreational facility such as a billiard or pool hall.
(3) School and associated buildings, structures and facilities.
(4) A use listed as a permitted outright use but not meeting the limitations of GMC Section 17.18.050 (Limitations on use).
(5) Planned unit development (PUD).
(6) Foster homes.
(7) Day care center.
(8) Recreation vehicle park, subject to GMC Section 17.62.100 (Recreation vehicle park).
(9) Business activities conducted in conjunction with a use allowed outright under GMC Section 17.18.020 (Uses allowed outright), not conducted wholly within an enclosed building and not specifically provided for under GMC Sections 17.18.050(1) and (2).
(10) Uses operating between 12:00 a.m. and 5:00 a.m.
(11) Manufacturing of edible or drinkable products retailed on the same site, including the primary processing of raw materials (e.g., malt, milk, spices) that are ingredients in edible or drinkable products retailed on the same site, and also including the wholesale distribution of edible or drinkable products that are manufactured and retailed on the same site.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord.1131 §2 (Part), 1990; Ord. 1198 §1(C), 1994; Ord. 1289 §1, 2000; Ord. 1323 §1, 2002; Ord. 1341, 2003; Ord. 1517 §2 (Exh. B), 2023.
17.18.050 Limitations on use.
All business activities, including service, repair, processing, storage and merchandise display, shall be conducted wholly within an enclosed building except for the following:
(1) Outdoor play areas accessory to a community service facility;
(2) Display of merchandise along the outside of the walls of a building provided such display does not extend more than three feet from the walls and does not obstruct required pedestrian or bicycle access, emergency access or off-street parking areas; and
(3) The following limitations apply to developments along Portland Avenue:
(a) All nonresidential uses shall provide ground-floor windows along Portland Avenue. Required window areas must be either windows that allow views into working areas or lobbies, pedestrian entrances or display windows. Required windows may have a sill no more than four feet above grade. Where interior floor levels prohibit such placement, the sill may be raised to allow it to be no more than two feet above the finished floor level, up to a maximum sill height of six feet above grade.
(b) Ground-floor residential uses shall provide ground-floor windows along Portland Avenue. Required window area must cover at least 25 percent of the ground level wall area of the portion of the building with residential dwelling units on the ground floor.
(c) All buildings shall have a primary entrance facing Portland Avenue. “Primary entrance” is defined as a principal entry through which people enter the building. A building may have more than one primary entry, as defined in the Uniform Building Code.
(4) The use of portable storage containers as defined in GMC Chapter 5.22.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2 (Part), 1990; Ord. 1323 §1, 2002; Ord. 1392 §6, 2008, Ord. 1404, 2008; Ord. 1517 §2 (Exh. B), 2023.
17.18.060 Dimensional standards.
Except as provided in GMC Chapter 17.38 (Planned Unit Development), Chapter 17.72 (Variances), and Chapter 17.76 (Exceptions), the following dimensional standards shall apply in a C-2 zoning district:
(1) Setbacks.
(a) Nonresidential uses and mixed-use development: No minimum setback requirements; a maximum setback of five feet shall be maintained along Portland Avenue frontages.
(b) Residential uses: Five feet maximum front setback; 15 feet minimum rear setback.
(2) Off-Street Parking. The boundary of any area developed or intended for off-street surface parking shall be located a minimum of five feet from all property lines. An exception to the minimum setback standard for off-street parking shall be made for existing parking when the use complies with GMC Section 17.18.070 (Off-street parking standards).
(3) Building Height. The maximum building height shall be 35 feet or three stories.
(a) Vertical projections such as chimneys, spires, domes, elevator shaft housings, towers, aerials, flagpoles and similar objects not used for human occupancy are exempt from the maximum building height standard.
(4) Equipment Setbacks. There shall be no minimum setback requirements for central air conditioners, heat pumps and similar equipment except when a lot line abuts a residential zoning district, in which case the minimum setback requirement from the lot line abutting the residential zoning district shall be 10 feet.
(5) Minimum Lot Area.
(a) Attached residential dwellings, townhouses, and cottage cluster uses shall comply with the minimum lot area requirements for the R-5 zoning district.
(b) Multi-household dwellings shall comply with the minimum lot area requirements for the MR zoning district.
(6) Fences and Walls. The following standards shall apply to fences and walls of all types whether open, solid, wood, metal, masonry or other material:
(a) When located between the front lot line and the front building line, fences and walls shall not exceed three feet in height.
(b) Fences and walls not subject to subsection (6)(a) of this section shall not exceed six feet in height.
(c) An exception may be granted to the maximum fence or wall height standards pursuant to review of an application for conditional use; alteration, expansion or change of use of a nonconforming use; or design review and when an exception is found necessary to provide adequate screening for the use.
(d) Fences and walls shall comply with GMC Chapter 17.54 (Clear Vision).
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2 (Part), 1990; Ord.1140 §1, 1991; Ord. 1323 §1, 2002, Ord. 1404, 2008; Ord. 1517 §2 (Exh. B), 2023.
[Ed. Note: The publication(s) referred to or incorporated by reference in this ordinance are available from the office of the City Recorder.]
17.18.070 Off-street parking standards.
(1) Where one commercial use allowed outright is substituted for another in an existing building and the building is not expanded by more than 10 percent of the floor area used for commercial purposes on January 1, 1980, no more off-street parking shall be required than was possessed by the previous commercial use. Where successive expansions of a building are proposed, the total area of all expansions shall not exceed the 10 percent standard.
(2) Off-street parking spaces shall be provided in accordance with the provisions of GMC Chapter 17.48, except that the following standards shall apply in lieu of the corresponding standard in GMC Chapter 17.48:
(a) Residential: The maximum shall be one space per dwelling unit.
(b) Office, retail, bank, or eating and drinking establishment: The minimum shall be one space per 600 square feet.
(3) If a community service facility or civic use allowed outright is substituted for another community service facility or civic use on the same property, whether in the same building(s) or a new building(s) and the total lot coverage is not expanded by more than 10 percent of the lot coverage of the prior building(s) on the property, no more off-street parking shall be required than was possessed by the previous facility or use.
(4) When an existing residence in the C-2 zoning district along Portland Avenue is converted to commercial or mixed-use development, additional off-street parking shall not be required, subject to the following standards:
(a) The new commercial use shall not exceed a “B” occupancy rating as described in the Oregon Structural Specialty Code or its successor and shall be identified in GMC Section 17.18.020(2), (5) or (8);
(b) Signs shall be on building and indirectly illuminated;
(c) The use shall generate low traffic volumes and require minimal off-street parking; and
(d) Structures and landscaping shall retain a residential appearance.
(5) Required Parking Reduction. Multi-household development may reduce the total minimum number of required parking spaces by up to 20 percent if affordable housing is provided as follows:
(a) “Affordable housing” is defined as housing that is affordable to those earning 60 percent of the area median income (AMI, established by the U.S. Department of Housing and Urban Development).
(b) The development must be located within one-quarter mile, measured radially in a straight line, from a transit stop.
(c) At least 30 percent of the total number of dwelling units meet the eligibility requirements for affordable housing for a period of at least 30 years.
(6) On-street parking spaces may count towards the minimum number of required parking spaces when 50 percent or more of the parking spaces adjoin the property.
(7) Off-street parking areas shall not be located between the building and street or within required setbacks.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2 (Part), 1990; Ord. 1323 §1, 2002; Ord. 1503 §1, 2020; Ord. 1517 §2 (Exh. B), 2023.
17.18.080 Exceptions in case of large-scale development.
The standards and requirements of the regulations of this section may be modified by the Planning Commission in the case of a plan and program for a planned unit development, or a large-scale shopping center, providing the modifications are not detrimental to the public health, safety and welfare and providing the Planning Commission determines there is provision for adequate public spaces and improvements for the circulation, recreation, light, air and service needs of the developed tract and its relation to adjacent areas and for such covenants or other legal provisions as will assure conformity to and achievement of the plan.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2 (Part), 1990; Ord. 1517 §2 (Exh. B), 2023.