Fairview City Zoning Code

Consistency with Land Use District Map. The boundaries of each of the land use districts contained within this chapter shall coincide with the land use district boundaries identified on the city's official zoning map, retained by the city recorder. Said map by this reference is made a part of this land development code. The city shall maintain a certified print of the adopted land use district map, and any map amendments.

Applicability of Zoning Requirements. Each lot, tract and parcel of land or portion thereof within the land use district boundaries, as designated and marked on the zoning map, is classified, zoned and limited to the uses as hereinafter specified and defined for the applicable district classification.

Land Use District Map Amendments. All amendments to the city land use district (zoning) map shall be made in accordance with the provisions of Chapter 19.470 FMC.

Boundaries indicated as approximately following the centerlines of streets, highways, railroad tracks or alleys shall be constructed to follow such centerlines;

Boundaries indicated as approximately following the boundaries of a parcel, lot, or tract shall be construed as following such boundaries;

Boundaries indicated as approximately following a city boundary, or the urban growth boundary, shall be constructed as following said boundary;

Boundaries indicated as approximately following river, stream and/or drainage channels or basins shall be constructed as following river, stream and/or drainage channels or basins, as applicable; and

Whenever any public right-of-way is lawfully vacated, the lands formerly within the vacated right-of-way shall automatically be subject to the same land use district designation that is applicable to lands abutting the vacated area. In cases where the right-of-way formerly served as a land use district boundary, the lands formerly within the vacated right-of-way shall be allocated proportionately between the subject land use districts.

Grazing, agriculture, horticulture, or the growing of timber.

Dwelling or dwellings for owner, operator and/or help required to carry out grazing, agriculture, horticulture or the growing of timber.

Accessory building.

Family day care providers and residential homes activities in existing buildings.

Home occupations.

Telecommunications facilities: monopoles and antennas pursuant to Chapter 19.245 FMC.

Schools and associated structures and facilities.

Churches and associated structures and facilities.

Community centers and associated structures and facilities and day care centers.

Golf courses (excluding miniature golf courses and driving ranges).

Telecommunications facilities: guyed towers pursuant to Chapter 19.245 FMC.

Community service/parks.

Other community service uses and uses similar in nature to those listed above when approved by the planning commission.

The residential districts (zones) are intended to promote the livability, stability and improvement of the city's neighborhoods. This chapter provides standards for the orderly expansion and improvement of neighborhoods based on the following principles:

The R-6, R-7.5, and R-10 zones are established to provide single-unit detached, duplex, triplex, quadplex, townhouse and cottage cluster residential uses on parent lots with minimum sizes ranging from 6,000 to 10,000 square feet in area.

The manufactured home park (MH) zone is established to provide land for manufactured home parks on parcels at least one acre in size.

The residential medium density (RM) zone is established to provide an area dedicated to medium density housing including muti-unit dwellings (apartments, condominiums), townhouses, triplexes and quadplexes.

Permitted Uses. The land uses listed in Table 19.30.020.A are permitted in the residential district, subject to the provisions of this chapter. Only land uses which are specifically listed in Table 19.30.020.A, and land uses which are approved as "similar" to those in Table 19.30.020.A, may be permitted. The land uses identified with a "CU" in Table 19.30.020.A require conditional use permit approval prior to development or a change in use, in accordance with Article IV of this title.

Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 19.480 FMC.

Dimensional Standards. All standards for the Manufactured Home Park District are located in FMC 19.30.100. The standards in Table 19.30.030-A apply to all other residential zones. Notes and/or cross references to other applicable code sections are listed in the "Additional Standards" column.

Building Setbacks: Additional Standards

Setback Exceptions. The following architectural features are allowed to encroach into the setback yards: Eaves, chimneys, bay windows, overhangs, and similar architectural features may encroach into setbacks by no more than three feet. Decks and similar structures not exceeding 36 inches in height (attached railings not included) may encroach into setbacks by no more than five feet, subject to the front yard setback provisions in subsection A of this section. Walls and fences may be placed on property lines, subject to the standards in Chapter 19.163 FMC, Landscaping, Street Trees, Fences and Walls. Walls and fences within front yards shall additionally comply with the vision clearance standards in FMC 19.162.020.

Front Yard Setbacks for Infill Housing in Established Residential Areas. "Established residential area" means an area within the residential district that was platted prior to November 17, 2001. In such areas, the following setback standards shall apply:

Building Height Transition. To provide compatible building scale and privacy between developments, taller buildings shall "step-down" to create a building height transition to adjacent single-story building(s).

Building Orientation.

Applicability.

Entry Orientation. At least one main entrance for each single-unit dwelling, duplex, triplex or quadplex structure must meet the standards in subsections (B)(1) and (2) of this section. Any detached structure for which more than 50 percent of its street-facing facade is separated from the street property line by a dwelling is exempt from meeting these standards.

Each street-facing facade must include at least two of the following (see Figure 5):

Windows. A minimum of 15 percent of the area of all street-facing facades must include windows or entrance doors. Facades separated from the street property line by a dwelling are exempt from meeting this standard. See Figure 6.

Garages and Off-Street Parking Areas. Garages and off-street parking areas shall not be located between a building and a public street (other than an alley), except in compliance with the standards in subsections (E)(1), (2) and (3) of this section.

Driveway Approach. Driveway approaches must comply with the following:

Pedestrian Access.

Conversions to Triplex and Quadplex. Internal conversion of an existing detached single-unit dwelling or duplex to a triplex or quadplex is allowed; provided, that the conversion does not increase nonconformance with applicable clear and objective siting and design standards, unless increasing nonconformance is otherwise permitted by the development code.

Entry Orientation. The main entrance of each townhouse must:

Unit Definition. Each townhouse must include at least one of the following on at least one street-facing facade (see Figure 11):

Windows. A minimum of 15 percent of the area of all street-facing facades on each individual unit must include windows or entrance doors. Half of the window area in the door of an attached garage may count toward meeting this standard. See Figure 6.

Driveway Access and Parking. Townhouses with frontage on a public street shall meet the following standards:

Pedestrian Access.

Cottage Orientation. Cottages must be clustered around a common courtyard, meaning they abut the associated common courtyard or are directly connected to it by a pedestrian path, and must meet the following standards (see Figure 15):

Common Courtyard Design Standards. Each cottage cluster must share a common courtyard. Common courtyards must meet the following standards (see Figure 15):

Community Buildings. Cottage cluster projects may include community buildings for the shared use of residents that provide space for accessory uses such as community meeting rooms, guest housing, exercise rooms, day care, or community eating areas. Community buildings must meet the following standards:

Pedestrian Access.

Windows. Cottages within 20 feet of a street property line must meet any window coverage requirement that applies to detached single-unit dwellings in the same zone.

Parking Design (see Figure 16).

Accessory Structures. Accessory structures must not exceed 400 square feet in floor area.

Existing Structures. On a lot or parcel to be used for a cottage cluster project, an existing detached single-unit dwelling on the same lot at the time of proposed development of the cottage cluster may remain within the cottage cluster project area under the following conditions:

Mid-Block Lanes. Lots may be developed without frontage onto a public street when lot access is provided by a series of mid-block lanes, as shown above. Lots without frontage must be served by a mid-block lane that meets the standards for alleys, per subsections B through E of this section. Exceptions to this requirement may be requested for the purpose of preserving natural resources, or where access to a mid-block lane from the street is not available from the development parcel.

Driveway and Lane Width. The minimum width of all shared drives and lanes shall be 12 feet; the maximum width is 20 feet, except as required by the Uniform Fire Code.

Dedication of Drive Lane. The owner shall dedicate 12 feet of right-of-way or record a 12-foot easement (i.e., six feet for each property sharing a drive) for vehicle access similar to an alley. The dedication or recording, as applicable, shall be so indicated on the face of the subdivision or partition plat.

Maximum Drive Lane Length. The maximum drive lane length is 400 feet unless a greater length is approved based upon the requirements of the Uniform Fire Code.

Future Street Plans. Building placement and alignment of shared drives shall be designed so that future street connections can be made as surrounding properties develop (i.e., as shown in Figure 19.30.070).

Accessory Dwelling. An accessory dwelling is an interior, attached, or detached dwelling unit that is used in connection with, or that is accessory to, a single-unit dwelling. The housing density standard of the residential district does not apply to accessory dwellings, due to the small size and low occupancy level of the use. The following standards are intended to control the size and number of accessory dwellings on individual lots, to promote compatibility with adjacent land uses. Accessory dwellings shall comply with all of the following standards:

Manufactured Homes. Manufactured homes are permitted, subject to the following additional standards. Exception: The following standards do not apply to units which existed on site prior to the effective date of the ordinance codified in this title:

Residential Care Homes and Facilities. Residential care homes are residential treatment or training homes or adult foster homes licensed by the state of Oregon. They may provide residential care alone, or in conjunction with treatment and/or training, for five or fewer individuals ("homes") or six to 15 individuals ("facilities") who need not be related. Staff persons required to meet state licensing requirements shall not be counted in the number of facility residents and need not be related to each other or the residents. Residential care homes and facilities shall comply with the following standards, consistent with Oregon statutes:

Community Services/Parks. Public and institutional uses (as listed in Table 19.30.020.A) are allowed in the residential district subject to the following land use standards, which are intended to control the scale of these developments and their compatibility with nearby residences:

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, except for accessory dwelling units. Typical accessory structures in the residential district include detached garages, sheds, workshops, greenhouses and similar structures. (For standards applicable to accessory dwellings, please refer to subsection A of this section.) All accessory structures shall comply with all of the following standards:

Bed and Breakfast Inns.

Purpose/Intent Statement. The residential medium density district is designed to provide land for larger multiple-unit housing and residential commercial uses to implement the Comprehensive Plan-identified need for maintaining higher density development, providing small commercial services within residential neighborhoods, and encouraging the development of multi-unit housing. New multi-unit developments shall comply with all of the following standards:

Multi-Unit Housing Development Standards.

Residential Commercial Standards.

Design Standards for Muti-Unit Housing, Public and Institutional Buildings, Residential Commercial/Mixed Use Buildings.

Manufactured Home Park. Manufactured home parks are permitted on parcels of one acre or larger within the manufactured home park (MH) district, subject to compliance with subsections (A)(1) through (5) of this section (in cases of conflict with state statutes, the statutes shall prevail; see ORS Chapters 197 and 446):

Permitted Uses. The land uses listed in Table 19.60.020.A are permitted in the neighborhood commercial district, subject to the provisions of this chapter. Only land uses that are specifically listed in Table 19.60.020.A, and land uses that are approved as "similar" to those in Table 19.60.020.A, may be permitted. The land uses identified with a "CU" in Table 19.60.020.A require conditional use permit approval prior to development or a change in use.

Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 19.480 FMC.

Land Uses Prohibited in the Commercial District. Only uses specifically listed in Table 19.60.020.A, and uses similar to those in Table 19.60.020.A, are permitted in this district. The following uses are expressly prohibited: industrial uses, drive-up, drive-in and drive-through facilities.

Front Setbacks.

Rear Setbacks.

Side Setbacks. There is no minimum side setback required, except that buildings shall conform to the vision clearance standards in Chapter 19.162 FMC, Access and Circulation, and the applicable fire and building codes for attached structures, firewalls, and related requirements.

Setback Exceptions. Eaves, chimneys, bay windows, overhangs, cornices, awnings, canopies, porches, decks, pergolas, and similar architectural features may encroach into setbacks by no more than four feet, subject to compliance with applicable standards of the Uniform Building Code and Uniform Fire Code. Walls and fences may be placed on the property line, subject to the requirements of Chapter 19.163 FMC, Landscaping, Street Trees, Fences and Walls.

Lot Coverage. There is no maximum lot coverage requirement, except that compliance with other sections of this code may preclude full (100 percent) lot coverage for some land uses.

Building Size. The building footprint is limited to 20,000 square feet.

Applicability. This section applies to new land divisions and all of the following types of development (i.e., subject to site design review):

Block Layout Standard. New land divisions and developments which are subject to site design review shall be configured to provide an alley or interior parking court, as shown above. Blocks (areas bound by public street right-of-way) shall have a length not exceeding 200 feet, and a depth not exceeding 200 feet. Pedestrian pathways shall be provided from the street right-of-way to interior parking courts between buildings, as necessary to ensure reasonably safe, direct, and convenient access to building entrances and off-street parking.

Building Orientation Standard. All of the developments listed in subsection A of this section shall be oriented to a street. The building orientation standard is met when all of the following criteria are met:

Variances. Variances will be made in accordance with Chapter 19.520 FMC. The standard may be varied to address topographic or other physical constraints, in accordance with the provisions for Class B or C variances in Article IV of this title.

Maximum Height. Buildings shall be no more than two and one-half stories or 35 feet in height, whichever is greater.

Method of Measurement. "Building height" is measured as the vertical distance above a reference datum measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof (see Figure 19.60.060 for examples of measurement). The reference datum shall be selected by either of the following, whichever yields a greater height of building:

Purpose and Applicability. The neighborhood commercial district 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 of the following types of buildings:

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.

Purpose and Applicability. This section is intended to complement the building orientation standards in FMC 19.60.050, and the street standards in Chapter 19.165 FMC by providing comfortable and inviting pedestrian spaces within the neighborhood commercial district. Pedestrian amenities serve as informal gathering places for socializing, resting, and enjoyment of the city's neighborhood commercial districts, and contribute to a walkable district. This section applies to all of the following types of buildings:

Guidelines and Standards. Every development shall provide one or more of the "pedestrian amenities" listed in subsections (B)(1) through (4) of this section, and illustrated above. Pedestrian amenities may be provided within a public right-of-way when approved by the applicable jurisdiction.

Transit Amenities. Development on sites that are adjacent to or incorporate transit streets shall provide improvements as described in this section at any existing or planned transit stop located along the site's frontage, unless waived by the community development director.

Residential Uses. All residential developments shall comply with the standards in subsections (A)(1) through (A)(6) of this section which are intended to require 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. Residential uses, which existed prior to the effective date of the ordinance codified in this title, are exempt from this section.

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 neighborhood 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 neighborhood commercial district, as identified in Table 19.60.020.A. Accessory structures shall comply with the following standards:

Sidewalk Displays. Sidewalk display of merchandise and vendors shall be limited to cards, plants, gardening/floral products, food, books, newspapers, bicycles, and similar small items for sale or rental to pedestrians (i.e., non-automobile oriented). A minimum clearance of four feet shall be maintained. Display of larger items, such as automobiles, trucks, motorcycles, buses, recreational vehicles/boats, construction equipment, building materials, and similar vehicles and equipment, is prohibited.

Efficient use of land and urban services;

A mixture of land uses to encourage walking as an alternative to driving, and to provide more employment and housing options;

Both formal and informal community gathering places;

A distinct storefront character that identifies commercial districts;

Connections to neighborhoods and other employment areas;

Reduced reliance on the automobile and reduced parking needs.

Permitted Uses. The land uses listed in Table 19.65.020(A) are permitted in the town center commercial district, subject to the provisions of this chapter. Only land uses that are specifically listed in Table 19.65.020(A), and land uses that are approved as similar to those in Table 19.65.020(A), may be permitted. The land uses identified with a "CU" in Table 19.65.020(A) require conditional use permit approval prior to development or a change in use. The land uses identified with an "L" in Table 19.65.020(A) are permitted but are subject to certain limitations as identified in notes following the table.

Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 19.480 FMC.

Land Uses Prohibited in the Commercial District. Only uses specifically listed in Table 19.65.020(A), and uses similar to those in Table 19.65.020(A), are permitted in this district.

The following uses are expressly prohibited: industrial uses not permitted in section 4 of Table 19.65.020(A).

Purpose. A subarea of the TCC zone is designated as a Halsey Street storefront district. The purpose of the storefront district is to promote a concentration of retail and commercial destinations within a pedestrian-friendly environment. The storefront district concept is applied to multiple areas on Halsey Street across Fairview, Wood Village, and Troutdale. Developments within storefront districts are required to include a nonresidential use and meet additional or enhanced design standards.

Applicability. A map of the boundaries of the storefront district is provided in Figure 19.65.030(B). New developments and alterations to existing developments are subject to the applicable use regulations and design standards as identified in this section.

Design Standards. Design standards for sites within a storefront district differ from sites outside a storefront district. See FMC 19.65.090.

Limitations on Residential Uses. Residential uses are limited in the storefront district. All developments that include a residential use must meet the following two standards:

Flexible Nonresidential Uses in Mixed Use Developments. The following options are available to satisfy the requirement for a nonresidential use in a mixed use development:

Front Setbacks.

Rear Setbacks.

Side Setbacks. There is no minimum side setback required, except that buildings shall conform to the vision clearance standards in FMC 19.162.020 and the applicable fire and building codes for attached structures, firewalls, and related requirements. When a building abuts a residential district the minimum side setback shall be 15 feet.

Setback Exceptions. Eaves, chimneys, bay windows, overhangs, cornices, awnings, canopies, porches, decks, pergolas, and similar architectural features may encroach into setbacks by no more than four feet, subject to compliance with applicable standards of the Uniform Building Code and Uniform Fire Code. Walls and fences may be placed on the property line, subject to the requirements of Chapter 19.163 FMC, Landscaping, Street Trees, Fences and Walls.

Applicability. This section applies to new land divisions and all of the following types of development (i.e., subject to site design review):

Block Layout Standard.

Variances. Variances will be made in accordance with Chapter 19.520 FMC. The standard may be varied to address topographic or other physical constraints, in accordance with the provisions for Class B or C variances in Chapter 19.520 FMC.

Base Maximum Height. The base maximum building height in the town center commercial district is 45 feet. The base height limits can be increased through options described in FMC 19.65.070. A height step down adjacent to the street or abutting residential zones may be required; see subsection B of this section.

Height Step Down. In the following situations, the base height is reduced, or stepped down, to create a transition to areas with lower building heights or to reduce the massing of the building as seen from the street:

Purpose. The height bonus and parking credit options allow an increase in building height or a reduction in off-street parking requirements as an incentive for development that provides a public or community benefit.

Applicability. The bonus height or off-street parking credit options are available to any development meeting the criteria of this section. An option may be used to secure both a height bonus and parking credit(s) as identified in Table 19.65.070.

Height Bonus Options. A height bonus of 10 feet in addition to the base height identified in FMC 19.65.060 is allowed as identified in Table 19.65.070. A maximum of two height bonus options may be used for a total bonus of 20 feet.

Parking Credit Options. A percentage reduction in off-street parking requirements is allowed as identified in Table 19.65.070. More than one credit may be used; however, in no case shall the credits result in an off-street parking requirement that is less than one space per dwelling unit or two spaces per 1,000 square feet of nonresidential floor area. For mixed use developments that include both residential and nonresidential uses, each parking credit allows for a percentage reduction in parking requirements for both uses. The amount of the reduction should be calculated separately as applies to the use.

Purpose. These standards, along with the height and setback standards, limit the bulk of buildings close to the street. These standards help ensure that large buildings will be divided into smaller components that add visual interest and variety to the street environment.

Maximum Building Length. The maximum building length for the portion of a building located within 20 feet of a street lot line is 150 feet. The portions of buildings subject to this standard must be separated by a minimum of 20 feet when located on the same site. This standard is met if two buildings are entirely separated, or when one building includes a recess that is at least 20 feet in length and 20 feet in depth (see Figure 19.65.080(A)).

Facade Articulation.

Purpose and Applicability. The town center commercial district design standards are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles. This section applies to all of the following types of buildings:

Main Streets on Halsey Design Standards.

Residential Uses. Higher density residential uses, such as multi-unit buildings and attached townhomes, are permitted to encourage housing near employment, shopping and services. All residential developments shall comply with the standards in subsections (A)(1) through (A)(4) of this section which are intended to avoid or minimize impacts associated with traffic and parking and ensure proper management and maintenance of common areas. Residential uses which existed prior to the effective date of this code are exempt from this section.

Public and Institutional Uses. Public and institutional uses (as listed in Table 19.65.020(A)) are allowed in the town center commercial district, except that automobile-oriented uses shall comply with the standards in subsection D of this section. 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.

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 town center 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 town center commercial district, as identified in Table 19.65.020(A). Accessory structures shall comply with the following standards:

Automobile-Oriented Uses and Facilities. Automobile-oriented uses and facilities, as defined below, shall conform to all of the following standards in the town center commercial district. The standards are intended to provide a vibrant storefront character, slow traffic, and encourage walking.

Sidewalk Displays. Sidewalk display of merchandise and vendors shall be limited to cards, plants, gardening/floral products, food, books, newspapers, bicycles, and similar small items for sale or rental to pedestrians (i.e., non-automobile-oriented). A minimum clearance of five feet shall be maintained. Display of larger items, such as automobiles, trucks, motorcycles, buses, recreational vehicles/boats, construction equipment, building materials, and similar vehicles and equipment, is prohibited.

Light Industrial Uses.

Permitted Uses. The land uses listed in Table 19.70.020.A are permitted in the corridor commercial district, subject to the provisions of this chapter. Only land uses that are specifically listed in Table 19.70.020.A, and land uses that are approved as "similar" to those in Table 19.70.020.A, may be permitted. The land uses identified with a "CU" in Table 19.70.020.A require conditional use permit approval prior to development or a change in use.

Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 19.480 FMC, Code Interpretations.

Building Setbacks. In the corridor commercial district, setback standards are intended to support the purpose of the district to create an aesthetically pleasing, open and pleasant street appearance; to complement the building orientation standard; and to enhance visibility of commercial uses from the street. Building setbacks are measured from the wall or facade to the respective property line. The setback standards apply to primary structures as well as accessory structures. The standards may be modified only by approval of a variance.

Applicability. This section applies to all new land divisions, site design review, and conditional use applications.

Pedestrian Access Standard. New land divisions and developments, which are subject to site design review or conditional use permits, shall provide pedestrian pathways as necessary to ensure reasonably safe, direct, and convenient access to building entrances and off-street parking.

Building Orientation Standard. All of the developments listed in subsection A of this section shall be oriented to a street. The building orientation standard is met when all of the following criteria are met:

Maximum Height. Buildings shall be no more than 45 feet in height.

Method of Measurement. Building height shall comply with the method of measurement described in the definition of "Building height" in FMC 19.13.020.

Performance Option. The allowable building height may be increased to 55 feet, when approved as part of a conditional use permit. The development approval may require additional setbacks, stepping-down of building elevations, visual buffering, screening, and/or other appropriate measures to provide a height transition between the development and adjacent development. Roof equipment and other similar features which are necessary to a commercial or industrial operation shall be screened, and may not exceed eight feet in height without approval of a conditional use permit.

Purpose and Applicability. The corridor commercial district architectural guidelines are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles. This section applies to all development applications that are subject to site plan review or conditional use permits.

Guidelines and Standards. Each of the following standards shall be met. An architectural feature used to comply with more than one standard in this title.

Purpose and Applicability. This section is intended to complement the building orientation standards in FMC 19.70.050, and the street standards in Chapter 19.165 FMC, by providing pedestrian spaces within the corridor center commercial district. This section applies to all development applications that are subject to site design review or conditional use permits.

Guidelines and Standards. Every development shall provide at least one of the "pedestrian amenities" listed in subsections (B)(1) through (4) of this section. Pedestrian amenities may be provided within a public right-of-way when approved by the applicable jurisdiction.

Transit Amenities. Development on sites that are adjacent to or incorporate transit streets shall provide improvements as described in this section at any existing or planned transit stop located along the site's frontage, unless waived by the community development director.

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 corridor 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 corridor commercial district, as identified in Table 19.70.020.A. Accessory structures shall comply with the following standards:

Automobile-Oriented Uses and Facilities. Automobile-oriented uses and facilities, as defined below, shall conform to all of the following standards in the corridor commercial district. The standards are intended to provide a vibrant commercial character and encourage walking, bicycling, and transit.

Sidewalk Displays. Sidewalk display of merchandise and vendors shall be limited to cards, plants, gardening/floral products, food, books, newspapers, bicycles, and similar small items for sale or rental to pedestrians (i.e., non-automobile-oriented). A minimum clearance of five feet shall be maintained. Display of larger items, such as automobiles, trucks, motorcycles, buses, recreational vehicles/boats, construction equipment, building materials, and similar vehicles and equipment, is prohibited.

Light Industrial Uses.

Residential Mixed-Use Development. The following standards apply to support the commercial and light manufacturing intent of the corridor commercial zoning district and the direction of the Comprehensive Plan:

To ensure efficient use of land and public services;

To provide a balance between jobs and housing, and encourage mixed use development;

To provide transportation options for employees and customers;

To provide business services close to major employment centers;

To ensure compatibility between industrial uses and nearby residential areas;

To provide appropriately zoned land with a range of parcel sizes for industry;

To provide for automobile-oriented uses, while preventing strip-commercial development in highway corridors.

Permitted Uses. The land uses listed in Table 19.80.020.A are permitted in the light industrial district, subject to the provisions of this chapter. Only land uses which are specifically listed in Table 19.80.020.A, and land uses which are approved as "similar" to those in Table 19.80.020.A, may be permitted. The land uses identified with a "CU" in Table 19.80.020.A require conditional use permit approval prior to development or a change in use.

Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 19.480 FMC, Code Interpretations.

Only uses specifically listed in Table 19.80.020.A, and uses similar to those in Table 19.80.020.A, are permitted in this district. The following uses are expressly prohibited: new housing, and similar facilities, and nonvocational schools.

Front Setbacks. The minimum front building setback shall be none, except that additional setback may be required to provide for planned widening of an adjacent street.

Rear Setbacks. There is no required rear setback, except that buildings shall be setback from the residential district by a minimum of 20 feet.

Side Setbacks. There are no required side setbacks, except that buildings shall be set back from the residential district by a minimum of 20 feet.

Other Requirements.

Base Requirement. Buildings shall be no more than three stories or 45 feet in height, whichever is greater.

Performance Option. The allowable building height may be increased to 55 feet, when approved as part of a conditional use permit. The development approval may require additional setbacks, stepping-down of building elevations, visual buffering, screening, and/or other appropriate measures to provide a height transition between the development and adjacent non-industrial development. Roof equipment and other similar features which are necessary to the industrial operation shall be screened, and may not exceed eight feet in height without approval of a conditional use permit.

Method of Measurement. Building height shall comply with the method of measurement described in the definition of "Building height" in FMC 19.13.020.

Building Entrances. All buildings shall have a primary entrance oriented to a street. "Oriented to a street" means that the building entrance faces the street, or is connected to the street by a direct and convenient pathway not exceeding 30 feet in length. Streets used to comply with this standard may be public streets, or private streets that contain sidewalks and street trees, in accordance with the design standards in Chapter 19.163 FMC.

Corner Lots. Buildings on corner lots shall have their primary entrance oriented to the street corner, or within 15 feet of the street corner (i.e., as measured from the lot corner). In this case, the street corner shall provide an extra-wide sidewalk or plaza area with landscaping, seating or other pedestrian amenities. The building corner shall provide architectural detailing or beveling to add visual interest to the corner.

Pathway Connections. Pathways shall be placed through setbacks as necessary to provide direct and convenient pedestrian circulation between developments and neighborhoods. Pathways shall conform to the standards in Chapter 19.162 FMC.

Arterial Streets. When the only street abutting a development is an arterial street, the building's entrance(s) may be oriented to an internal drive. The internal drive shall provide a raised pathway connecting the building entrances to the street right-of-way. The pathway shall conform to the standards in Article III of this title.

Buffers. The city may require a 30-foot landscape buffer (including berms, noise abatement structure, sound wall, etc.) between development in the light industrial district and adjacent residential district(s) to reduce light, glare, noise, and aesthetic impacts.

Commercial Developments. Commercial buildings and uses comprising more than 40,000 square feet of total ground-floor building space shall additionally conform to the block layout and building orientation standards for the town center commercial district, as contained in FMC 19.65.050.

Building Mass. Where building elevations are oriented to the street in conformance with FMC 19.80.060, architectural features such as windows, pedestrian entrances, building off-sets, projections, detailing, change in materials or similar features, shall be used to break up and articulate large building surfaces and volumes.

Pedestrian-Scale Building Entrances. Recessed entries, canopies, and/or similar features shall be used at the entries to buildings in order to create a pedestrian-scale.

[Note: the example shown above is meant to illustrate typical building design elements, and should not be interpreted as a required architectural style.]

High Traffic-Generating Uses. Uses which are likely to generate "significant" levels of vehicle traffic (e.g., due to shipping, receiving, and/or customer traffic) shall require a conditional use permit, in accordance with FMC 19.80.020(A). "Significant traffic" means that the average number of daily trips, or the average number of peak hour trips, on any existing street would increase by 10 percent or greater as a result of the development. The city may require a traffic impact analysis prepared by a qualified professional prior to deeming a land use application complete, and determining whether the proposed use requires conditional use approval. Applicants may be required to provide a traffic analysis for review by Oregon Department of Transportation (ODOT) for developments that increase traffic on state highways. The conditional use permit shall include appropriate transportation improvement requirements, as identified by the traffic analysis, in conformance with Chapter 19.165 FMC.

Wireless Communication Equipment. Wireless communication equipment, including radio (i.e., cellular), television and similar types of transmission and receiving facilities are permitted, subject to the standards for wireless communication equipment in Chapter 19.245 FMC. Wireless communication equipment shall also comply with required setbacks, lot coverage and other applicable standards of the light industrial district.

Watchperson's Quarters. To be occupied by no more than two people, not to exceed 1,000 square feet in size, and such permit shall be renewed annually by the planning commission. In addition, use of the watchperson's quarters, if approved, would be permitted only as long as the site need exists, with the assumption, rebuttable, that if the concerned area and use was no longer operational, the need would cease and be cause for revocation of permit.

Provide for efficient use of land and public services;

Provide transportation options for employees and customers;

Provide appropriate design standards to accommodate a range of industrial users, in conformance with the Comprehensive Plan.

Permitted Uses. The land uses listed in Table 19.85.020.A are permitted in the general industrial district, subject to the provisions of this chapter. Only land uses which are specifically listed below, and land uses which are approved as "similar" to those listed below, may be permitted. The land uses identified with a "CU" in Table 19.85.020.A require conditional use permit approval prior to development or a change in use.