Chapter 2.3
Commercial (C) District
Sections:
2.3.140 Block Layout and Building Orientation
2.3.160 Architectural Guidelines and Standards
2.3.180 Special Standards for Certain Uses
2.3.100 Purpose
A city goal is to revitalize and improve Halsey’s central business district as the heart of the community. The City of Halsey Commercial District covers both sides of Highway 99E (West 2nd Street), the east side of West 3rd Street, and the west side of West 1st Street. Special development standards apply to the Main Street Commercial Subdistrict, a special subdistrict within the Commercial District, located along Highway 99E and West First Streets between West “D” Street and West “J” Street.
Map 2.3.100 – Main Street Commercial Subdistrict
W. 1st to W. 3rd between W. “D” Street and W. “J” Street
This “Main Street” subdistrict area is where most of Halsey’s historic storefronts are located. The Commercial District as a whole is intended to support new and existing businesses, encouraging revitalization through elements of design and appropriate mixed-use development. This chapter provides standards for the orderly improvement of the Commercial District based on the following objectives:
• Use land and urban services efficiently;
• Increase activity downtown by allowing pedestrian-oriented mixed-uses, housing options, and business opportunities;
• Provide both formal and informal community gathering places;
• Fill gaps in the historical storefront character;
• Encourage strong connections to neighborhoods;
• Provide visitor accommodations and amenities;
• Utilize design standards to maintain and enhance the City’s historic architecture.
2.3.110 Permitted Land Uses
A. Permitted Uses. The land uses listed in Table 2.3.110 are permitted in the Commercial District, subject to the provisions of this chapter. Only land uses which are specifically listed in Table 2.3.110, and land uses which are approved as “similar” to those in Table 2.3.110, may be permitted. The land uses identified with a “CU” in Table 2.3.110 require Conditional Use Permit approval prior to development or a change in use, in accordance with Chapter 4.5.
B. Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 4.8 – Code Interpretations.
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Table 2.3.110 |
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Land Uses and Building Types Permitted in the Commercial District 1. Residential*: |
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1. Residential*: a. Single-family housing (restricted to the east side of West Third Street) b. Single-family attached town home (CU) (restricted to the east side of West Third Street) c. Two- and three-family housing (CU) (restricted to the east side of West Third Street) d. Upper-story housing and/or the rear portion of a mixed-use building e. Multi-family housing f. Residential care homes and facilities g. Family daycare (12 or fewer children) h. All single-family residential dwellings built on commercially zoned property before June 30, 2004 are permitted outright in accordance with the Nonconforming Use provisions of HDC 5.2.1. Expansions, accessory buildings, and other residential uses are allowed in accordance with the standards of the Residential District. i. Any legally permitted single family residential dwellings converted to a permitted commercial, office or industrial use after June 30, 2004 may revert to residential use with an approved Conditional Use Permit in accordance with the Nonconforming Use provisions of HDC 5.2.1. 2. Home occupations 3. Bed & breakfast Inns w/ residential use 4. Public and Institutional*: a. Churches and places of worship b. Clubs, lodges, union halls, similar uses c. Governmental offices and facilities d. Libraries, museums, community centers, and similar uses. |
e. Public parking lots and garages (not allowed in Main Street Subdistrict) f. Private Utilities Public parks and recreation facilities g. Schools (public and private) h. Special district facilities (fire, etc.) i. Telecommunications facilities (see Chapter 3.6.110) (not allowed in Main Street Subdistrict) j. Uses similar to those listed above subject to CU requirements, as applicable 5. Accessory Uses and Structures* 6. Commercial: a. Auto-oriented uses, Auto Sales, Auto Service and Repair and similar facilities* (Not allowed in Main Street Subdistrict) b. Automobile rental services* (CU) c. Car washes* (not allowed in Main Street Subdistrict) d. Amusement, Entertainment and Dining e. Lodging: Hotels, motels, Bed & Breakfast f. Health Service Facilities g. Mixed-use development (housing & other permitted use)* h. Personal and professional services i. Professional Offices j. Repair services (must be enclosed within building) k. Retail trade, sales and services l. Recreational Vehicle Park (CU)* m. Storage/Mini-storage (Not in Main Street Subdistrict) n. Veterinary offices (Boarding of healthy animals not permitted) o. Uses similar to those listed above (subject to CU requirements and Section 2.2.180, as applicable) p. Industrial/Light Manufacturing* (when in conjunction with a retail sales business). |
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(*) subject to the standards in Section 2.3.180, “Special Standards for Certain Uses.” |
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(CU) subject to Conditional Use Permit requirements in Chapter 4.5 |
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Home occupations and temporary uses are subject to standards in Chapter 4.9. |
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2.3.120 Building Setbacks
In the Commercial District, buildings are placed close to the street where possible (especially in the Main Street Subdistrict) to create a vibrant pedestrian environment, slow traffic, and provide a storefront character to the street. The setback standards are flexible to encourage public spaces between sidewalks and building entrances (e.g., extra-wide sidewalks, plazas, squares, outdoor dining areas, and pocket parks). The standards also encourage the formation of solid blocks of commercial and mixed-use buildings for a walkable commercial district.
Building setbacks are measured from the edge of the foundation to the respective property line. Setbacks for porches are measured from the edge of the deck or porch to the property line. The setback standards apply to primary structures and accessory structures. The standards may be modified only by approval of a Variance, in accordance with Chapter 5.2.
Table 2.3.120
Required Setbacks in Commercial District
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Main Street Subdistrict |
All Other Areas in the Commercial District |
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Yard |
Minimum Setback |
Maximum Setback |
Minimum Setback |
Maximum Setback |
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Front Yard |
0’ |
10’ |
0’ |
None |
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Front or Street-Side Yard To the face of a garage |
NA |
NA |
25’ |
None |
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Street Side Yard |
0’ |
10’ |
0’ |
None |
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Side Yard |
0’ |
--- |
0’ |
None |
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Side Yard |
NA |
NA |
10’ |
None |
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Lot abuts Residential District |
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Rear Yard |
0’ |
--- |
0’ |
None |
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Rear Yard |
NA |
NA |
20’ |
None |
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Lot abuts Residential District |
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A. Front Yard Setbacks.
1. Minimum Setback. There is no minimum front yard setback required, except single -family dwellings shall comply with the minimum setback requirements in the Residential District.
2. Maximum Setback. The maximum allowable front yard setback is 10 feet in the Main Street Subdistrict. It is intended to keep the front of a commercial building close to the street and public sidewalk.
At least 50 percent of the front building elevation must comply with the maximum setback standard. On parcels with more than one building, this standard applies to the largest building. The setback standard may be increased when a usable public space with pedestrian amenities (i.e., extra-wide sidewalk, plaza, pocket park, outdoor dining area or town square with seating) is provided between the building and front property line.
B. Rear Yard and Side Yard Setbacks
1. Minimum Rear Setback. The minimum rear yard setback is 20 feet where the parcel abuts the Residential District. There is no minimum rear setback where the rear yard of the parcel abuts a right-of-way, the Commercial District or the Industrial District.
2. Through-Lots. For buildings on through-lots (lots with front and rear frontage onto a street), the minimum and maximum front yard setbacks apply to one street and street-side yard setbacks apply on the other street(s).
3. Side Yard Setbacks. There is a minimum 5’ side yard setback where the parcel abuts the Residential District. There is no minimum side yard setback where the side yard abuts a right-of-way, the Commercial District or the Industrial District.
4. Setback Exceptions. Eaves, chimneys, bay windows, overhangs, cornices, awnings, canopies, porches, decks, pergolas, and similar architectural features may encroach into setbacks.
5. Clear Vision Area. All buildings shall conform to the vision clearance standards in Chapter 3.2, Section 3.2.120.M and the applicable fire and building codes for attached structures, fire walls, and related requirements.
2.3.130 Lot Coverage
There is no maximum lot coverage requirement in the Commercial District.
2.3.140 Block Layout and Building Orientation
This section is intended to promote the walkable, storefront character of the Commercial District by forming short blocks and orienting buildings close to street. Placing buildings close to the street also slows traffic down and provides more “eyes on the street,” increasing the safety of public spaces. The standards, as listed on the following page and illustrated above, compliment the front yard setback standards in Section 2.3.120.
A. Applicability. This section applies to all types of development subject to Site Design Review. Compliance with all of the provisions of subsections B through D, below, shall be required.
B. Block Layout Standard.
1. Commercial District (Hwy 228 south to “J” Street) including the Main Street Subdistrict. Halsey’s commercial district, located between W. 1st Street and W. 3rd Street, is comprised of 200’ x 200’ blocks. Most businesses are located along either W. 1st Street or W. 2nd Street (Hwy 99E) and the architectural front of most buildings face these two streets. The City anticipates redevelopment in the existing commercial area will not change the existing block layout.
The City anticipates the Commercial District will be a mixed-use area with residential housing and commercial buildings located close together. New development or redevelopment shall be configured to create a cohesive district. The architectural front of buildings and primary entrances will be oriented to the street.
Driveway access onto W. 2nd Street (Hwy 99E) will be limited. Driveway access will come from the side streets - “A” Street to “J” Street. Parking will be provided on-street and in off-street parking areas located on the side or in the rear of buildings.
New buildings and redevelopment on lots that front on W. 2nd Street shall comply with the following standards:
a. Driveway access shall be taken from the lowest classification street.
b. Pedestrian pathways shall be provided from the parking areas to both the street right-of-way and building entrances. Pathways will be designed to ensure safe, direct access to building entrances, public sidewalks and off-street parking areas.
2. All Other Areas in the Commercial District. When new commercial blocks are platted, they shall have a length not exceeding 400’ and a depth not exceeding 200 feet. New blocks exceeding 200’ by 200’ may be required to include alleys or to allow for rear parking areas as shown in Figure 2.3.140.B.
Figure 2.3.140.B Block Layout Standard
C. Building Orientation Standard. A commercial development subject to Site Design Review shall be oriented to a street. The building orientation standard is met when all of the following criteria are met:
1. Main Street Subdistrict: New buildings in the Main Street Commercial Subdistrict shall meet the following standards:
a. The minimum and maximum setback standards in Section 2.3.120 are met;
b. The architectural front of the building faces the street. The City may require the architectural front of the building to face a north-south street (e.g. W. 1st, W. 2nd or W. 3rd) to create a more walkable main street district with multiple building fronts in a block and connected parking areas in the rear.
Figure 2.3.140.C – Building Orientation (example)
c. Buildings shall have a primary entrance oriented toward the street.
(1) On corner lots, the city encourages the location of buildings entrances oriented to the street corner. See Figure 2.3.140.B above.
(2) Building entrances may include entrances to individual units, lobby entrances, entrances oriented to pedestrian plazas, or breezeway/courtyard entrances (i.e., to a cluster of units or commercial spaces).
(3) A building may have a secondary entrance facing a side yard or parking area on the side of the building when a direct pedestrian walkway not exceeding 30 feet in length is provided between the secondary entrance and the street right-of-way.
d. Trash storage facilities, ground-level utilities (e.g. utility vaults) and similar obstructions shall not be placed between a building and the street. [See Figure 2.3.140.B and Figure 2.3.140.C]
e. Off-street parking, driveways and other vehicle areas shall be located on the side or the rear of the building.
2. All Other Commercial Areas: New buildings shall meet the following standards:
a. The minimum setback standards are met.
b. The architectural front of the building faces the street.
c. Parking lot access is taken from the lowest classification street.
d. Trash storage facilities, and ground-level utilities (e.g., utility vaults), and similar obstructions shall not be placed between building entrances and the street(s) to which they are oriented.
e. Off-street parking may be allowed between the building entrance & street. To the extent practicable, off-street parking is encouraged to be oriented internally to the block and accessed by alleys or driveways.
3. In all Commercial districts the development will comply with the Access and Circulation, Landscaping, Public Facility and Parking requirements in Chapter 3.
D. Variances. The standards of this section may be varied to address topographic or other physical constraints, in accordance with the provisions for Class B or Class C variances in Chapter 5.2.
2.3.150 Building Height
All buildings in the Commercial District shall comply with the following building height standards. The standards are intended to allow for development of appropriately-scaled buildings with a storefront character:
A. Maximum Height. Buildings shall be no more than 3 stories or 35 feet in height, whichever is greater. The maximum height may be increased by 10 feet when housing is provided above the ground floor (“vertical mixed-use”), as shown above.
B. Exception from Maximum Building Height Standards. Chimneys, bell towers, steeples, roof equipment, flag poles, antennas and similar features not for human occupancy are exempt from the maximum building heights, provided that all applicable fire and building codes are met.
Figure 2.3.150 – Commercial / Mixed-use Building Height
2.3.160 Architectural Guidelines and Standards
A. Purpose and Applicability. The architectural guidelines standards are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles. This section applies to all buildings in the Commercial District.
B. Guidelines and Standards. Each of the following standards shall be met. An architectural feature used to comply with one standard may be used to comply with another standard.
1. Detailed Storefront Design in the Main Street Subdistrict. Within the Main Street Subdistrict, the storefront design shall contribute to the character and visual relatedness of Commercial buildings. This criterion is met by providing all of the architectural features listed in a-c, below, along the front and street-side building elevation (i.e., each side of the building facing the street), as applicable. The example shown above is meant to illustrate required building design elements and should not be interpreted as a required architectural style.
a. Regularly spaced and similar-shaped windows with window hoods or trim (all building stories).
b. Large display windows on the ground-floor (non-residential uses only). Display windows shall be framed by bulkheads, piers and a storefront cornice (e.g., separates ground-floor from second story, shown above). No glazing is allowed on ground floor windows.
c. Decorative cornice at top of building (flat roof); or eaves provided with pitched roof.
Figure 2.3.160.B.1 – Commercial Building Design Elements
2. Design of Large-Scale Buildings and Developments in all Commercial Districts. The following standards apply to:
a. Buildings with greater than 20,000 square feet of enclosed ground-floor space (i.e., “large- scale”). Multi-tenant buildings shall be counted as the sum of all tenant spaces within the same building shell; and
b. Multiple-building developments with a combined ground-floor space (enclosed) greater than 40,000 square feet (e.g., shopping centers, public/institutional campuses, and similar developments).
c. Large-scale buildings and developments, as defined above, shall provide human-scale design by conforming to all of the following criteria:
(1) Incorporate changes in building direction, and divide large masses into varying heights and sizes, as shown above. Such changes may include building offsets; projections; changes in elevation or horizontal direction; sheltering roofs; terraces; a distinct pattern of divisions in surface materials; and use of windows, screening trees; small-scale lighting (e.g., wall-mounted lighting, or up-lighting); and similar features. The example shown above is meant to illustrate examples of these building design elements and should not be interpreted as a required architectural style.
(2) Every building elevation adjacent to a street with a horizontal dimension of more than 100 feet, as measured from end-wall to end-wall, shall have a building entrance; except that building elevations that are unable to provide an entrance due to the internal function of the building space (i.e.., mechanical equipment, or areas where the public or employees are not received) may not be required to meet this standard. Pathways shall connect all entrances to the street right-of-way, in conformance with Chapter 3.2 – Access and Circulation.
Figure 2.3.160.B.2 – Design of Large-Scale Buildings and Developments
2.3.170 Pedestrian Amenities
A. Purpose and Applicability. This section is intended to complement the building orientation standards in Section 2.3.140, and the street standards in Chapter 3 by providing comfortable and inviting pedestrian spaces in the central business district. Pedestrian amenities serve as informal gathering places for socializing, resting, and enjoyment of the City’s central business district, and contribute to the visual identity of the district.
B. Guidelines and Standards.
1. Main Street Commercial Subdistrict: Within the Main Street Commercial Subdistrict every development shall provide two or more of the “pedestrian amenities” listed in a. to h., below, and illustrated above. The figure illustrates examples of pedestrian amenities. Other types of amenities and designs may be used. Pedestrian amenities may be provided within a public right-of-way when approved by the applicable roadway jurisdiction.
a. An extra-wide sidewalk along the entire frontage of the building (minimum width 10 feet).
b. Sitting space (i.e., dining area, benches or ledges between the building entrance and sidewalk (minimum of 16 inches in height and 30 inches in width);
c. Building canopy, awning, pergola, or similar weather protection (minimum projection of 4 feet over a sidewalk or other pedestrian space).
d. A plaza, courtyard, square next to the building entrance (minimum width of 20 feet);
e. Decorative street lighting.
f. Street furniture or furnishing (benches, lighting, bicycle racks, drinking fountains, trash receptacles, kiosks or similar features for public use)
g. Public art, (e.g., fountain, sculpture, etc.)
h. Another streetscape element approved by the Planning Commission.
Figure 2.3.170 – Pedestrian Amenities
2. All Other Commercial Areas: Any commercial project located outside of the Main Street Commercial Subdistrict will provide at least two of the following pedestrian scale amenities:
a. An extra-wide sidewalk along the entire lot frontage (minimum 8’ wide).
b. Street trees along the entire lot frontage.
c. Decorative street lighting.
d. Additional site landscaping (5% additional landscaping beyond the minimum % landscape area requirement) located in the front yard area between the street right-of-way and the main building(s).
e. Additional landscaping in the public right-of-way between the property line and the edge of the street pavement.
f. Sitting space and trash receptacles (same as above).
g. Another streetscape element approved by the Planning Commission.
2.3.180 Special Standards for Certain Uses
This section supplements the standards contained in Sections 2.3.100 through 2.3.170. It provides standards for the following land uses in order to control the scale and compatibility of those uses within the Commercial District:
• Residential Uses
• Public and Institutional Uses
• Accessory Uses and Structures
• Auction Sales
• Automobile-Oriented Uses and Facilities
• Espresso / Drive-Thru Coffee Stands
• Recreational Vehicle Parks
• Sidewalk Displays
• Light Manufacture
• Food Trucks
A. Residential Uses.
Higher density residential uses, such as multi-family buildings and attached town homes, are permitted to encourage variety in types of housing, proximity to employment, shopping and services, and activity downtown. The standards below are intended to encourage mixed-use development; conserve the community’s supply of commercial land for commercial uses; provide for designs which are compatible with a storefront character; avoid or minimize impacts associated with traffic and parking; and ensure proper management and maintenance of common areas.
All residential developments in the Commercial District shall comply with the standards in subsections 1 through subsection 6, below, except those exempted in subsection 7 below:
1. Mixed-use Development Required. Residential uses shall be permitted only when part of a mixed-use development (residential with commercial or public/institutional use). Both “vertical” mixed-use (housing above the ground floor), and “horizontal” mixed-use (housing on the ground floor) developments are allowed, subject to the standards in subsection 2 through subsection 6 below.
Figure 2.3.180 – Mixed-use in the Commercial District
2. Limitation on street-level housing. No more than 50 percent of a single ground floor main street frontage may be occupied by residential uses. This standard is intended to reserve storefront space for commercial uses and public/institutional uses; it does not limit residential uses above the street level on upper stories, or behind street-level storefronts.
3. Density. There is no minimum or maximum residential density standard. Density shall be controlled by the applicable lot coverage and building height standards.
4. Parking, Garages, and Driveways. All off-street vehicle parking shall be located in parking areas behind or to the side of the building.
5. Creation of Alleys. When a subdivision (four or more town home lots) is proposed, a public or private alley shall be created for the purpose of vehicle access. Alleys are not required when existing development patterns or topography makes construction of an alley impracticable. As part of a subdivision, the City may require dedication of right-of-way or easements, and construction of pathways between town home lots (e.g., between building breaks) to provide pedestrian connections through a development site, in conformance with Chapter 3.2 - Access and Circulation.
6. Common Areas. All common areas (e.g., walkways, drives, courtyards, private alleys, parking courts, etc.) and building exteriors shall be maintained by a homeowner’s association or other legal entity. Copies of any applicable covenants, restrictions and conditions shall be recorded and provided to the city prior to building permit approval.
7. Exemptions. The following residential uses are exempt from this section:
a. Residential uses which existed on July 1, 2019 are exempt from this section.
b. New residential uses permitted outright or as a conditional use on the east side of West Third Street are exempt from this section and shall comply with the standards in the Residential District.
B. Public and Institutional Uses.
Public and institutional uses (as listed in Table 2.3.110) are allowed in the Commercial District, except that automobile-oriented uses shall comply with the standards in Section 2.180.E. Typical automobile- oriented uses in this category include public works yards, equipment storage and repair, school bus companies, and similar facilities that store, repair or service automobiles, trucks, buses, heavy equipment and construction materials.
C. Accessory Uses and Structures.
Accessory uses and structures are of a nature customarily incidental and subordinate to the principal use or structure on the same lot. Typical accessory structures in the Commercial District include small workshops, greenhouses, studios, storage sheds, and similar structures. Accessory uses and structures are allowed for all permitted land uses within the Commercial District. Accessory structures shall comply with the following standards:
1. Primary use required. An accessory structure shall not be allowed before or without a primary use, as identified in Table 2.3.110.
2. Setback standards. Accessory structures shall comply with the setback standards in Section 2.3.120, except that the maximum setback provisions shall not apply.
3. Design guidelines. Accessory structures shall comply with the architectural design guidelines, as provided in Section 2.3.160.
4. Restrictions. A structure shall not be placed over an easement that prohibits such placement. No structure shall encroach into the public right-of-way.
5. Compliance with subdivision standards. The owner may be required to remove an accessory structure as a condition of land division approval when removal of the structure is necessary to comply with setback standards.
D. Auction Sales.
Auction sales uses shall conform to all of the following standards and limitations in the Commercial District.
1. Limited Time of Display. Items made available for sale at auction shall not be visible from any abutting or adjacent residential zone or public right-of-way prior to 14 days before the auction event. Remaining unsold items shall not be visible from any abutting or adjacent residential zone or public right-of-way seven (7) days after completion of an auction event.
2. Landscape Buffering and Screening – Buffering and screening are required under the following conditions:
a. Display Areas Abutting or Adjacent to Public Rights-of-Way. Areas abutting and/or adjacent to public rights-of-way that are used to display items for sale at auction shall be buffered consistent with the standards contained in Chapter 3.3 – Landscaping.
b. Display Areas Abutting Residential Zones. Areas abutting residential zones that are used to display items for sale at auction shall be screened using one or more of the following: decorative wall (i.e., masonry or similar quality material), evergreen hedge, non-see through fence, or a similar feature that provides a non-see through barrier to a height of at least six feet when measured from grade. Walls, fences, and hedges shall comply with the vision clearance requirements and provide for pedestrian circulation, in accordance with Chapter 3.2 - Access and Circulation. (See Chapter 3.3 – Landscaping, Section 3.3.130 and Section 3.3.150 for standards related to fences and walls.)
E. Automobile-Oriented Uses and Facilities.
Automobile-oriented uses and facilities, as defined below, shall conform to all of the following standards in the Commercial District. Automobile-oriented uses and facilities are not permitted in the Main Street Commercial subdistrict. The standards are intended to provide a vibrant storefront character, slow traffic, and encourage walking.
1. Parking and Driveways. All off-street parking shall comply with Section 2.3.140, Chapter 3.2 – Access and Circulation and Chapter 3.4 – Vehicular and Bicycle Parking. Driveway access will be provided from the lowest classification street, whenever possible.
2. Automobile-Oriented Uses. “Automobile-oriented use” means automobiles and/or other motor vehicles are an integral part of the use. These uses are restricted because, when unrestricted, they detract from the pedestrian-friendly, storefront character of the district and can consume large amounts of land relative to other permitted uses. Automobile-oriented uses shall comply with the following standards:
a. Vehicle repair, sales, rental, storage, service. Businesses that repair, sell, rent, store, or service automobiles, trucks, motorcycles, buses, recreational vehicles/boats, construction equipment, and similar vehicles and equipment are permitted subject to the landscape and screening standards in Chapter 3.3 - Landscaping.
b. Drive-up, drive-in, and drive-through facilities. Drive-up, drive-in, and drive-through facilities (e.g., associated with restaurants, banks, car washes, and similar uses) are permitted only when accessory to a primary commercial “walk-in” use (except for Espresso Stands as allowed per 2.3.180.F), and shall conform to all of the following standards:
(1) The facility receives access from the lowest classification street. Alley or driveway access is preferred if possible.
(2) All of the drive-up, drive-in or drive-through facilities (e.g., driveway queuing areas, windows, teller machines, service windows, drop-boxes, and similar facilities) that are located within 20 feet of a street must comply with access and visibility standards of Chapter 3.3 and must provide safe adjacent facilities for pedestrians.
(3) In connection with drive-through establishments, there shall be a specially designed area for vehicle queuing located on private property between the public right-of-way and the pick-up window or service area. The vehicle queuing area will provide adequate vehicle waiting/stacking for the expected demand. The City Engineer or Planner shall determine if the proposed vehicle queuing area is adequate. This area shall not interfere with safe and efficient circulation on the development site or abutting public right-of-way.
F. Espresso Stand or Similar Food Service Establishments
Espresso Stands or similar drive-through food service stands are a permitted use in compliance with the applicable drive-through facilities standards for an auto-oriented business in Section 2.3.180.E above except that a primary use is not required.
The Espresso Stand must provide toilet facilities and placement may not impede safe and efficient access to a primary use, adjacent properties, or public right-of-way. If a unit does not have its own toilet facilities displayed on the site plan, then a letter of agreement with the property owner must be filed establishing the use of such facilities for employees during business hours that are either located in the building or in a building adjacent thereto on the same property. The agreement must contain terms requiring that the restrooms be available for use by employees during all hours in which the vendor unit is in business.
G. Recreational Vehicle Parks.
Recreational Vehicle (RV) Parks are allowed in the Commercial District as a Conditional Use, subject to the following standards. In addition, they must comply with Oregon Administrative Rules Chapter 918, Division 650, and all other applicable state building or specialty codes.
1. The minimum size for an RV Park is two acres.
2. Each space provided for each RV must be a minimum of 700 square feet exclusive of any space used for common areas, such as roadways, general use structures, walkways, parking spaces for vehicles other than RV and landscaped areas.
2. Roadways must be a minimum of 30 feet in width if parking is permitted on the margin of the roadway, or 24 feet in width if parking is not permitted on the edge of the roadway. Roadways must be paved with asphalt, concrete or similar impervious surface and designed to permit easy access to each RV space.
3. A space provided for an RV must be paved with asphalt, concrete or similar material and be designed to provide runoff of surface water in compliance with the standards in Chapter 3.4. – Vehicle and Bicycle Parking. Fifteen per cent (15%) of each RV space shall consist of landscaped area. Trees shall be planted at a minimum ratio of one per two spaces, to be planted within the interior of the park.
4. All RV spaces must be provided with public water and electrical service. Electrical generator use is prohibited except in instances of power outages.
5. Provision of a dump station in the RV Park to receive wastewater from RV holding tanks. The dump station shall be built to DEQ/Health Department standards. Sewage from the RV Park dump station shall be disposed of at a DEQ approved wastewater treatment facility. Note: The City of Halsey wastewater treatment facilities do not accept RV dump station or RV holding tank waste.
6. Trash receptacles for the disposal of solid waste materials must be provided in ~ convenient locations for the use of guests of the park and be of sufficient quantity and capacity so that there is no uncovered accumulation of trash at any time.
7. Up to 25% of the RV spaces available in the park may be designated for long-term occupancy leases of up to 12 months. No other RV may remain in the park for more than 45 days in each calendar quarter. The City Administrator or designee shall be afforded the right to drive through the property and review all registration documents.
8. An on-site manager must occupy one space within the park.
9. The total number of parking spaces in the park, exclusive of parking specifically provided for the use of the manager or employees of the park, must be equal to one space per RV space. Parking spaces must be paved with asphalt, concrete or similar materials.
10. When required by the State, the park must provide toilets, lavatories, and showers for each sex in the following ratios: for each 20 recreational vehicle spaces or any fraction thereof; one toilet, one urinal, one lavatory, and one shower for men; and one toilet, one lavatory, and one shower for women. The showers must afford privacy and the showers must be provided with private dressing rooms. Facilities for each sex must be located in separate buildings, or if in the same building, must be separated by a soundproof wall.
11. Building spaces required by subsection (10) of this section must be lighted at all times; ventilated; provided with heating facilities which maintain a room temperature of no lower than 65 degrees F and provided with adequate floor drains to permit easy cleaning. The facilities must have a floor of waterproof material, and sanitary ceiling, floor and wall surfaces.
12. All perimeters of the park shall be fenced or screened as determined by the planning commission. All street frontages shall provide a suitable fence three and one-half to four feet in height to restrict the passage of children or animals. Fences adjacent to streets shall be setback ten (10) feet from the property line and the intervening area between the property line or sidewalk shall be landscaped. Such landscaping shall provide a solid understory of flowers, shrubs, and ground cover and at least one tree each 50 lineal feet, which will provide a canopy of at least three hundred square feet upon maturity.
13. The applicant shall submit a landscaping plan for approval by the City.
14. The park must be maintained in a neat appearance at all times. Except for vehicles, there shall be no outside storage of materials or equipment belonging to the park or to any guest of the park.
G. Sidewalk Displays
Sidewalk display of merchandise and vendors is allowed, but shall not include such large items as automobiles, trucks, motorcycles, buses, recreational vehicles/boats, construction equipment, building materials, and similar vehicles and equipment. A minimum 5’-wide pedestrian walkway travel area shall be maintained at all times.
Merchandise shall be stored inside the building at night and shall be merchandised on easily moveable displays. Displays on the public right of way must comply with standards of the Halsey Municipal Code and must not obstruct access to public or private utilities. At no time shall merchandise or displays obstruct the sidewalk or the roadway.
H. Light Manufacture
Light manufacture uses are allowed in the Commercial District. “Light manufacture” means production or manufacturing of small-scale goods, such as crafts, electronic equipment, bakery products, printing and binderies, furniture, and similar goods. Light manufacture uses shall conform to all of the following standards which are intended to protect the pedestrian-friendly, storefront character of the Commercial District:
1. Retail or Service Use Required. Light manufacture is allowed only when it is in conjunction with a permitted retail or service use.
2. Location. The light manufacture use shall be enclosed within a building or shall be located within a rear yard not adjacent to a street.
I. Food Trucks.
A food truck is an allowed use in the Commercial District. Food trucks must be licensed with the Linn County Environmental Health Department and shall comply with Oregon Health Authority requirements for the operation of a mobile food unit.1 A food truck shall also comply with the following City requirements:
1. Shall not be located within 25 feet of an active driveway entrance.
2. Shall be located at least 3 feet from the right of way or back of sidewalk, whichever provides the greater distance from the right of way.
3. Shall not occupy pedestrian walkways or required landscape areas.
4. Shall comply with the following health and sanitation standards at all times:
a. Food truck operators shall provide wastewater/graywater disposal documentation that indicates how the outputs will be stored (if applicable) and what wastewater/graywater disposal method will be used. The documentation shall indicate a proper disposal method that ensures fats, oils and grease do not enter the City’s wastewater infrastructure.
b. Non-stormwater discharges to the City’s stormwater system are prohibited.
c. Stands shall ensure the availability of a restroom with hand washing facilities for employees. Stands that serve food to walk-up customers shall ensure the availability of a restroom with hand washing facilities for customers. The restrooms must be within one-quarter mile or within 5 minutes walking distance and be available during the stands’ hours of operation. Applicants shall provide the City with documentation that restrooms are available.
d. Trash receptacles shall be located on site for the convenience of the customer. Trash receptacles shall be emptied regularly and kept in a clean and sanitary condition.
See the Oregon Health Authority “Mobile Food Unit Operations Guide”.
www.oregon.gov/oha/ph/healthyenvironments/foodsafety/documents/muguide.pdf