This chapter sets forth the general standards for development of property and associated facilities within the city. The purpose of these chapters is to:

(1) Carry out the comprehensive plan with respect to development standards and policies.

(2) Promote and maintain healthy environments, protect against noise, air and visual pollution, and minimize development impacts upon surrounding properties and neighborhoods.

(3) Allow for incentives and flexibility within development requirements.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990.

Use of public right-of-way for the sale, display or storage of goods and off-street parking is prohibited on interior side of curbs, however, this requirement may be waived upon City Council approval.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990.

Improvements installed by a developer, either as a requirement or at his or her option, shall conform to the standards of this title, GMC Chapter 12.02 (street excavation requirements) and to any supplemental design and construction specifications adopted by the city for such improvements. Improvements shall be installed in accordance with the following procedure:

(1) Improvement work shall not begin until plans have been checked for adequacy and approved by the city.

(a) To the extent necessary for evaluation of the proposal, the plans may be required before land use approval is issued.

(b) Plans shall be prepared in accordance with the requirements of the city.

(2) Improvement work shall not begin until the city has been notified, and if work has been discontinued for any reason, it shall not be resumed until the city has been notified.

(3) Improvements shall be constructed under the inspection and to the satisfaction of the city.

(a) The city may require changes in typical sections and details in the public interest if unusual conditions arise during construction to warrant the change.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1323 §1, 2002.

Building siting and design standards shall apply to all development that is subject to design review.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1289 §1, 2000; Ord. 1535 §1 (Exh. A), 2024.

Building siting and design standards are as follows:

(1) Siting. Where there are no conflicts with other design standards or requirements in this title, site buildings to maximize solar access where practical, using such techniques as:

(a) Maximizing east-west street length so that principal building facades will face south;

(b) Orienting buildings within 20 degrees of true south as well as maximizing their south-facing dimension;

(c) Placing higher buildings on the north portion of the site, while protecting solar access for adjacent sites;

(d) Placing major yard spaces on south side of buildings.

(2) Energy Efficient Design. Where there are no conflicts with other design standards or requirements in this title, design buildings that are conducive to energy efficiency and conservation, using techniques including, but not limited to, those listed below which are most appropriate to the development:

(a) Concentrate window areas on the south side (within 20 degrees of true south) of buildings where there is good southern exposure, and provide overhangs, balconies, or other shading devices to prevent excessive summer heat gains;

(b) Use architectural features, shapes or buildings, fences, natural landforms, berms and vegetation to catch and direct summer breezes for natural cooling and minimize effects of winter winds;

(c) Provide skylights or clerestory windows to provide natural lighting and/or solar heating of interior spaces.

(3) Compatibility. Arrange structures and use areas to be compatible with adjacent developments and surrounding land uses, considering the following design and siting techniques:

(a) Locate and design structures to protect scenic views or vistas from adjacent properties and public thoroughfares. Setbacks, building height and bulk should be considered;

(b) Design structures to provide visual order and avoid monotony in layout and design;

(c) Orient major service activity areas (e.g., loading and delivery areas) of the proposed project away from existing residences;

(d) Provide opaque enclosures and gates for all refuse storage areas;

(e) Screen mechanical equipment, except solar collection apparatus, from view or place such equipment in locations where it will not be viewed by the public. Screening shall be accomplished by the use of a sight-obscuring fence or hedge, a landscaped earth berm, building placement or other design techniques;

(f) Buffering and/or screening shall be used to mitigate adverse visual impacts, dust, noise and pollution, and to provide for compatibility between dissimilar adjoining uses. Special consideration will be given to the buffering, screening and siting of commercial and industrial uses to ensure that noise and odors are not detectable to normal sensory perception on adjacent residential properties. All development shall comply with GMC Chapter 8.12 (Noise Control).

(4) Building Materials. Buildings shall be constructed using high-image exterior materials and finishes such as masonry, architecturally treated tilt-up concrete, glass, wood or stucco. Buildings shall not be constructed with metal siding material, except as approved by the Design Review Committee for specific high-image materials, except for:

(a) Canopies, awnings, screening for roof-mounted fixtures, or other architectural features:

(b) Utility equipment cabinets:

(c) Structures no greater than 200 square feet in floor area and 10 feet in height; and

(d) Buildings, the portions of buildings, that are not visible from a road or adjacent property.

(5) Lighting. Adequate exterior lighting shall be provided to protect public safety and shall be deflected so as not to shine on a lot in a residential district.

(6) On-Site Lighting. All on-site lighting shall be designed, located, shielded, or deflected so as not to shine into off-site structures or impair the vision of the driver of any vehicle. When required, engineered site lighting plans shall be developed consistent with Illuminating Engineering Standards (IES) including, but not limited to, average maintained illumination and maximum to minimum ratios. A master plan for on-site lighting shall include the design, height, and location of all proposed exterior lights, including:

(a) Parking and loading area lighting;

(b) Pedestrian walkway lighting;

(c) Internal access road lighting;

(d) Lighting of public entrances into buildings;

(e) Floodlights illuminating buildings or significant natural features.

(7) Equipment and Facilities. All utility lines shall be placed underground. All roof-mounted fixtures and utility cabinets or similar equipment which must be installed above ground shall be visually screened from public view.

(8) Trash Disposal and Recycling Collection. In addition to the preceding standards, new construction requiring full site plan review shall incorporate functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers.

(a) Minimum storage area for trash and recyclables shall be established by one of the following methods: minimum standards method or franchise hauler review method.

(A) Franchise Hauler Review Method. The applicant shall submit plans for storage and collection of solid waste and recyclables that are acceptable to the city’s franchise solid waste hauler; acceptance may be indicated on the site plan and/or by separate attachment; or

(B) Minimum Standards Method. The applicant shall submit plans for storage of solid waste and recyclables in accordance with the following:

(i) Multifamily complexes containing 10 or fewer dwelling units shall provide a minimum 50 square feet; developments containing more than 10 residential units shall provide an additional five square feet per dwelling unit above 10.

(ii) Nonresidential developments shall provide a minimum storage area of 10 square feet plus:

(aa) Office—four square feet/1,000 square feet gross floor area (GFA).

(bb) Retail—10 square feet/1,000 square feet GFA.

(cc) Wholesale/warehouse/manufacturing—six square feet/1,000 square feet GFA.

(dd) Educational and institutional—four square feet/1,000 square feet GFA.

(ee) Other—four square feet/1,000 square feet GFA.

(C) The storage area requirement is based on the predominant use of the building, as described above in subsection (8)(a)(B)(ii) of this section. If a building has more than one use and that use occupies 20 percent or less of the floor area of the building, the floor area occupied by that use shall be counted toward the floor area of the predominant use. If a building has more than one of the uses listed in subsection (8)(a)(B)(ii) of this section, and that use occupies more than 20 percent of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use.

(D) The specific requirements shall meet the International Fire Code and are based on an assumed storage height of four feet for solid waste/recyclables. Vertical storage higher than four feet but not higher than seven feet may be used to accommodate the same volume of storage in a reduced floor space.

(9) Temporary Structures. All temporary structures:

(a) Shall be located behind the front building line of the primary structure and shall meet the setback requirements for accessory structures of the underlying zoning district. On corner lots the streetside setback can be reduced to five feet.

(b) Exceptions to these standards may be made by the Planning Department for temporary storage of materials as long as the temporary structure is removed within 15 days, is not erected for more than 30 days in one calendar year and is not seen as a nuisance to the city. Any temporary structures for current activities, such as lemonade stands, gardening, temporary mechanical repair, temporary storage, and other similar activities, would be subject to this same provision.

(c) This section shall apply to all temporary structures in place after the effective date of this section.

(d) Any temporary structure will be secured per manufacturer’s instructions for proper anchoring.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1171 §1(U), 1993; Ord. 1289 §1, 2000; Ord. 1323 §1, 2002., Ord. 1395, 2007; Ord. 1482 §3, 2018; Ord. 1535 §1 (Exh. A), 2024.

New multi-household residential and mixed-use buildings, including accessory buildings, shall be subject to the following design standards:

(1) Facades. Building facades and exterior walls visible from a public street or pedestrian path or from adjacent property in an R-5 or R-7.2 zoning district shall not consist of a monotonous blank wall and shall include a minimum of two of the following:

(a) Windows;

(b) Entries;

(c) Balconies;

(d) Bays; or

(e) The use of two or more distinct materials to break up stretches longer than 50 lineal feet of unbroken area.

(2) Windows.

(a) Window trim shall not be flush with exterior wall treatment.

(b) Windows shall be provided with an architectural surround at the jamb, head and sill.

(c) All windows facing the front lot line shall be double hung or casement windows.

(3) Roofs. Hipped, gambrel or gabled roofs shall be required. Flat roofs shall not be permitted except in areas where mechanical equipment is mounted.

(4) Electric Vehicle Charging Conduit. New multi-household residential buildings, and new mixed-use buildings consisting of privately owned commercial space and five or more residential dwelling units, shall provide electrical service capacity, as defined in ORS 455.417, to serve a minimum of 40 percent of all vehicle parking spaces.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1289 §1, 2000; Ord. 1535 §1 (Exh. A), 2024.

New nonresidential buildings, with the exception of buildings housing institutional, warehouse or manufacturing uses, shall be subject to the following design standards:

(1) Ground Floor Windows. Ground floor windows shall be required on walls fronting a public street and shall comply with the following standards:

(a) The windows shall cover at least 50 percent of the length and 25 percent of the ground level wall area. Ground level wall areas include all exterior wall areas up to nine feet above the finished grade. The bottom of required windows shall be no more than four feet above the adjacent exterior finished grade.

(b) Required windows shall be windows that allow views into work areas or lobbies, pedestrian entrances or display windows set into the wall. Display cases attached to the outside wall shall not qualify.

(2) Distinct Ground Floor. The ground level of primary buildings shall be visually distinct from upper floors. This separation shall be provided by one of the following mechanisms:

(a) A cornice above ground level;

(b) An arcade;

(c) Change in material or texture or architectural design; or

(d) A row of clerestory windows on the building’s street-facing elevation.

(3) Electric Vehicle Charging Conduit. New privately owned nonresidential buildings shall provide electrical service capacity, as defined in ORS 455.417, to serve a minimum of 20 percent of all vehicle parking spaces.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1289 §1, 2000; Ord. 1323 §1, 2002; Ord. 1535 §1 (Exh. A), 2024.

In Employment Areas shown on Map 14 (Employment Areas) of the Comprehensive Plan, no retail use larger than 60,000 square feet of gross leasable area per building or business shall be allowed unless the applicant demonstrates the following:

(1) Transportation facilities adequate to serve the retail use, consistent with Metro’s functional plans for transportation, will be in place at the time the retail use begins operation; and

(2) Transportation facilities adequate to meet the transportation need for the other planned uses in the Employment Area are included in the Comprehensive Plan.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1334, §7, 2002; Ord. 1535 §1 (Exh. A), 2024.

Landscaping standards shall apply to all development that is subject to design review.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1289 §1, 2000.

Landscaping requirements shall be as follows:

(1) Minimum Requirement. A minimum of 15 percent of the lot area shall be landscaped, except when a greater percentage is required elsewhere in this title.

(2) Parking and Loading Areas. The following landscape requirements shall apply to off-street parking and loading areas:

(a) An off-street parking and loading area providing 10 or more parking spaces shall be improved with defined landscaped areas totaling no less than ten square feet per parking space;

(b) A parking or loading area shall be separated from any lot line adjacent to a street by a landscaped strip at least 10 feet in width, and any other lot line by a landscaped strip at least five feet in width;

(c) A landscaped strip separating a parking or loading area from a street shall contain:

(A) Street trees spaced as appropriate to the species, not to exceed 25 feet apart, on the average,

(B) Low shrubs not to reach a height greater than three feet spaced no more than five feet apart, on the average, and

(C) Vegetative ground cover;

(d) If a fence or wall is required or proposed, it shall be located behind required landscaped strips where such strips are adjacent to a street;

(e) In parking areas three acres and larger intended for use by the general public, pedestrian walkways shall be raised or separated from parking, parking aisles, and travel lanes by a raised curb, concrete bumpers, bollards, landscaping, or other physical barrier. If a raised pathway is used, curb ramps shall be provided in accordance with the Americans with Disabilities Act Accessibility Guidelines.

(3) Irrigation. Provision shall be made for watering planting areas where such care is required.

(4) Maintenance Required. Landscaping shall be continuously maintained.

(5) Plant Species. The general characteristics of tree species shall be considered when planting under overhead utility lines or near sidewalks or curbs to assure that damage will not result when maturity is reached.

(6) Grading. The natural form of the site shall be preserved insofar as practicable unless berming or contouring of land is required.

(7) Public Rights-of-Way. Land within the public road right-of-way, not developed as sidewalks or driveways, shall be landscaped and maintained by the abutting property owners. Landscaping will be of the variety that would not create a road hazard or impair sight distance.

(8) Street Trees. Street tree planting may be required of any development and, if planted, shall be according to city requirements and of a species compatible with the width of the planting strip, and nearby street tree species.

(9) Exceptions. The following exceptions apply to properties with frontage on McLoughlin Blvd.:

(a) The use of sod along McLoughlin Blvd. shall be encouraged in landscape plans for development of McLoughlin Blvd.;

(b) The use of sod along McLoughlin Blvd. may be allowed in lieu of required street trees;

(c) The 10-foot-wide landscape strip along McLoughlin Blvd. may be allowed in the right-of-way if applicant agrees to relocate the 10-foot strip whenever the right-of-way is improved. This strip may be included in total landscape area calculations.

(10) Nonconforming Uses and Nonconforming Development. Additions or alterations to nonconforming uses and nonconforming development on a commercial or industrial site which does not comply with the landscaping requirements of this title must provide landscaping in a scale with the modification, as follows:

(a) Major remodeling, or structural additions of less than 1,000 square feet, require at least an additional three percent landscaping, up to the minimum landscaping requirements for new development in the district.

(b) Structural additions of 1,000 to 1,999 square feet are required to landscape at least an additional five percent of the developed site area, up to the minimum landscaping requirements for new development in the district.

(c) Structural additions of 2,000 to 4,999 square feet are required to landscape at least an additional 10 percent of the developed site area, up to the minimum landscaping requirements for new development in the district.

(d) Structural additions of 5,000 square feet or more are required to meet the current minimum landscape requirements for new development.

(e) Where successive structural additions occur the landscape requirement shall accumulate until total conformance is reached.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1171 §1(H), 1993; Ord. 1268 §1, 1998; Ord. 1289 §1, 2000; Ord. 1323 §1, 2002; Ord. 1483 §2 (Exh. 5), 2017.

Off-street parking and loading standards shall apply to all development permits, except:

(1) Off-street parking is not required within:

(a) The Gladstone Town Center boundary.

(b) One-quarter-mile of the Gladstone Town Center boundary.

(c) One-half-mile of McLoughlin Boulevard (a high-frequency transit corridor).

(2) These exception areas are identified on the Gladstone Parking Mandate Exception Map and are measured using a straight line.

(3) Parking may be provided at the discretion of the property owner within the mandate exception areas identified in subsection (1) of this section. Any off-street parking provided within these and other areas within the city must meet the standards of this chapter.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1289 §1, 2000; Ord. 1535 §1 (Exh. A), 2024.

At the time of construction or substantial exterior improvement of a single-household dwelling or middle housing dwelling unit, any required parking per GMC Section 17.48.030 shall be provided.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1289 §1, 2000; Ord. 1515 §2 (Exh. B), 2022; Ord. 1535 §1 (Exh. A), 2024.

At the time of construction, enlargement, or change of use of any structure or development subject to GMC Chapter 17.80 (Design Review), except as provided in the C-2 district, off-street parking spaces shall be provided as follows unless greater requirements are otherwise established under this title:

(1) Calculation of Parking Requirements.

(a) Square Footage as Basis for Requirement. Where square feet of the structure or use is specified as the basis for the parking requirement, the calculation shall be based on the gross leasable area (GLA).

(b) Number of Employees as Basis of Requirement. When the number of employees is specified as the basis for the parking space requirement, the calculation shall be based on the number of employees working on the premises during the largest shift at peak season.

(c) If more than one use occupies a single structure or lot, the owners of two or more uses, structures or lots may agree to utilize jointly the same parking and loading spaces.

(d) When calculation of a minimum or maximum parking requirement results in a fractional space requirement, such fraction shall be rounded down to the nearest whole number.

(e) Garages and carports are not required but if provided shall count as off-street parking.

(f) On-street parking may count towards fulfilling the off-street parking requirements where on-street parking is allowed and the applicant can demonstrate that on-street parking is available. On-street parking must be available on the subject site’s frontage in order to be credited towards the off-street parking requirement. A minimum 22 feet of uninterrupted curb is required per on-street parking space. On-street parking credited for a specific use may not be used exclusively by that use, but shall be available for general public use at all times. No signs or actions limiting general public use of on-street spaces is permitted.

(g) Parking spaces fulfilling the minimum off-street parking space requirement shall not be used for display or storage and shall not be rented, leased or assigned to any other person or organization, except as authorized under subsection (l)(e) of this section.

(h) Off-Site Parking. Vehicle parking spaces required by this chapter may be located on another parcel of land, provided the parcel is within 2,000 feet walking distance of the use it serves. The distance from the parking area to the use shall be measured from the nearest parking space to a building entrance, following a sidewalk or other pedestrian route. The right to use the off-site parking must be evidenced by a recorded deed, lease, easement, or similar written instrument.

(i) Any new development that includes more than one-half acre of new off-street surface parking on a lot or parcel (measured based on the perimeter of all new off-street spaces, maneuvering lanes, and maneuvering areas, including driveways and drive aisles) must provide:

(A) A pedestrian circulation system plan consistent with GMC Section 17.50.020.

(B) A tree canopy plan that is done in coordination with the local electric utility, including pre-design, design, building and maintenance phases. Trees must be planted and maintained to maximize their root health and chances for survival, including having ample high-quality soil, space for root growth, and reliable irrigation according to the needs of the species. Trees should be planted in continuous trenches where possible. The minimum standards for tree planting are the 2021 American National Standards Institute A300 standards. Trees shall be planted either along driveways or within parking areas to create a minimum of 30 percent tree canopy coverage over parking areas. Developments are not required to provide trees along drive aisles. The tree spacing and species planted must be designed to maintain a continuous canopy, except when interrupted by driveways, drive aisles, and other site design considerations. Developments providing 40 percent tree canopy to comply with subsection (1)(i)(C), comply with this subsection.

(C) Development on privately owned property must provide a climate mitigation action that includes:

(i) Installation of solar panels with a generation capacity of at least one-half kilowatt per new off-street parking space. Panels may be located anywhere on the property.

(ii) Payment of at least $1,500 per new off-street parking space into a city fund dedicated to equitable solar or wind energy development or a fund at the Oregon Department of Energy designated for such purpose;

(iii) Tree canopy covering at least 40 percent of the new parking lot area at maturity but no more than 15 years after planting; or

(iv) A mixture of actions under subsections (1)(i)(A) through (1)(i)(C) of this section that the city deems to meet the purpose of this section.

(j) Conversion and redevelopment of underutilized parking areas for other uses is allowed. The city may allow the conversion of underused parking areas for uses permitted in the applicable zone. A request for conversion to a use shall include evidence that the parking spaces are underutilized (vacant most hours of most days) and that adequate vehicle parking, either off- or on-street, exists to support the use on site. Request for conversion shall be reviewed pursuant to GMC Section 17.94.060 and may be reviewed concurrently with a design review application for redevelopment of the converted parking spaces.

(k) Conversion of a building in a commercial zoning district from commercial to residential shall not require additional parking beyond that which was required for the existing use.

(l) Parking spaces for rented or leased commercial uses shall be unbundled from the commercial use upon lease creation or renewal. If parking is desired by the tenant, the fee for parking shall be listed as a separate line item within the lease or shall be subject to a separate rental or lease agreement. The minimum unbundled parking rate shall not be less than $100.00 per standard parking space per month. This provision does not apply to the following commercial uses:

(A) Hotels and motels;

(B) Motor vehicle sales and services;

(C) Truck and bus yards;

(D) Mini-warehousing or self/auto storage; and

(E) Vehicle fueling stations or car wash facilities.

(m) Commercial parking lots shall be subject to the provisions of GMC Chapter 3.14.

(n) Property owners may redevelop any portion of existing off-street parking areas for bicycle-oriented and transit-oriented facilities, including bicycle parking, bus stops and pullouts, bus shelters, park and ride stations and similar facilities. Redevelopment for these uses may result in parking supply below the existing mandated minimum. Redevelopment for these uses shall not impact required emergency vehicle access or required loading areas.

(o) Parking mandates shall be reduced (reductions are cumulative and not capped):

(A) By one off-street parking space for each three kilowatts of capacity in solar panels or wind power that will be provided in a development;

(B) By one off-street parking space for each dedicated car-sharing parking space in a development. Dedicated car-sharing parking spaces shall count as spaces for parking mandates;

(C) By two off-street parking spaces for every electric vehicle charging station provided in a development. Parking spaces that include electric vehicle charging while an automobile is parked shall count towards parking mandates; and

(D) By one off-street parking space for every two units in a development above minimum requirements that are fully accessible to people with mobility disabilities.

(2) Minimum and Maximum Permitted Parking.

(a) The number of surface parking spaces provided at no charge for a particular use shall not be less than the minimum nor exceed the maximum parking ratios identified for that use in Table 1. Minimum parking ratios for those uses not identified in Table 1 (below) shall be determined by the Planning Commission during design review.

(b) For purposes of the maximum parking ratios identified in Table 1 below, Zone A shall include those areas identified in GMC Section 17.48.010(1). Zone B shall include all other areas.

(c) The following types of parking spaces are exempt from the maximum parking ratios:

(A) Parking spaces in parking structures;

(B) Fleet parking spaces;

(C) Parking spaces used to store vehicles that are for sale, lease or rent;

(D) Employee carpool parking spaces that are clearly delineated with signs;

(E) Dedicated valet parking spaces.

(d) Upon expansion of a nonconforming development or nonconforming use that does not comply with minimum or maximum parking ratios, additional parking spaces shall be provided as follows:

(A) If the existing number of parking spaces is less than the minimum parking ratio in Table 1 (below), the number of additional parking spaces required shall be based only on the floor area or capacity added and not on the area or capacity existing prior to the expansion.

(B) If the existing number of parking spaces exceeds the maximum parking ratio in Table 1 (below), additional parking spaces may only be provided if compliance with the maximum parking ratio will be met for the entire development or use following the expansion.

(e) Exceptions to the minimum and maximum parking ratios may be granted pursuant to GMC Section 17.80.090 (Minor exception). Exceptions exceeding 25 percent of the requirement shall be subject to GMC Chapter 17.72 (Variances).

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1269 §1, 1998; Ord. 1282 §1, 1998; Ord. 1298 §1, 2000; Ord. 1483 §2 (Exh. 5), 2017; Ord. 1515 §2 (Exh. B), 2022; Ord. 1535 §1 (Exh. A), 2024.

All structures and developments subject to design review shall provide required permanent off-street parking and loading as follows:

(1) Parking and Loading.

(a) Parking and loading areas shall be paved with asphalt and/or concrete meeting city standards, maintained adequately for all weather use and so drained as to avoid flow of water across public sidewalks;

(b) Off-street parking and loading areas shall be screened from abutting properties located in a residential zoning district unless such abutting properties are developed with nonresidential uses. Required screening shall be accomplished by building placement, a landscaped earth berm or a sight-obscuring fence or hedge. Required screening shall be a minimum of six feet high and shall not conflict with GMC Chapter 17.54 (Clear Vision).

(c) Areas for standing and maneuvering vehicles, other than for the off-street parking and storage of truck tractors and/or semitrailers, shall be paved with an asphalt and/or concrete surface meeting city standards. The parking of truck tractors and/or semitrailers in off-street parking areas used exclusively for the parking and/or storage of said vehicles may be allowed utilizing a durable and dustless surface other than an asphalt and/or concrete surface. Such surface must be graded, compacted and surfaced in such a manner that it will adequately support these vehicles, including trailer standing gear, will not produce dust, will not produce tracking of mud or other materials onto adjoining streets or properties, and otherwise complies with other applicable provisions of this code.

(2) Parking.

(a) Required parking spaces for people with disabilities shall be located not further than 200 feet from the building or use they are required to serve, measured in a straight line from the building;

(b) Required parking shall be provided in the same zoning district or a different zoning district of a more intensive use;

(c) In no case shall required parking for a commercial or industrial use be provided in a residential district, except for approved conditional uses;

(d) Groups of more than four parking spaces shall be permanently marked and so located and served by driveways that their use will require no backing movements or other maneuvering within a street right-of-way other than an alley;

(e) Parking spaces along the outer boundaries of a parking lot shall be contained by a curb at least four inches high and set back a minimum of five feet from the property line. A bumper rail may be substituted for a curb;

(f) Off-street parking and loading areas, including parking spaces and access aisles, shall meet or exceed the minimum dimensional standards identified in Tables 2 and 3 and Figure 1 (of this chapter). Access aisles shall be of sufficient width for all vehicular turning and maneuvering;

(g) Up to 50 percent of required parking spaces may be provided for compact cars;

(h) Parking areas shall be designed, to the maximum extent practicable, to avoid large, uninterrupted rows of parking spaces;

(3) Loading.

(a) A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school having a capacity greater than 25 students;

(b) Buildings or structures to be built or substantially altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading berths in sufficient numbers and size to adequately handle the needs of the particular use. If loading space has been provided in connection with an existing use or is added to an existing use, the loading space shall not be eliminated if elimination would result in less space than is required to adequately handle the needs of the particular use;

(c) Off-street parking areas used to fulfill the requirements of this section shall not be used for loading and unloading operations except during periods of the day when not required to take care of parking needs;

(d) Loading facilities shall be located at least 20 feet from residential property. Loading spaces shall be located on the site and directly accessible to the main structure.

(e) Exceptions and Adjustments. Loading areas within a street right-of-way in areas zoned mixed-use commercial in the C-2 zoning district may be approved when all of the following conditions are met:

(A) Loading areas must be signed to limit the duration of the activity, which may not exceed one hour for each loading operation.

(B) Proposed loading areas must support a use that requires infrequent loading activity. Infrequent loading activity is defined as less than three operations that occur daily between 5:00 a.m. and 12:00 a.m., or all operations that occur between 12:00 a.m. and 5:00 a.m. at a location that is not adjacent to a residential zone.

(C) The proposed loading area:

(i) Does not unreasonably obstruct traffic;

(ii) Will be limited to one loading activity at a time;

(iii) Notwithstanding Portland Avenue, does not obstruct a primary emergency response route; and

(iv) Is acceptable to the applicable roadway authority.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1298 §1, 2000; Ord. 1483 §2 (Exh. 5), 2017; Ord. 1535 §1 (Exh. A), 2024.

(1) General Provisions.

(a) Applicability. Standards for bicycle parking apply to full-site design review of new construction for multi-household residential (four units and larger) and new commercial/industrial/institutional developments. The Planning Commission may grant exemptions to bicycle parking requirements in connection with temporary uses or uses that are not likely to generate the need for bicycle parking.

(b) Types of Spaces. Bicycle parking facilities shall be provided in terms of short-term bicycle parking and long-term bicycle parking. Short-term bicycle parking is intended to encourage customers and other visitors to use bicycles by providing a convenient and readily accessible place to park bicycles. Long-term bicycle parking provides a weather-protected place to park bicycles for employees, students, residents, commuters, and others who generally stay at a site for at least several hours.

(c) Minimum Number of Spaces. All developments required to comply with this section shall provide a minimum five percent bicycle parking spaces based on the city’s required minimum number of automobile parking spaces. In addition, the following applies:

(A) All development shall have a minimum two short-term bicycle parking spaces; and

(B) If more than seven bicycle parking spaces are required, at least 50 percent of the spaces shall be provided as long-term bicycle parking.

(C) Notwithstanding subsection (1)(a)(A) of this section, 100 percent of all bicycle parking spaces for multi-household development of four units and more shall be provided as long-term bicycle parking.

(2) Location and Design.

(a) Short-Term Bicycle Parking. Short-term bicycle parking facilities are lockers or racks that meet the standards of this section and that are located inside a building, or located outside within 30 feet of the main entrance to the building or at least as close as the nearest vehicle parking space, whichever is closer;

(b) Long-Term Bicycle Parking. Long-term bicycle parking includes:

(A) Racks, storage rooms, or lockers in areas that are secure or monitored (e.g., visible to employees or customers or monitored by security).

(B) Covered outside bicycle parking spaces that meet the requirements of subsection (2)(g) of this section and are located within 100 feet of an entrance to the building;

(c) Signs. If the bicycle parking is not visible from the street or main building entrance, then a sign conforming to the city’s standards for on-site traffic control, GMC Section 17.52.060(1), shall be posted indicating the location of the parking facilities;

(d) Rack Type and Dimensions.

(A) Bicycle racks must hold bicycles securely by the frame and be securely anchored;

(B) Bicycle racks must accommodate:

(i) Locking the frame and one wheel to the rack with a high-security U-shaped shackle lock, or approved substitute; or

(ii) Locking the frame and both wheels to the rack with a chain or cable not longer than six feet;

(C) The Planning Commission may approve alternate bicycle racks provided they are convenient and secure;

(e) Bicycle parking spaces must be at least six feet long and two feet wide. An aisle five feet wide for bicycle maneuvering must be provided;

(f) Areas set aside for required bicycle parking must be clearly marked and reserved for bicycle parking only;

(g) Covered Parking (Weather Protection).

(A) When required, covered bicycle parking shall be provided in one of the following ways: inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.

(B) Where required covered bicycle parking is not proposed to be located within a building or locker, the cover must be permanent and designed to protect the bicycle from rainfall and provide seven-foot minimum overhead clearance.

(C) Where required bicycle parking is provided in lockers, the lockers shall be securely anchored.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1175 §3 (A), 1993; Ord. 1483 §2 (Exh. 5), 2017; Ord. 1535 §1 (Exh. A), 2024.

New industrial, institutional and office developments requiring full site design review, including government offices, with 50 or more employee parking spaces, shall designate at least 10 percent of the parking spaces for carpool or vanpool parking. The carpool/vanpool spaces shall be clearly marked “reserved—carpool/vanpool only.” Carpool and vanpool parking spaces shall be located closer to the primary employee entrance than all other parking spaces with the exception of ADA parking spaces.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1175 §3 (B), 1993; Ord. 1535 §1 (Exh. A), 2024.

(1) Vehicular and pedestrian circulation standards shall apply to all land divisions and to all development that is subject to design review.

(2) Transportation Improvements Permitted Outright. Except where otherwise specifically regulated by this chapter, the following improvements are permitted outright:

(a) Normal operation, maintenance, repair, and preservation activities of existing transportation facilities.

(b) Installation of culverts, pathways, medians, fencing, guardrails, lighting, and similar types of improvements within the existing right-of-way, consistent with applicable standards.

(c) Landscaping as part of a transportation facility.

(d) Emergency measure necessary for the safety and protection of property.

(e) Acquisition of right-of-way for public roads, highways, and other transportation improvements designated in the transportation system plan.

(f) Construction of a street or road as part of an approved subdivision or land partition consistent with the applicable design standards for land divisions and property line adjustments.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1294 §1, 2000; Ord. 1483 §2 (Exh. 5), 2017.

Vehicular and pedestrian circulation facilities, including walkways, provisions for the handicapped, interior drives and parking as provided under GMC Chapter 17.48 (off-street parking and loading), shall be designated as follows:

(1) Impervious Surface. Provide for least amount of impervious surface necessary to adequately serve the type and intensity of proposed land uses within developments as well as providing adequate access for service vehicles.

(2) Traffic Separation. Provide when feasible, a separation of motor vehicular, bicycle and pedestrian traffic.

(3) Curbs and Sidewalks. Provide curbs, associated drainage, and sidewalks within the right-of-way or easement for public roads and streets.

(4) Traffic Volume Expansion. Provision shall be made to accommodate any increased volume of traffic resulting from the development consistent with GMC Section 17.50.050. If streets adjacent to or serving the site are inadequate, widening, dedication of property for future widening, or other street improvements may be required. The development shall be designed to minimize traffic volume increases on minor streets and underdeveloped streets.

(5) Handicapped Needs. Provide for the special needs of the handicapped such as wheelchair ramps and Braille signs.

(6) Pedestrian Circulation Standards. An on-site pedestrian circulation system shall be provided for new nonresidential and multi-family developments and for new buildings added to existing nonresidential and multi-family developments. The system may include sidewalks as part of the public rights-of-way, walkways, and multi-use paths. (Walkways only provide for pedestrian circulation; multi-use pathways accommodate pedestrians and bicycles.) The system shall comply with the following standards:

(a) The system shall connect all adjacent streets to the main entrances of nonresidential buildings and to unit and/or building entrances of multi-family developments;

(b) The system shall connect all buildings and other areas of the site, such as parking areas, bicycle parking, recreational areas, common outdoor areas and any pedestrian amenities;

(c) The system shall be hard-surfaced and constructed in accordance with the public works standards. For nonresidential development, the walkways shall be a minimum of six feet wide. For multi-family residential development, walkways shall be a minimum of five feet wide;

(d) The system and off-street parking and loading areas shall be designed to avoid, to the maximum extent possible, the system’s crossing off-street parking and loading areas. Where the system crosses driveways or off-street parking and loading areas, the system shall be clearly identifiable through the use of elevation changes, speed bumps, a different paving material or other similar method. Striping shall not fulfill this requirement;

(e) Where the system is parallel and adjacent to an auto travel lane, the system shall be a raised path or be separated from the auto travel lane by a raised curb, bollards, landscaping or other physical barrier. If a raised path is used, the ends of the raised portions shall be equipped with curb ramps;

(f) The system shall comply with the Americans with Disabilities Act (ADA);

(g) Walkways or multi-use paths shall be provided at or near midblock where the block length exceeds the length required by GMC Section 17.64.020. Multi-use paths shall also be provided where cul-de-sacs or dead-end streets are planned, to connect the ends of the streets together, to other streets, and/or to other developments, as applicable. Multi-use paths used to comply with these standards shall conform to all of the following criteria:

(A) Multi-use paths are required to be no less than 10 feet wide and located within a 20-foot-wide right-of-way or easement that allows access for emergency vehicles.

(B) The city may require landscaping within the pathway easement/right-of-way for screening and the privacy of adjoining properties.

(C) The Planning Commission may determine, based upon facts in the record, that a walkway or multi-use pathway is impracticable due to: physical or topographic conditions (e.g., freeways, railroads, extremely steep slopes, sensitive lands, and similar physical constraints); buildings or other existing development on adjacent properties that physically prevent a connection now or in the future, considering the potential for redevelopment; and sites where the provisions of recorded leases, easements, covenants, restrictions, or other agreements recorded as of the effective date of this code prohibit the pathway connection.

(7) Proposed new industrial, institutional, multi-family retail and office developments requiring full site design review that are adjacent to or incorporate transit streets shall provide transit improvements at any existing or planned transit stop located along the site’s frontage consistent with the transit operator’s adopted long-range plan.

(a) Transit facilities include bus stops, shelters, and related facilities. Required transit facility improvements may include the dedication of land or the provision of a public easement.

(b) Development shall provide reasonably direct pedestrian connections between building entrances and adjacent transit facilities and between buildings on the site and streets with adjoining transit stops.

(c) Improvements at Major Bus Stops. A proposed development that is adjacent to or includes an existing or planned major bus stop will be required to plan for access to the transit stop and provide for transit improvements, in consultation with TriMet and consistent with an agency adopted or approved plan at the time of development.

(A) Major bus stops are identified as part of the regional transit system and depicted in the Gladstone transportation system plan transit plan as “major bus stops.”

(B) Requirements apply where the subject parcel(s) or portions thereof are within 200 feet of a transit stop. Development requirements and improvements may include the following:

(i) Intersection or mid-block traffic management improvements to allow for pedestrian crossings at major transit stops.

(ii) Building placement within 20 feet of the transit stop, a transit street or an intersection street, or a pedestrian plaza at the stop or at street intersections.

(iii) Transit passenger landing pads accessible to disabled persons to transit agency standards.

(iv) An easement or dedication for a passenger shelter and an underground utility connection to a major transit stop if requested by TriMet.

(v) Lighting to TriMet standards.

(d) Any land divisions where further divisions are possible and multiple-family developments, community services uses, and commercial or industrial uses located on an existing or future planned frequent bus route shall meet the TriMet transit facility requirements. Applicants shall consult with TriMet to determine necessary transit facility improvements in conjunction with the proposed development. Proposals shall be consistent with the road crossing improvements that are identified in the transportation system plan on streets with existing or planned transit service.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1175 §5(A), 1993; Ord. 1175 §5(B), 1993; Ord. . 1294 §1, 2000; Ord. 1483 §2 (Exh. 5), 2017.

(1) The location, width and grade of streets shall be considered in their relation to existing and planned streets, to the topographical conditions, to public convenience and safety, and to the proposed use of land to be served by the streets. The street system shall assure an adequate traffic or circulation system with intersection angles, grades, tangents and curves appropriate for the traffic to be carried considering the terrain. Where location is now shown in a development plan, the arrangement of streets shall either:

(a) Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or

(b) Conform to a plan for the neighborhood approved or adopted by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.

(2) For new residential and mixed-use development on vacant land of five acres or more in the R-5, R-7.2, MR and C-2 zoning districts, street connections and access ways shall be provided as follows:

(a) Full street connections shall be provided at intervals that are consistent with the adopted transportation system plan for the identified street classification, except where prevented by topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers;

(b) Access ways for pedestrians, bicycles or emergency vehicles shall be provided on public easements or right-of-way where full street connections are not possible, with spacing between full streets or access way connections of not more than 330 feet, except where prevented by topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers;

(c) A variance to street spacing standards may be granted pursuant to GMC Chapter 17.72 if resources are present that are mapped on the Natural Resources Map, where street spacing can be achieved at a minimum of 800 feet and no greater than 1,200 feet. Where habitat quality or the length of the crossing required prevents a full street connection, an exception to the street spacing standards may be granted, pursuant to GMC Chapter 17.72.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1294 §1, 2000; Ord. 1483 §2 (Exh. 5), 2017.

The design and improvement of streets within a development and streets adjacent but only partially within the development shall comply with improvement specifications adopted pursuant to GMC Section 17.42.030 and with the following standards:

(1) Right-of-Way and Roadway Widths.

(a) Minimum right-of-way and roadway widths shall conform to the standards found in Table 16 of the Gladstone transportation system plan, consistent with a street’s functional classification.

(b) The street cross-sections found in the Gladstone transportation system plan may be modified to accommodate alternative stormwater management methods subject to the approval of the Public Works Supervisor. The Public Works Supervisor may require modification of the typical cross section to accommodate alternative stormwater management methods when associated with development proposals. Such modifications may be applied as conditions of development approval.

(2) Alignment. All streets other than minor streets or cul-de-sacs, as far as practical, shall be in alignment with existing streets by continuations of the center lines thereof. The staggering of street alignments resulting in T intersections shall, wherever practical, leave a minimum distance of two hundred feet between the center lines of streets having approximately the same direction and otherwise shall not be less than 100 feet.

(3) Future Extension of Streets. Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall be extended to the boundary of the subdivision. The point where the streets temporarily end shall conform to the standards below:

(a) Extended streets or street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets when the adjoining property is developed.

(b) A barricade (e.g., fence, bollards, boulders, or similar vehicle barrier) shall be constructed at the end of the street by the subdivider and shall not be removed until authorized by the city or other applicable agency with jurisdiction over the street.

(c) Temporary turnarounds (e.g., hammerhead or bulb-shaped configuration) shall be constructed for stub streets over 150 feet in length.

(d) Temporary turnarounds shall be formed as an easement and will not affect building setback lines. The removal of a temporary turnaround shall occur when the street is extended and shall be paid for by the person extending the street. Reserve strips (street plugs) may be required to preserve the objectives of street extensions.

(e) In the case of dead-end stub streets that will connect to streets on adjacent sites in the future, notification that the street is planned for future extension shall be posted on the stub street until the street is extended and shall inform the public that the dead-end street may be extended in the future.

(4) Reserve Strips. Reserve strips or street plugs controlling the access to streets will not be approved unless necessary for the protection of the public welfare or of substantial property rights and in these cases they may be required. The control and disposal of the land composing such strips shall be placed within the jurisdiction of the city under conditions approved by the Planning Commission.

(5) Intersection Angles. Streets shall be laid out to intersect at angles as near to right angles as practical, except where topography requires lesser angles, but in no case less than 60° unless a special intersection design is approved. Streets shall have at least 50 feet of tangent adjacent to intersections unless topography requires lesser distances. Intersections which are not at right angles shall have minimum corner radii of 15 feet along right-of-way lines which form acute angles. Right-of-way lines at intersections with arterial streets shall have minimum curb radii of not less than 35 feet. Other street intersections shall have curb radii of not less than 20 feet. All radii shall maintain a uniform width between the roadway and the right-of-way lines. Ordinarily, the intersection of more than two streets at any one time will not be allowed.

(6) Existing Streets. Whenever existing streets adjacent to or within a tract are of inadequate widths, additional right-of-way shall be provided at the time of development.

(7) Cul-de-sacs and Hammerheads. The use of cul-de-sac designs and closed-end street systems shall be limited to situations where topography, existing development, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent full street extensions. If cul-de-sacs are used, they shall be as short as possible and shall have maximum lengths of 200 feet except where topography, existing development, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent full street extensions. Closed-end street systems shall serve no more than 25 single-family dwellings and terminate with adequate vehicle turnaround.

(8) Street Names. No street names shall be used which will duplicate or be confused with the names of existing streets. Street names and numbers shall conform to the established pattern in or near the city and shall be subject to the approval of the Planning Commission.

(9) Grades and Curves. Grades shall not exceed 10 percent on major or minor arterials, 15 percent on connector streets, or twenty percent on any other street unless specifically approved. In fault areas, finished street grades shall have a minimum slope of 0.5 percent. Center line radii of curves shall not be less than 300 feet on major arterials, 200 feet on minor arterials, or 100 feet on other streets. On arterials there shall be a tangent of not less than 100 feet between reversed curves.

(10) Marginal Access Streets. Where a land division abuts or contains an existing or proposed arterial street, the Planning Commission may require marginal access streets, reverse frontage lots with suitable depth, screen planting contained in a nonaccess reservation along the rear or side property line, or such other treatment as may be necessary for adequate protection of residential properties and for separation of through and local traffic.

(11) Alleys. Alleys may be provided in commercial and industrial districts unless other permanent provisions for access to off-street parking and loading facilities are made as approved by the Planning Commission. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have radii of not less than 10 feet.

(12) Private Streets. Private streets may serve development where a finding can be made that such streets are of adequate width, alignment, grade and restricted length to afford the same degree of public safety as public streets and that extension of the public street system is impractical due to lot size or shape, topography, the location of existing structures to be retained or other similar circumstances and where no more than six dwelling units will take access from the private streets. In no case shall a private street be less than 20 feet in width. Greater width may be required where necessary to provide for public safety, accommodate traffic volume, or provide for underground utilities. A street maintenance agreement, acceptable to the city and duly recorded, shall be required.

(13) Painting of Curbs and Sidewalks. Except where required for safety purposes or for the identification of house numbers, painting of curbs and sidewalks is prohibited. All such painting must be approved by the city.

(14) Curbs and Driveways. Curb cuts and driveway installations shall be installed, according to city standards.

(15) Sidewalks. Sidewalks shall be installed on both sides of a public street and at any special pedestrian way within a development. The Planning Commission may approve a development with sidewalks on one side only of a local street if special site conditions exist or if alternative pedestrian routes are available, or if the proposed sidewalk is not likely to become part of a complete pedestrian route in the foreseeable future.

(16) Bicycle and Pedestrian Routes. Bicycle/pedestrian routes shall be required when consistent with Map 5 of the comprehensive plan and when necessary to provide a system of interconnecting walkways and safe, convenient access to a transit stop for a school, park, church, day care center, library, commercial center, community center or similar facility. Separate bicycle/pedestrian ways not located in a street right-of-way shall include a 10-foot wide paved surface within a 12-foot wide right-of-way, unless conditions warrant otherwise and shall be illuminated as required in GMC Section 17.44.020(6).

(17) Street Signs. Street name signs shall be installed at all street intersections. Specifications for signs shall be submitted and approved prior to their erection.

(18) Street Lights. Street lights shall be installed and shall be served from an underground source of supply.

(19) Storm Sewers. Catch basins shall be installed and connected to drainage tile leading to storm sewers or drainage ways.

(20) Monuments. Upon completion of street improvements, monuments shall be reestablished and protected in monument boxes at every street intersection and all points of curvature and points of tangency of street center lines. Elevation bench marks shall be established at each street intersection monument with elevations to U.S. Geological Survey datum. All lot corners will be marked by a metal rod.

Statutory Reference: ORS Chs. 197 and 227.

History: Ord. 1131 §2, 1990; Ord. 1175 §1, 1993; Ord. 1175 §5 (C), 1993; Ord. 1213 §2, 1995; Ord. 1294 §1, 2000; Ord. 1483 §2 (Exh. 5), 2017.

(1) Purpose. The purpose of this section is to implement Sections 660-012-0045(2)(b) and 660-012-0045(2)(e) of the State Transportation Planning Rule (TPR), which require the city to adopt performance standards and a process to apply conditions to land use proposals in order to minimize impacts on and protect transportation facilities. This section establishes requirements for when a traffic impact analysis (TIA) must be prepared and submitted; the analysis methods and content involved in a TIA; criteria used to review the TIA; and authority to attach conditions of approval to minimize the impacts of the proposal on transportation facilities.

This section refers to the TSP for performance standards for transportation facilities as well as for projects that may need to be constructed as mitigation measures for a proposal’s projected impacts. This section also relies on the Gladstone Public Works Design Standards and Gladstone Public Works Standard Construction Specifications to provide street design standards and construction specifications for improvements and projects that may be constructed as part of the proposal and mitigation measures approved for the proposal.

(2) Applicability.

(a) Traffic Impact Analysis (TIA). A TIA shall be submitted to the city with a land use application at the request of the city Public Works Supervisor or if the proposal is expected to involve one or more of the following:

(A) An amendment to the Gladstone comprehensive plan or zoning map.

(B) ODOT requires a TIA in conjunction with a requested approach road permit, as specified in OAR 734-051-3030(4).

(C) The proposal generates 25 p.m. peak hour trips or more on the local transportation system.

(D) The location of an existing or proposed access driveway does not meet minimum spacing or sight distance requirements.

(E) A change in internal traffic patterns that may cause safety problems, such as back up onto the highway or traffic crashes in the approach area.

(b) Traffic Assessment Letter (TAL). A TAL shall be submitted to the city with a land use application if the provisions of subsection (2)(a) of this section do not apply. The city Public Works Supervisor may waive this requirement. The applicant’s traffic engineer shall submit a TAL to the city demonstrating that the proposed land use action is exempt from the TIA requirements. The letter shall outline the trip-generating characteristics of the proposed land use and verify that the site-access driveways or roadways meet Gladstone standards and that adequate sight distance is provided.

(3) Requirements. The following are typical requirements that may be modified in coordination with Public Works staff based on the specific application:

(a) Pre-Application Conference. The applicant shall meet with the Public Works Supervisor prior to submitting an application that requires a TIA. This meeting will be coordinated with Clackamas County and ODOT when an approach road to a county road or Highway 99E serves the property, so that the TIA will meet the requirements of all relevant agencies.

(b) Preparation. The TIA shall be prepared by an Oregon registered professional engineer qualified to perform traffic engineering analysis and will be paid for by the applicant.

(c) Typical Average Daily Trips and Peak Hour Trips. The latest edition of the Trip Generation Manual, published by the Institute of Transportation Engineers (ITE), shall be used to gauge p.m. peak hour vehicle trips, unless a specific trip generation study that is approved by the city Public Works Supervisor indicates an alternative trip generation rate is appropriate.

(d) Intersection-Level Analysis. Intersection-level analysis shall be determined based on the methodologies identified in the Highway Capacity Manual (HCM).

(e) Transportation Planning Rule Compliance. The requirements of OAR 660-012-0060 shall apply to those land use actions that significantly affect the transportation system, as defined by the Transportation Planning Rule.

(4) Study Area. The following facilities shall be included in the study area for all TIAs:

(a) All site-access points and intersections (signalized and unsignalized) adjacent to the proposed development site. If the site fronts an arterial or collector street, the analysis shall address all intersections and driveways along the site frontage and within the access spacing distances extending out from the boundary of the site frontage.

(b) Roads, streets, and accessways through and adjacent to the site.

(c) All intersections where the analysis shows that 10 percent or more of an approach volume can be expected to result from the development.

(d) In addition to these requirements, the city Public Works Supervisor may require analysis of any additional intersections or roadway links that are deemed necessary to address safety or operational concerns in proximity to the site.

(5) Analysis Periods. To adequately assess the impacts of a proposed land use action, the following study periods, or horizon years, should be addressed in the transportation impact analysis where applicable:

(a) Existing year.

(b) Background Conditions in Project Completion Year. The conditions in the year in which the proposed land use action will be completed and occupied, but without the expected traffic from the proposed land use action. This analysis should account for all city-approved developments that are expected to be fully built out in the proposed land use action horizon year, as well as all planned transportation system improvements.

(c) Full Build-Out Conditions in Project Completion Year. The background condition plus traffic from the proposed land use action assuming full build-out and occupancy.

(d) Phased Years of Completion. If the project involves construction or occupancy in phases, the applicant shall assess the expected roadway and intersection conditions resulting from major development phases. Phased years of analysis will be determined in coordination with city staff.

(e) Twenty-Year or TSP Horizon Year. For comprehensive plan amendments or zoning map amendments, the applicant shall assess the expected future roadway, intersection, and land use conditions as compared to approved comprehensive planning documents.

(6) Approval Criteria. When a TIA is required, a proposal is subject to the following criteria, in addition to all criteria otherwise applicable to the underlying land use proposal:

(a) The analysis complies with the requirements of GMC Section 17.50.020(4);

(b) The analysis demonstrates that adequate transportation facilities exist to serve the proposed development or identifies mitigation measures in a manner that is satisfactory to the city Public Works Supervisor or the Planning Commission when applicable, and, when county or state highway facilities are affected, to Clackamas County and ODOT;

(c) For affected nonhighway facilities, the TIA demonstrates that applicable performance standards established in the adopted transportation system plan have been met;

(d) Proposed public improvements are designed and will be constructed to the street standards specified in transportation system plan and the Gladstone Public Works Design Standards and Gladstone Public Works Standard Construction Specifications.

(7) Conditions of Approval. The city may deny, approve, or approve a development proposal with conditions needed to ensure transportation safety and operations standards and provide the necessary right-of-way and improvements to ensure consistency with the future planned transportation system. Improvements required as a condition of development approval, when not voluntarily provided by the applicant, shall be roughly proportional to the impact of the development on transportation facilities. Findings in the development approval shall indicate how the required improvements are directly related to and are roughly proportional to the impact of development.

History: Ord. 1483 §2 (Exh. 5), 2017.

(1) This chapter’s provisions are intended to maintain a safe and pleasing environment for Gladstone by regulating the size, height, number, location, type, structure, design, lighting, and maintenance of signs. More specifically, this chapter intends to achieve the following objectives:

(a) To insure that the design, construction, installation and maintenance of signs does not compromise public safety;

(b) To promote positive conditions for meeting sign user’s needs while ensuring that nuisances are avoided to nearby properties;

(c) To support the desired character and development patterns of the city; and

(d) To allow for a reasonable amount of signs while preventing signs from dominating the visual appearance of any area of the city.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) While the provisions of this chapter regulate the size, height, number, location, type, structure, design, lighting, and maintenance of signs, they are not intended to restrict, limit or control a sign’s content, to the extent prohibited by law.

(2) Unless otherwise stated or limited herein, this chapter regulates all related elements of a sign, including a sign’s face or display area, structure, supports, braces, guys and anchors.

(3) The provisions of this chapter are in addition to any other relevant provisions under state or federal law.

(4) For the office park (OP) zoning district, where the standards of this chapter conflict with the sign standards in the OP district, the standards of the OP district will apply.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

No sign may be placed, constructed, erected, displayed or modified unless it conforms to this chapter’s regulations. This chapter is structured to grant permission to erect specified types of signs under specific standards, and does not allow for the erection of a sign not specifically permitted herein.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) Permit required. Unless exempted under this chapter, a permit is required to place, construct, erect, display or modify a sign.

(2) Review process. The City Administrator or designee will review applications for sign permits for compliance with this chapter unless otherwise stated in this chapter. The City Administrator’s decision will be rendered in accordance with Ch. 17.94 and may be appealed in accordance with Ch. 17.92.

(3) Structural Code compliance. A sign must comply with the applicable provisions of the State of Oregon Structural Specialty Code and any related or similar provisions adopted by the city, unless such compliance is modified by this chapter.

(4) Sign clearance. A minimum clearance of eight feet above sidewalks and 15 feet above driveways must be provided under a freestanding sign.

(5) Vision and sight consideration. A sign must be situated in a manner so as not to adversely affect public safety. Compliance with the city’s regulations regarding clear vision is required.

(6) Blanketing. A sign must not be situated in a manner that results in the blanketing or obfuscation of an existing sign on an adjacent property.

(7) Illuminated signs and electric elements.

(a) A sign illuminated in any manner must shield, deflect or otherwise prevent the light illuminating the sign from shining into or onto a neighboring property or impair the vision of any vehicle operator;

(b) No sign or illuminating device associated with a sign may have blinking, flashing or fluttering lights, except as otherwise allowed under this chapter;

(c) No sign or illuminating device associated with a sign may be used in a manner that may be confused with or construed to be traffic signals, traffic control devices, or lights on emergency vehicles;

(d) Except as otherwise provided in this chapter, an illuminated sign cannot be located closer than 25 feet to a lot in a residential zoning district;

(e) The light intensity of an illuminated sign or illuminating device associated with a sign must conform to the accepted standards of the sign industry, as provided by the Oregon Electric Sign Association;

(f) A sign containing any electrical components or elements, or illuminated by electrical lighting must be approved under the National Electric Code, as modified by Oregon’s regulations, and any related or similar provisions adopted by the city;

(g) An illuminated sign or illuminating device associated with a sign requiring an electric power source must use an Oregon-approved power outlet;

(h) As used in this chapter:

(A) A “directly” illuminated sign means a sign with exposed lighting or neon tubes on the sign’s face, and includes a sign where the message or image is created by light projected onto a surface.

(B) An “indirectly” illuminated sign means a sign with light source that is separate from the sign face and is directed to shine onto the sign.

(C) An “internally” illuminated sign means a sign where the light source is not exposed and is concealed within the sign.

(8) Moving signs. Except as otherwise allowed under this chapter, a sign must remain in a static state, and cannot be designed to rotate, flutter or appear to move.

(9) Maintenance and hazards.

(a) A sign must be in good repair and maintained in a neat, attractive and safe condition, and no sign may be used or situated in a manner that creates a hazard to the public.

(b) Failure to use a sign’s copy area for a period of more than 12 consecutive months will constitute a discontinuance of the sign’s use and may be declared a nuisance by the city.

(10) Nonconforming signs. A sign that lawfully exists at the time this chapter or any amendment thereto becomes effective, but does not conform to this chapter’s standards, may only be altered if:

(a) The alteration does not increase a sign’s nonconformity with this chapter’s standards; and

(b) The alteration is reviewed under this chapter.

(c) Nonconforming government owned or maintained signs may be altered to the extent of their existing nonconformity notwithstanding this chapter’s standards.

(11) Setbacks.

(a) Unless otherwise stated herein, the minimum setback for a sign with a sign face of 24 square feet or less in area is one-half of the minimum setback required in the zoning district in which the sign is located. If no setback exists, the sign must be located in an area that ensures it does not compromise public safety, as determined by the City Administrator or designee.

(b) Unless otherwise stated herein, the minimum setback for a sign with a sign face greater than 24 square feet in area is the same as the minimum setback required in the zoning district in which the sign is located. If no setback exists, the sign must be located in an area that ensures it does not compromise public safety, as determined by the City Administrator or designee.

(12) Area calculation.

(a) Unless otherwise stated herein, the sign face area limitations established by this chapter will apply on a per-side basis. Every sign is limited to a maximum of two sides.

(b) Sides may be of no greater area than that necessary to provide a frame or support structure to the sign face.

(c) For signs that are allowed a maximum area of 24 square feet or more:

(A) Sides cannot exceed the maximum area standard by more than one foot in width, unless the applicant demonstrates to the City Administrator’s satisfaction that a greater width is necessary to provide adequate support for the sign faces; and

(B) Two support poles may be excluded from the area calculation provided that the caliper of any pole does not exceed one foot, unless the applicant demonstrates to the City Administrator’s satisfaction that a greater caliper is necessary to provide adequate support for the sign.

(d) For signs required to have a maximum area of less than 24 square feet:

(A) Sides cannot exceed the maximum area standard by more than six inches in width, unless the applicant demonstrates to the City Administrator’s satisfaction that a greater width is necessary to provide adequate support for the sign faces; and

(B) One support pole may be excluded from the area calculation provided that the caliper of any pole does not exceed six inches, unless the applicant demonstrates to the City Administrator’s satisfaction that a greater caliper is necessary to provide adequate support for the sign.

(e) Support structures excluded from the area calculation may only contain copy or graphics to the extent that such markings are placed on the support structures by the structures’ manufacturer.

(f) Requests to allow sides to exceed the maximum widths or to allow support poles to exceed the maximum calipers established herein will be reviewed pursuant to the GMC’s design review standards. In no event may a side exceed a maximum width by more than two feet, or may a caliper be larger than two feet.

(13) Definitions.

(a) “Electronic message center sign” is a sign whose informational content can be changed or altered by electronic means and whose message is typically delivered through the use of LED lights.

(b) “Freestanding sign” is a ground or pole mounted sign not attached to a building, but does not include a portable A-frame sign.

(c) “On-building sign” is a sign attached to any part of a building.

(d) “Portable A-frame sign” or “A-frame” is a sign with two sides, the frame or support structure of which is hinged or connected at the top of the sign in such a manner that the sign is easily moved and erected.

(e) “Temporary sign” is a sign that historically advertised events of a limited duration, such as political campaigns, real estate sales, special sales, etc. As opposed to other signs permitted under this chapter, temporary signs cannot be displayed permanently. For this chapter’s purposes, a temporary sign may be a freestanding or on¦building sign, but cannot be an A-frame sign.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) The following signs do not require a sign permit, but must otherwise conform to this chapter’s standards except as otherwise stated below:

(a) A sign with a sign face area of two square feet or less;

(b) Government owned or maintained signs in the public right-of-way (such signs are not subject to this chapter’s limitations on sign size, number, or location and they may be permanent or temporary at the discretion of the owner notwithstanding this chapter’s standards governing temporary signs);

(c) A sign in an open space district;

(d) Temporary signs;

(e) A-frame signs in residential districts.

(2) This chapter does not regulate the following signs:

(a) Dispensers, such as beverage, newspaper and recycling machines;

(b) A sign required by local, state or federal law or regulation, such as, but not limited to, building and address numbers, street signs, and public notices;

(c) A sign not oriented towards or intended to be legible from a right-of-way, private road or other private property, unless otherwise regulated herein.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) This section is provided for the benefit of sign applicants and for the administration of this chapter. However, this section must be read consistently with Section 17.52.030. As such, because a specific type of sign is not listed as prohibited does not mean that it is allowed. The following is a non-exclusive list of signs that are prohibited in the city:

(a) A sign that obstructs the vision clearance of a right-of-way or driveway intersection;

(b) A sign affixed to or placed on a roof, or an on-building sign extending above the roofline of the building on which it is located;

(c) A sign that obstructs ingress or egress through a door, window, fire escape, standpipe or any similar facility required or designated for safety or emergency use;

(d) A sign in the public right-of-way, other than government owned or maintained signs, unless otherwise specifically allowed herein;

(e) Strobe lights;

(f) A sign affixed to or placed upon a tree;

(g) A sign affixed to a utility pole, unless the owner of the pole approves of the sign in writing and the sign is otherwise specifically allowed herein.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) Freestanding signs. Freestanding signs are allowed in commercial and industrial zones.

(a) Number. One freestanding sign is allowed for a development or complex, even when more than one tax lot or ownership is included in the development. A second freestanding sign is permitted in the following cases:

(A) If the development has a public vehicular access point on each of two or more streets, and two freestanding signs are desired, each must be located at access points on different streets; or

(B) The development has more than 300 feet of continuous frontage on a major arterial. In this instance, the combined sign face area of the two freestanding signs cannot exceed the area allowed under subsection (1)(c)(B).

(C) Regardless of whether a development qualifies under subsections (1)(a)(A) and (1)(a)(B) above, no more than two freestanding signs will be permitted.

(b) Height.

(A) Pole signs: The maximum height of a freestanding pole sign is 20 feet from the ground.

(B) Monument signs: The maximum height of a monument sign is five feet from the ground.

(c) Area. The maximum sign face area for a freestanding sign is 40 square feet. The maximum sign face area for a freestanding sign may be exceeded only in the following instances:

(A) The applicant demonstrates that an increased sign face area is warranted due to one or more of the following factors. Under this subsection, the maximum sign face area cannot exceed 60 square feet.

(i) The development upon which the sign will be placed is significantly larger than other developments in the city;

(ii) The sign will be constructed of wood, brick or stone, or a combination of the same, and illuminated indirectly;

(iii) An electronic message sign or other changeable text copy sign will be included, as permitted by this chapter.

(B) The property has frontage on a major arterial, in which case the sign face area may be one-half of a square foot per lineal foot of major arterial frontage. Regardless of total frontage, the maximum sign face area under this subsection cannot exceed 200 square feet.

(d) Illumination. A freestanding sign may be internally or indirectly illuminated consistent with this chapter’s standards regarding the illumination of signs.

(2) On-building signs. On-building signs are allowed in commercial and industrial zones.

(a) Number. The maximum on-building sign face area may be distributed among any number of signs.

(b) Area. The maximum on-building sign area is calculated as follows:

(A) If no freestanding sign exists for a development, the maximum on-building sign face area for each tenant of that development is one and one-half square feet per lineal foot of the tenant’s primary building wall.

(B) If a freestanding sign exists for a development, the maximum on-building sign face area for each tenant of that development is one square foot per lineal foot of the tenant’s primary building wall.

(C) Each tenant is allowed a minimum of 32 square feet of on-building sign face area.

(D) No individual on-building sign may exceed 200 square feet in sign face area.

(c) Wall graphics. The use of external walls for graphics, artwork or other displays shall be subject to this chapter’s limitations for on-building signs.

(d) Illumination. An on-building sign may be internally or indirectly illuminated consistent with this chapter’s standards regarding the illumination of signs.

(e) Alternative to on-building sign. A monument sign within a development is permitted as an alternative to an on-building sign provided the monument sign:

(A) Is located in front of the building with which it is associated;

(B) Does not exceed 12 square feet in total area;

(C) Does not exceed five feet in height; and

(D) Uses materials and colors that are the same, or substantially the same, as those used on the building associated with the sign.

(E) A monument sign meeting the standards of this subsection is permitted in addition to any freestanding sign otherwise permitted by this chapter.

(3) Changeable copy signs. Electronic message center signs or manually changeable copy signs (a.k.a. “readerboards”), may be incorporated into a freestanding or on-building sign subject to the following provisions.

(a) Number. Only one such sign is allowed in a development.

(b) Area. Such a sign will be included in the maximum area allowed for a freestanding or on-building sign.

(A) An electronic message center sign cannot comprise more than 30% of the sign’s area of which it is a part.

(B) A manually changeable copy sign cannot comprise more than 80% of the sign’s area of which it is a part.

(c) Design. A changeable copy sign must be integrated into the design of the freestanding or on-building sign of which it is a part.

(d) Duration. If an electronic message center sign displays a segmented message, the entire message must be completed within 10 seconds.

(e) Integration required. A changeable copy sign will only be permitted if it is part of a freestanding or on¦building sign. This subsection does not allow for such signs to be displayed independent of a freestanding or on¦building sign.

(4) Portable A-frame signs. Portable A-frame signs are allowed in commercial and industrial zones.

(a) Number. One A-frame sign is allowed per business. If no business exists on a parcel of property, then one A-frame sign is allowed for that property. If a business or property, as relevant, uses an A-frame sign, then a temporary sign under Section 17.52.100 cannot be erected.

(b) Location. An A-frame sign must be located within a property’s setback, or within another commercially or industrially zoned business’s setback, except as provided below.

(A) If the sign is located on another commercially or industrially zoned property, the sign owner must obtain written consent from the business’s owner, or from the property’s owner if no business exists on the property. As only one A-frame sign is allowed per business or property, as relevant, this consent must also explicitly waive the owner’s right to an additional A-frame sign.

(B) For properties without setbacks, or for properties that directly abut a sidewalk, the sign cannot impede pedestrian access along the business’s frontage. A sign placed on or near a sidewalk must allow for at least five feet of unobstructed sidewalk width.

(C) An A-frame sign cannot be placed within a roadway, or in medians, traffic islands or any other area within a roadway. Any sign so placed constitutes a safety hazard and may be removed by the city.

(c) Height. The maximum height of an A-frame sign is four feet.

(d) Area. The maximum sign face area for an A-frame sign is six square feet per side.

(e) Duration. A-frame signs may be displayed permanently, and may be displayed when a business is closed.

(f) Business license. After initial issuance of a permit for an A-frame sign, the permit will be renewed contemporaneously with business license renewal on an annual basis.

(A) The City Administrator or designee will provide a permit form to be completed by and issued to the sign’s owner prior to the owner’s use of an A-frame sign. The form will include an acknowledgement by the sign’s owner of the city’s rules regarding A-frame signs, describe the precise location of the sign, and include other information necessary to ensure compliance with the city’s sign code.

(B) If an A-frame sign owner’s business license expires or is otherwise rendered invalid, the owner’s use of its A-frame sign is prohibited until a new business license is issued.

(C) A business cannot obtain more than one business license in order to have more than one A-frame sign.

(5) Other signs in commercial and industrial districts. Signs under this subsection are allowed within commercial and industrial zones. Signs allowed under this subsection are in addition to other signs permitted under this chapter.

(a) Internal sign.

(A) Location. An internal sign must be directed at visitors who have entered a given development, and not be directed to traffic passing by the development. To that end, the minimum setback for an internal sign is two times the minimum setback required in the zoning district in which the internal sign is located, or at another location that ensures the sign is only directed at visitors of a development, as determined by the City Administrator or designee. An internal sign traditionally identifies tenants or destinations within a development and directs traffic to such tenants or destinations.

(B) Area. The maximum area allowed for an internal sign is 40 square feet.

(C) Number. A development may have no more than four internal signs, and the total aggregate area for all such signs cannot exceed 40 square feet.

(D) Height. An internal sign cannot exceed five feet in height.

(E) Sight distance. An internal sign cannot obscure sight distance for on-site traffic.

(b) External sign.

(A) Location. As opposed to an internal sign, an external sign may only be directed at traffic passing by or leaving a development. To that end, the setback for an external sign is one-half of the minimum setback required in the zoning district in which the external sign is located, or at another location that ensures the sign is only directed at traffic passing by or leaving a development, as determined by the City Administrator or designee. An external sign traditionally directs traffic to or from a given development.

(B) Area. The maximum area allowed for an external sign is three square feet.

(C) Number. A development may have two external signs per frontage.

(D) Height. An external sign cannot exceed four feet in height.

(E) Clear vision. An external sign must comply with all corner vision and clear vision requirements.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) Signs in open space districts are limited to government owned or maintained signs.

(2) Number. One sign is allowed for each parcel or lot zoned open space.

(3) Height. The maximum height of a sign in an open space district is six feet.

(4) Area. The maximum area of a sign in an open space district is 40 square feet.

(5) Illumination. A sign in an open space district may be internally or indirectly illuminated consistent with this chapter’s standards regarding the illumination of signs.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) Number. One permanent sign is allowed for each parcel or lot zoned residential.

(2) Type. The sign must be located inside the dwelling, located flat against the dwelling or located no further than four feet from a residence’s footprint.

(3) Area. The maximum area of a permanent sign in a residential district is two square feet.

(4) Multifamily or residential subdivision standards.

(a) Area. The maximum area of a multifamily or subdivision sign is 32 square feet.

(b) Number and type. One freestanding sign is allowed for a subdivision development or a multifamily complex, even if more than one tax lot or ownership is included in the development, except as follows:

(A) If a development has more than one access point, one additional sign may be located at a major public access point located on a different public road.

(B) In the case of subsection (A) above, neither sign may exceed 32 square feet in area.

(C) Individual properties within a subdivision are allowed a sign in accordance with subsections (1) through (3), above.

(c) Height. The maximum height of a multifamily or subdivision sign is five feet.

(5) Commercial and institutional use standards. The following standards apply to commercial uses approved as conditional uses in residential zones and to institutional uses that are nonconforming uses or that are approved as conditional uses in residential zones.

(a) Number. Only one sign is allowed for a development or complex, even if more than one tax lot or ownership is included in the development, except as follows:

(A) If a development has more than one access point, one additional sign may be located at a major public access point located on a different public road.

(b) Type. The sign may be freestanding or on-building.

(c) Area. The maximum sign face area is 32 square feet.

(d) Height. The maximum height for a freestanding sign is five feet, except for changeable copy signs, as provided below.

(e) Setbacks. A freestanding sign must comply with the minimum side and rear setbacks of the zoning district in which it is located. A freestanding sign may be located within the required front and street side setback areas.

(f) Changeable copy signs. In addition to the sign allowed under subsection (5)(a), a church or school may have one freestanding or on-building changeable copy sign.

(A) Such a sign may be internally or indirectly illuminated, but cannot be an electronic message center sign.

(B) Such a sign’s maximum sign face area is 32 square feet.

(g) Other standards. Signs approved under this subsection are not subject to Section 17.52.040(7)(d).

(6) Portable A-frame standards.

(a) Number. One A-frame sign is allowed per lot or parcel.

(b) Location. An A-frame sign must be located within a property’s setback. If the person responsible for the sign wants to locate the sign on another residentially zoned property, that person must obtain written consent from the owner of the property upon which the sign is to be placed.

(c) Height. The maximum height of an A-frame sign is four feet.

(d) Area. The maximum sign face area for an A-frame sign is six square feet.

(e) Duration. A-frame signs in residential districts are only allowed to be displayed as follows:

(A) From dusk on Fridays to dusk on Sundays; and

(B) From 10:00 a.m. to 2:00 p.m. on one weekday between Monday and Thursday.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

(1) Temporary signs are allowed in addition to any permanent sign permitted under this chapter, except as otherwise stated below.

(2) Number. One freestanding or on-building temporary sign is allowed per lot or parcel, except as otherwise stated below.

(3) Height. The maximum height of a freestanding temporary sign is six feet. No on-building temporary sign may extend above the roofline of the building on which it is located.

(4) Area.

(a) The maximum area of a temporary sign in a commercial or industrial zone is 32 square feet.

(b) The maximum area of a temporary sign in a residential zone is 16 square feet.

(A) A residentially zoned lot or parcel may have two temporary signs, so long as the total combined area of the two signs does not exceed 16 square feet.

(5) Anchoring. Temporary signs must be situated in a manner that prevents the sign from being blown from its location, while allowing the prompt removal of the sign.

(6) Duration. A temporary sign may only be displayed for 180 days total in any calendar year for each lot or parcel, or only until the event associated with the sign has ended, whichever is earlier.

(7) Setbacks. The minimum setbacks for a temporary sign shall be one-half of the minimum setback requirements of the zoning district in which the sign is located. If no setback exists, the sign must be located in an area that ensures it does not compromise public safety, as determined by the City Administrator or designee.

(8) Additional temporary sign standards for commercial and industrial districts.

(a) Temporary signs may be displayed during hours of operation only.

(b) No temporary sign is allowed for any development or complex that has a changeable copy sign incorporated into a permanent sign.

Statutory Reference: ORS Chs. 197, 227 and 377.

History: Ord. 1364, 2005; Ord. 1454 §1, 2015.

The purpose of this chapter is to protect the health, safety, property and welfare of the public; to provide a neat, clean, orderly and attractive community appearance; to provide for the safe and proper location, erection and maintenance of billboards; to prevent the proliferation of billboards; to minimize to the greatest extent possible the visual distractions, and their resultant dangers, associated with billboards to travelers on public highways and other rights-of-way; and to achieve this purpose consistent with speech guarantees under the state and federal constitution.

Statutory Reference: ORS

History: Ord. 1350, 2004.

As used in this chapter, except when the context indicates otherwise, the following words and phrases have the following meanings:

(1) “Billboard” means a sign with any sign face exceeding 200 square feet in area.

(2) “City Administrator” or “Administrator” means the Gladstone City Administrator or the Administrator’s designee.

(3) “I-205 corridor” means the portion of the city abutting Interstate 205. The precise location of the I-205 corridor is delineated in Exhibit A, which is attached to the ordinance codified in this chapter and incorporated herein by reference. The I-205 corridor is a static boundary, and shall not be expanded or enlarged unless specifically authorized by the City Council.

(4) “Public right-of-way” means an area dedicated or deeded to the public for public use and under the control of a public agency, including, but not limited to, highways, public streets, bike paths, alleys and sidewalks, whether improved or unimproved.

(5) “Sign” means any writing, video projection, pictorial representation, illustration, decoration (including any material used to differentiate sign copy from its background), emblem, symbol, design, trademark, banner, flag, pennant, balloon, streamer, spinner, ribbon, sculpture, statue, or any other figure or character that:

(a) Is a structure or any part thereof (including a building’s roof or wall); or

(b) Is written, printed, projected, painted, constructed, transmitted or otherwise placed or displayed upon or designed into a structure or an outdoor screen or monitor, or a board, plate, canopy, awning, marquee, or a vehicle, or upon any material object or device; and

(c) By reason of its form, color, wording, symbol, design, or illustration, attracts or is designed to attract attention and communicate a message.

(6) “Sign face” means the sum of the surfaces of a sign as seen from one plane or elevation included within the outer dimensions of the sign board, frame or cabinet.

(7) “Tri-vision sign” means a sign that contains display surfaces composed of a series of three-sided rotating slates arranged side by side, either horizontally or vertically, that are rotated by a mechanical process, capable of displaying a total of no more than three separate and distinct messages, on message at a time. The rotation from one message to another message must be no more frequent than every eight seconds and the actual rotation process must be accomplished in four seconds or less.

Statutory Reference: ORS

History: Ord. 1350, 2004.

(1) An application for billboard permit approval must be made on city approved forms. All information requested from an applicant must be provided. Payment of the permit fee set by resolution must accompany all complete applications.

(2) An application for a billboard permit must specify the location of the proposed billboard.

(3) A billboard permit applicant must demonstrate that the applicant owns, leases or otherwise has authority over the location of the billboard.

(4) The Administrator may request any additional information reasonably deemed necessary to complete a review of the application.

(5) The Administrator will issue or deny the billboard permit within 60 days of receiving a complete application meeting the requirements of this section.

(6) If the applicant demonstrates that the proposed billboard conforms to this Chapter’s requirements, the Administrator will issue the billboard permit.

(7) Only one billboard permit application at a time will be processed for a given parcel of property. If more than one application is submitted for a parcel of property, then the first complete application submitted to the Administrator will be processed. All other applications will be rejected.

(8) An applicant will provide a list of those persons entitled to notice under GMC 17.94.050, and will provide mailing labels addressed to those persons.

(9) Review of billboard permit applications is not subject to GMC 17.80 (design review).

(10) The Administrator’s decision may be appealed consistent with GMC 17.94.050.

Statutory Reference: ORS

History: Ord. 1350, 2004.

(1) Any billboard that is not in compliance with this chapter is prohibited.

(2) Any sign with a sign face 200 feet or less is prohibited, unless it complies with Chapter 17.52.

(3) Tri-vision signs are prohibited.

(4) Signs incorporating, relying upon or equipped with any moving, rotating or otherwise animated parts or elements are prohibited.

Statutory Reference: ORS

History: Ord. 1350, 2004.

(1) No billboard may be constructed or maintained within the city unless the owner obtains a billboard permit from the Administrator.

(2) Billboards are allowed on properties located within the I-205 corridor, subject to the terms of this chapter. Billboards are otherwise prohibited within the city.

(3) Billboards are only permitted on properties zoned commercial or industrial under the Gladstone Municipal Code, as of the effective date of this ordinance.

(4) No more than 7 billboard permits will be issued and be effective at any time for billboards within the I-205 corridor.

(5) A billboard permit may be assigned without the consent of the city, but the permittee must provide the city with notice of any assignment.

(6) The permitted location of a billboard may be changed by modification of the permit. The Administrator will approve the modification if the new location meets all requirements of this chapter.

(7) Except as provided in this subsection, each sign face of a billboard must not exceed 672 square feet in area. The sign face area may be increased an additional 20% for any signage that is irregular in form and projects beyond the outer dimensions of the sign board, frame or cabinet. Each side of a double-faced billboard is a separate sign face for purposes of these area limitations.

(8) The top of a billboard may not be higher than 45 feet above the right-of-way upon which it fronts.

(9) No billboard may be located closer than 150 linear feet from the property line of any property zoned other than commercial or industrial.

(10) All billboards are subject to the requirements of state law.

(11) A billboard permit expires 18 months after its date of issue unless construction of the billboard, its associated structures and all associated real property improvements has been completed. A building permit must be sought and obtained prior to construction. The expiration of a billboard permit shall reduce the total number of billboards allowed under (4) of this section on a 1:1 basis. Notwithstanding the total number of billboards allowed under (4) of this section, the Administrator will keep an official written record of the number of billboards allowed in the I-205 corridor that accounts for any expired permits.

Statutory Reference: ORS

History: Ord. 1350, 2004.

Clear vision standards shall apply to all development in the city.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1366, 2005.

(1) Obstruction Prohibited. On property at any corner formed by the intersection of two streets, or a street and a railroad, it is unlawful to install, set out or maintain, or to allow the installation, setting out or maintenance of any sign, fence, hedge, shrubbery, natural growth or other obstructions to the view higher than three feet above the level of the center of the adjacent intersection with that triangular area between the property line and a diagonal line joining points on the property lines at the distance from the intersection specified in this regulation. In the case of rounded corners, the triangular areas shall be between the lot lines extended in a straight line to a point of intersection and so measured, and a third side which is a line across the center of the lot joining the nonintersecting ends of the other two sides. The following measurements shall establish clear-vision areas:

(2) Exceptions. Provisions set out in Subsection (1) of this section shall not apply to:

(a) Public utility poles; trees trimmed (to the trunk) to a line at least eight feet (8’) above the level of the intersection; provided, that the remaining limbs and foliage of the trees must be trimmed as to leave, at all seasons, a clear and unobstructed cross-view of the intersection; saplings, or plant species of open growth habits and not planted in the form of a hedge, which are so planted and trimmed as to leave at all seasons a clear and unobstructed cross-view of the intersection, supporting members of appurtenances to permanent buildings existing on the date when this ordinance in this Chapter becomes effective; official warning signs or signals; places where the contour of the ground is such that there can be no cross-visibility at the intersection; or to signs mounted ten or more feet above the ground and whose supports do not constitute an obstruction as described in Subsection (1) of the section.

(b) At a driveway serving a parking lot with capacity of more than eight automobiles and at corners of an intersection of a street controlled by stop signs or a traffic signal if the street intersection or driveway has an unobstructed sight distance specified in a 2001 publication titled “A Policy on Geometric Design of Highways and Streets” prepared by the American Association of State Highway and Transportation Officials (AASHTO), summarized in the table below; however, the Planning Commission may approve a driveway location with less than minimum intersection sight distance if no other suitable location is available:

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1366, 2005.

The development standards for surface water drainage shall apply to all new or redevelopment activities in the City of Gladstone that result in the creation or disturbance of 5,000 square feet or more impervious surface except for substantial improvement or lesser remodel or reconstruction of existing single-family or two-family dwellings.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990, Ord. 1419, 2009.

Adequate provisions shall be made to ensure proper drainage of surface waters, to preserve natural flow of watercourses and springs and to prevent soil erosion and flooding of neighboring properties or streets. Such provisions shall include but not be limited to the following:

(1) Generally. All development shall be planned, designed, constructed and maintained to:

(a) Protect and preserve existing drainage channels to the maximum practicable extent;

(b) Protect development from flood hazards;

(c) Provide a system by which water within the development will be controlled and managed without causing damage or harm to the natural environment, or to property or persons within the drainage basin;

(d) Assure that waters drained from new or redevelopment sites are substantially free of pollutants, including sedimentary materials, through the use of stormwater treatment facilities as referenced herein and appropriate erosion and sediment control practices;

(e) Assure that runoff drained from new and redevelopment sites is managed in accordance with criteria outlined in the City of Gladstone Stormwater Treatment and Detention Standards as to not cause erosion to any greater extent than would occur in the absence of development;

(f) Avoid placement of surface detention or retention facilities in road rights of way.

(2) Watercourses. Where culverts cannot provide sufficient capacity without significant environmental degradation, the city may require the watercourse to be bridged or spanned.

(3) Easements. In the event that a development or any part thereof is traversed by any watercourse, channel, stream or creek, gulch or other natural drainage channel, adequate easements for storm drainage purposes shall be provided to the city. This does not imply maintenance by the city.

(4) Obstructions. Channel obstructions are not allowed, except as approved for the creation of a detention or retention facility. Fences with swing gates may be utilized.

(5) Surface Drainage and the Storm Sewer System.

(a) Stormwater treatment and detention facilities shall be designed and installed in accordance with criteria outlined in the Gladstone Public Works Design Standards and the Gladstone Public Works Standard Construction Specifications.

(b) The street cross-sections found in the Gladstone transportation system plan may be modified to accommodate alternative stormwater management methods subject to the approval of the Public Works Supervisor. The Public Works Supervisor may require modification of the typical cross section to accommodate alternative stormwater management methods when associated with development proposals. Such modifications may be applied as conditions of development approval.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990, Ord. 1419, 2009; Ord. 1483 §2 (Exh. 5), 2017.

The development standards for grading and fill shall apply to all development permits issued by the city except for substantial improvement or lesser remodel or reconstruction of existing single-family or two-family dwellings.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990.

(1) Grading of Building Sites. Grading and fill of building sites shall conform to Chapter 70 of the Uniform Building Code. The character of soil for fill and the characteristics of lots and parcels made usable by fill shall be suitable for the purpose intended. When deemed necessary, the building official may require geological studies to determine the suitability of the site.

(2) U.B.C. Requirements. The building official shall enforce Chapter 70 of the U.B.C. and shall require soils reports and/or engineering studies before issuing a building permit for fill, excavation, construction or related activities involving soils with restrictive features such as instability, wetness, flooding or other limitations.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990.

The development standards for utilities shall apply to all development permits issued by the City of Gladstone except for substantial improvement or lesser remodel or reconstruction of an existing single or two-family dwelling.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990.

Utility services and facilities shall be appropriate to the scale and type of development and consideration shall include, but not be limited to the following standards:

(1) Site Disturbance. The location, design, installation and maintenance of all utility lines and facilities shall be carried out with minimum feasible disturbances of soil and site.

(2) Electricity. Gas. Communications. All development which has a need for electricity, gas and communications services shall install them pursuant to the requirements of the district or company servicing the development. Except where otherwise prohibited by the utility district or company, all such facilities shall be underground.

(3) Underground Facilities. The developer shall make necessary arrangements with utility companies or other persons or corporations affected for the installation of underground lines and facilities. Electrical lines and other wires, including but not limited to communication, street lighting and cable television, shall be placed underground.

(4) Sanitary Sewers. All development which has a need for sanitary sewers shall install the facilities pursuant to the requirements set forth by the public works department. Installation of such facilities shall be coordinated with the extension of necessary water services and storm drainage facilities. Requirements for development shall include the following:

(a) Sanitary sewers shall be installed to city standards to serve or be available to all development. Design shall take into account the capacity and grade to allow for desirable extension beyond the development. If required, sewer facilities will, without further sewer construction, be sized to directly serve property outside the development;

(b) If the area outside the development to be directly served by the sewer line has reached a state of development to justify sewer installation at the time, the Planning Commission may recommend to the City Council construction as an assessment project with such arrangement with the developer as is desirable to assure financing his share of the construction. If it is determined by the city that a larger sized line than normally required to serve the property is desirable to provide for future extension, the city will reimburse the developer the difference in cost of pipe between that required to serve the development and that stipulated by the city;

(c) In areas that will not be served by a public sewer, the minimum lot and parcel sizes shall permit compliance with the requirements of the department of environmental quality and shall take into consideration problems of sewage disposal, particularly problems of soil structure and water table as related to sewage disposal by septic tank.

(5) Water Services. All development which has a need for water service shall install water facilities and grant necessary easements pursuant to the requirements of the utility district serving the development. In addition, requirements for development shall include the following:

(a) Water lines to serve residential developments shall be a minimum six inch (6”) nominal diameter and water lines to service commercial and industrial developments shall be a minimum eight inch nominal diameter with valves and fire hydrants serving each building site in the development and connecting the development to city mains shall be installed. Prior to starting building construction, the design shall take into account provisions for extension beyond the development and to adequately grid the city system. Hydrant spacing to be based on accessible area served according to A.I.A. recommendations and as approved by the Fire Chief;

(b) If the city determines that a water line size greater than the required minimum in diameter is required to provide for future extension of the water system, the city will reimburse the developer the difference in cost of pipe and valves between that of the minimum diameter and the size stipulated by the city.

(6) Coordination with Street Surfacing. All underground utilities, sanitary sewers and storm drains installed in streets by the developer or by any utility company shall be constructed prior to the surfacing of the streets. Stubs for service connections for underground utilities and sanitary sewers shall be placed to a length minimizing the necessity for disturbing the street improvements when service connections are made.

(7) As-Built Submittals. A map showing all public improvements, as built, shall be filed with the city engineer upon completion of the improvements.

(8) Conditions for Refund to Developer.

(a) If required water mains or sewer facilities will without further construction other than individual laterals, directly serve properties outside the development, the city may enter into an agreement with the developer to require owners of the other benefiting properties to refund to the developer, a pro rata portion of the cost of the extension prior to allowing the benefiting property to connect thereto;

(b) Any such agreement shall contain a provision that the developer agrees to completely indemnify and hold harmless the city for any claim or injury or action arising from the city’s administration of such agreement;

(c) The right to require such a refund shall not continue for more than 10 years after the date of installation of the extension;

(d) The amount to be refunded and the individual proration of the same shall be determined by the city and such determination shall be final.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990.

The purpose of this chapter is to provide a means whereby wireless communications facilities are located, designed, installed, maintained, and removed in a manner that provides for the effective provision of wireless communications within the city, while protecting and promoting the health, safety, and welfare of the city and its residents by requiring:

(1) The collocation, to the greatest extent possible, of new wireless communications facilities on existing facilities in order to minimize the number of support towers and related equipment;

(2) The careful consideration of the topography, natural features, and historical significance in potential wireless communications facility sites;

(3) The encouragement of the use of existing structures, including, but not limited to, freestanding structures such as light or utility poles and water towers, instead of constructing new support towers;

(4) The encouragement of the location of new support towers and related equipment in nonresidential zones;

(5) The limiting of new structures and the regulation of enlargement or expansion of existing structures in rights-of-way for the purpose of providing wireless communications facilities;

(6) The provision of wireless communication services through facilities with minimal visual impact.

History: Ord. 1459 §1, 2015.

Unless the context specifically requires, as used in this chapter, the following terms mean:

(1) Amateur Radio. The licensed and private use of designated radio bands, for purposes of private recreation, noncommercial exchange of messages, experimentation, self-training, and emergency communication pursuant to an amateur operator license granted from the Federal Communications Commission. Amateur radio is also commonly referred to as “ham radio.”

(2) Antenna. Any pole, panel rod, reflection disc, or similar device used for the transmission or reception of radio frequency signals, including, but not limited to omni-directional antenna (whip), directional antenna (panel), micro cell, and parabolic antenna (dish). Antenna does not include support structures, utility structures, or support towers.

(3) Array. A grouping of two or more antennas on a single support structure, support tower, or utility structure.

(4) Auxiliary Support Equipment. All equipment necessary to provide wireless communications signals and data, including, but not limited to, electronic processing devices, air conditioning units, and emergency generators. Auxiliary support equipment also includes the shelter, cabinets, and other structural facilities used to house and shelter necessary equipment. Auxiliary support equipment does not include antennas, support towers, utility structures, support structures, or external cables and wires.

(5) Base Station. Radio transceivers, antennas, coaxial cable, a regular and backup power supply, and other associated electronics. A base station includes a structure that currently supports or houses an antenna, transceiver, or other associated equipment that constitutes part of a base station and encompasses such equipment in any technological configuration, including distributed antennas systems and small cells.

(6) Capacity. The ability of the wireless communications network to process existing wireless service demands.

(7) Collocation. The mounting or installation of an antenna on an existing support structure, utility structure, or support tower for the purpose of transmitting and/or receiving radio frequency signals for communications purposes.

(8) Existing Facility. A wireless communication facility that was lawfully in place at the time a complete application is submitted.

(9) Guy Pole. A pole that is used primarily to structurally support a utility pole, and has no energized conductors or telephone wires or wireless communications facilities attached.

(10) High Voltage Transmission Lines. Either power lines with capacity for transmitting electricity of 33,000 volts or greater, or a skipped pole between high voltage transmission lines.

(11) Lattice Tower. A support tower which consists of a network of crossed metal braces, forming a tower which is usually triangular or square in cross-section.

(12) Monopole. A support tower which consists of a single pole sunk into the ground and/or attached to a foundation.

(13) Original Structure. A lawfully placed utility structure located in the right-of-way as of the effective date of the right-of-way use agreement between the owner and the city.

(14) Owner. The person or entity that owns, operates, or manages an existing wireless communications facility or proposed wireless communications facility, or that person’s or entity’s agent.

(15) Replacement Structure. A utility structure that replaces a lawfully existing utility structure or original structure to accommodate wireless communications facilities and does not result in an increase in the total number of utility, guy, or support poles in the rights-of-way or on private property.

(16) Residential Building. A building used for household living or group living, regardless of zone. For the purposes of this definition:

(a) Residential building includes a mixed use building;

(b) Household living means the residential occupancy of an owner-occupied or rented dwelling unit on a wholly or primarily non-transient long-term basis, typically more than 28 days, by a family;

(c) Group living means the residential occupancy of a structure on a wholly or primarily non-transient long-term basis, typically more than 28 days, by a group of people not meeting the characteristics of household living either because the structure does not provide self-contained dwelling units or because the dwelling is occupied by a group of people who do not meet the definition of family, or both. Group living facilities generally include common facilities that are shared by residents, including, but not limited to, facilities for dining, social and recreational activities, and laundry.

(17) Right-of-Way. The space upon, above, below, in, along, across, over, or under public streets, roads, highways, lanes, courts, ways, alleys, boulevards, bridges, trails, paths, sidewalks, bicycle lanes, and all other public ways or areas, including the subsurface under and air space over these areas, but does not include parks, parkland, or city property not generally open to the public for travel. This definition applies only to the extent of the city’s right, title, and interest in the property and its authority to grant a license, permit, or other permission to use and occupy the property.

(18) Screening. To obscure effectively the view of the base of a wireless communications facility and its auxiliary support equipment.

(19) Siting. The location, construction, collocation, modification, or installation of a wireless communications facility.

(20) Skipped Pole.

(a) A utility structure that lies between and is shorter than the two immediately adjacent utility structures; or

(b) Where runs of taller poles (typically high voltage transmission) and shorter poles (typically low voltage distribution or communication) are located on the same side of the street, a shorter pole situated adjacent to and between two taller poles in the same run.

(21) Substantially Change the Physical Dimensions.

(a) The mounting of a proposed antenna on a support tower would increase the existing height of the support tower by more than 10%. The mounting of the proposed antenna may exceed this 10% limitation only as necessary to avoid interference with existing antennas; or

(b) The mounting of a proposed antenna involving the installation of more than the standard number of new equipment cabinets for the technology involved, not to exceed four, or more than one new equipment shelter; or

(c) The mounting of a proposed antenna involving the addition of an appurtenance to the body of the support tower that would protrude from the edge of the support tower more than 20 feet, or more than the width of the support tower structure at the level of the appurtenance, whichever is greater, except that the mounting of the proposed antenna may exceed the size limits set forth in this paragraph if necessary to shelter the antenna from inclement weather or to connect the antenna to the tower via cable; or

(d) The mounting of the proposed antenna involving excavation outside the current support tower site, defined as the current boundaries of the leased or owned property surrounding the support tower and any access or utility easements currently related to the site.

(22) Support Structure. A building or structure, other than single-family dwellings and duplexes and support towers, to which an antenna is or will be attached, including, but not limited to, buildings, steeples, water towers, and outdoor advertising signs.

(23) Support Tower. A freestanding structure designed and constructed exclusively to support a wireless communications facility or an antenna or antenna array, including, but not limited to, monopoles, lattice towers, guyed towers, and self-supporting towers. To the greatest extent possible, support towers must be non-reflective and must be painted natural earth or leaf tones or otherwise colored or surfaced so as to blend with the surrounding environment.

(24) Temporary Wireless Communications Facility. Any wireless communications facility that is to be in use for not more than 90 days and is not deployed in a permanent manner.

(25) Utility Structure. Any utility pole, guy or support pole, utility pole extension, light standard, light pole or other similar pole that is suitable for the installation of wireless communications facilities.

(26) Wireless Communications. Any personal wireless services, as defined by the Federal Telecommunications Act of 1996 as amended, that currently exist or that may be developed in the future, including, but not limited to, cellular, personal communications services, specialized mobile radio, enhanced specialized mobile radio, paging, similar Federal Communications Commission-licensed commercial wireless telecommunications services, but excluding wireless telecommunications services used exclusively for public health or safety purposes and wireless communications services used exclusively by gas and electric utilities and cooperative utilities for internal communications of an operational nature.

(27) Wireless Communications Facility. Any un-staffed facility for the transmission and/or reception of radio frequency signals for commercial wireless communications purposes, including, but not limited to, auxiliary support equipment; support towers or support structures, or utility structures used to achieve the necessary elevation for the antenna; transmission and reception cabling and devices; and all antennas or arrays; but excluding wireless telecommunications services used exclusively for public health or safety purposes and wireless communications services used exclusively by gas and electric utilities and cooperative utilities for internal communications of an operational nature.

History: Ord. 1459 §1, 2015.

(1) Siting Permit Required.

(a) Except as provided in subdivision (b) of this subsection, no wireless communications facility may be sited in the city without a siting permit having first been obtained.

(b) Exemptions. A siting permit is not required for the following:

(A) Siting of dish antennas solely for the benefit of persons residing on a property.

(B) All devices and associated equipment that do not require a license from the Federal Communications Commission.

(C) Ordinary maintenance or repair of a wireless communications facility.

(D) Modification of an existing support tower or base station for the collocation of or attachment of new transmission equipment or removal or replacement of existing transmission equipment, pursuant to 47 U.S.C. Section 1455, and notwithstanding any provision of this chapter to the contrary, provided that such modification does not substantially change the physical dimensions of such support tower or base station from the dimensions approved as part of the original decision or building permit for the support tower or base station, that the applicant requesting a modification or expansion of a support tower or base station establishes by substantial evidence that the requested separation between antennas is the minimum necessary to avoid interference, and, to the extent feasible, that the additional equipment or modified equipment shall maintain the appearance and design of the original facility, including, but not limited to, color, screening, landscaping, stealth or camouflage design, mounting configuration, and architectural treatment. However, any modification to a support tower or base station which substantially changes the physical dimensions of either the support tower or base station, and any other modification to a wireless communications facility that does not qualify as a support tower or base station, shall be subject to the siting permits and authorizations as required by this chapter.

(E) Siting of temporary wireless communications facilities that are used by a public agency for emergency communications, emergency preparedness, or other public health or safety purposes.

(2) Collocation Required. All wireless communications facilities located within right-of-way shall be collocated or attached to replacement utility structures. All wireless communications facilities located outside of right-of-way shall be collocated, unless the collocation would interfere with other wireless communications facilities located on the same structure or jeopardize the physical integrity of the structure upon which collocation will be made, consent cannot be obtained for the collocation on a structure, or the available structures do not provide sufficient height to obtain coverage or capacity objectives.

(3) Siting Priority. Wireless communications facilities shall be sited according to the following priority, by descending order of preference:

(a) First priority: collocation or attachment of an antenna or antenna array on a support tower, support structure, or utility structure with existing antenna or antenna arrays owned, operated or managed by at least two different owners;

(b) Second priority: collocation or attachment of an antenna or antenna array on a support tower, support structure, or utility structure with either no existing antenna or antenna arrays or no more than one existing antenna or antenna arrays;

(c) Third priority: replacement of a utility structure for the purpose of attachment of an antenna or antenna array;

(d) Fourth priority: substantial change in the physical dimensions of a support tower or replacement with a support tower that represents a substantial change in the physical dimensions of the original support tower;

(e) Fifth priority: construction of a new support tower.

History: Ord. 1459 §1, 2015.

(1) Applicability. This section provides the exclusive means of review for applications to site wireless communications facilities.

(2) Classes. There are three classes of wireless communications facilities siting permits.

(a) A Class 1 Permit is a permit for a first or second priority siting.

(b) A Class 2 Permit is a permit for a third priority siting.

(c) A Class 3 Permit is a permit for a fourth priority siting or fifth priority siting.

(3) Procedure Type.

(a) Class 1 Permit. Review of an application for a Class 1 Permit is subject to the Type I City Administrator procedure under GMC Chapter 17.94. It is ministerial in nature and is not subject to the notice provisions of Section 17.94.050(3).

(b) Class 2 Permit. Review of an application for a Class 2 Permit is subject to the Type II City Administrator procedure under GMC Chapter 17.94.

(c) Class 3 Permit. Review of an application for a Class 3 Permit is subject to the Type III Planning Commission procedure under GMC Chapter 17.94.

(4) Submittal Requirements.

(a) All Applications. In addition to the application submittal requirements required by GMC Title 17, Division VII, an application for a Class 1, Class 2, or Class 3 Permit shall include:

(A) The location of the siting, according to the siting priorities set forth in Section 17.61.030(3), and, if the priority is other than the first priority, documentation establishing that placement at a higher-priority site is not feasible.

(B) A site plan that includes:

(i) Description of the proposed wireless communications facility’s design and dimensions.

(ii) Elevations showing all components of the wireless communications facility, and its connections to utilities.

(C) Documentation demonstrating compliance with non-ionizing electromagnetic radiation emissions standards established by the Federal Communications Commission.

(D) Documentation showing that the auxiliary support equipment will not produce sound levels in excess of standards contained in GMC Chapter 8.12, or designs showing how the sound will be effectively muffled to meet those standards by means of baffling, barriers, or other suitable means.

(E) Documentation that the proposed facility has been submitted to the State Historic Preservation Office for review, if applicable, or a statement explaining why the site is not subject to review by the State Historic Preservation Office.

(b) Class 1 Applications. In addition to the submittal requirements under subdivision (a) of this subsection, application for a Class 1 Permit shall include:

(A) An engineer’s certification that the support structure, utility structure, or support tower will safely handle the load created by the attachment or collocation and comply with American National Standards Institute (ANSI) and other industry safety, structural codes and standards.

(B) If the utility structure is on a local street, color radio frequency contour maps clearly showing the calculated coverage using the proposed antennas at the applicant’s target signal level and the calculated coverage areas for all existing adjacent wireless communications facility sites of the owner to support the site selected for the proposed facility considering the siting priority established by Section 17.61.030(3). If collocation or attachment on other utility structures was ruled out for non-radio frequency coverage reasons, the owner shall provide a statement identifying and justifying those reasons.

(c) Class 2 Applications. In addition to the submittal requirements under subdivision (a) of this subsection, application for a Class 2 Permit shall include:

(A) An engineer’s certification that the replacement utility structure will safely handle the load created by the proposed antennas and comply with ANSI and other industry safety, structural codes and standards.

(B) Documentation that the replacement utility structure is at least as wide as that required by any applicable safety standards adopted by the Oregon Public Utility Commission or the minimum necessary to accommodate attachment on the proposed replacement structure.

(C) If the replacement utility structure is on a local street, color radio frequency contour maps clearly showing the calculated coverage using the proposed antennas at the applicant’s target signal level and the calculated coverage areas for all existing adjacent wireless communications facility sites of the owner to support the site selected for the proposed facility considering the siting priority established by Section 17.61.030(3). If collocation or attachment on other utility structures was ruled out for non-radio frequency coverage reasons, the owner shall provide a statement identifying and justifying those reasons.

(D) Coverage maps or capacity documentation showing any gap in the provider’s service and minimum height or configuration of the facility needed to fill the gap.

(E) Color simulations of the wireless communications facility after construction.

(d) Class 3 Applications. In addition to the submittal requirements under subdivision (a) of this subsection, application for a Class 3 Permit shall include:

(A) An engineer’s certification that the support tower will safely handle the load created by the proposed antennas and any future attached or collocated communications facilities and will comply with ANSI and other industry safety, structural codes and standards.

(B) For new support towers, documentation from a radio frequency (RF) engineer or a licensed civil engineer that the necessary service cannot be provided by collocation on, or modification to, an existing support tower or support structure or utility structure, or by attachment on a replacement utility structure for one or more of the following reasons:

(i) No existing support towers or support structures or utility structures are located within the geographic area where service will be provided;

(ii) Existing support towers or support structures or utility structures or replacement utility structures would not be of sufficient height to provide the identified necessary service within the geographic area;

(iii) Existing support towers or support structures or utility structures do not have sufficient structural strength to support the proposed antenna or antennas and related equipment and such support towers or support structures or utility structures cannot reasonably be improved or replaced to support the proposed antenna or antennas and related equipment;

(iv) The proposed antenna or antennas would electromagnetically interfere with an antenna on an existing support tower or support structure or utility structure or a replacement utility structure and it is not feasible to effectively address such interference;

(v) Other limiting engineering factors render existing support towers and support structures and utility structures and replacement utility structures not feasible.

(C) An alternatives analysis for new support towers demonstrating compliance with the support tower siting requirements of Section 17.61.050(3).

(D) The number and type of antennas that the support tower is designed to accommodate.

(E) A signed statement of compliance from the owner of the wireless communications facility that the owner will allow timely collocation by other users, provided all safety, structural, technological, and monetary requirements are met.

(F) A visual study containing, at a minimum, color simulations showing the appearance of the proposed support tower, antennas, and auxiliary equipment from at least five view points within a one-mile radius. The view points shall be chosen by the owner, but shall include representative views from residential buildings, historic resources, or historic districts located within 250 feet of the proposed site. If the support tower must comply with the design standards in Section 17.61.090(5), the graphic simulation shall include the proposed design. To the greatest extent possible, support towers must be non-reflective and must be painted natural earth or leaf tones or otherwise colored or surfaced so as to blend with the surrounding environment.

(G) Coverage maps or capacity documentation showing any gap in the provider’s service and minimum height or configuration of the facility needed to fill the gap.

(5) Criteria. A wireless communications facility siting permit shall be granted only if each of the following criteria is met:

(a) For Class 1 applications:

(A) The proposed collocation or attachment of an antenna or antenna array meets the standards in this chapter.

(B) For collocation or attachment of an antenna or antenna array in right-of-way, the proposed wireless communications facility cannot be located outside right-of-way because there are no existing utility structures, support structures, or support towers located outside right-of-way available to meet the service requirements of the wireless provider.

(b) For Class 2 applications:

(A) The proposed utility structure meets the standards in this chapter.

(B) For replacement of a utility structure outside right-of-way, the proposed wireless communications facility cannot practicably be located on an existing or modified structure outside right-of-way.

(C) For replacement of a utility structure outside right-of-way, the approval will not cause an increase in the number of utility structures on the property or cause an enlargement or expansion of an existing utility structure on the property.

(D) For replacement of a utility structure in right-of-way, the proposed wireless communications facility cannot practicably be located on an existing structure inside or outside right-of-way or on a modified or replacement structure outside right-of-way.

(E) For replacement of a utility structure in right-of-way, the approval will not cause an increase in the number of utility structures in the right-of-way or cause an enlargement or expansion of an existing utility structure in the right-of-way.

(c) For Class 3 applications:

(A) The support tower conforms to the standards in this chapter, and the reasonably likely adverse impacts of the use on the immediate neighborhood can be minimized through the imposition of conditions relating to the location, size, design, and operating characteristics of the wireless communications facility.

(B) The support tower will not be located in the right-of-way.

(C) If the proposal is to construct a new support tower:

(i) Collocation on existing wireless communications facilities within the cell service area of the proposed site is not feasible;

(ii) Proposed location for the tower is the least intrusive means of filling a significant wireless communications service gap in coverage and/or capacity, including in-building coverage; and

(iii) Prohibiting a new tower would prohibit or have the effect of prohibiting the provision of wireless communications services.

History: Ord. 1459 §1, 2015.

(1) Class 1. The attachment or collocation on support towers, utility structures and support structures shall comply with the following siting standards:

(a) Outside Right-of-Way. The antenna will not be located in public right-of-way and will not require the erection or placement of a new support tower, utility structure, or support structure.

(b) Inside Right-of-Way.

(A) All wireless communications facilities located within right-of-way shall be collocated or attached to a replacement utility structure.

(B) Wireless communications facilities proposed to be sited within right-of-way shall be sited according to the following priorities, in descending order of preference. If the priority is not followed, the owner must demonstrate why a higher priority is not available for use.

(i) First priority: freeway;

(ii) Second priority: major arterials;

(iii) Third priority: minor arterials;

(iv) Fourth priority: collectors;

(v) Fifth priority: local streets.

(2) Class 2. The replacement of a utility structure shall comply with the following siting standards:

(a) Inside Right-of-Way.

(A) All wireless communications facilities located within right-of-way shall be collocated or attached to a replacement utility structure.

(B) Wireless communications facilities proposed to be sited within right-of-way shall be sited according to the following priorities, in descending order of preference. If the priority is not followed, the owner must demonstrate why a higher priority is not available for use.

(i) First priority: freeway;

(ii) Second priority: major arterials;

(iii) Third priority: minor arterials;

(iv) Fourth priority: collectors;

(v) Fifth priority: local streets.

(3) Class 3. The construction of a new support tower, replacement of an existing support tower, or substantial increase in the size of an existing support tower shall comply with the following siting standards:

(a) Residential, Mixed-Use, and Public Zones, and Overlay Zones. Support towers may not be sited in residential zones, public zones, mixed-use zones, or in an overlay zone unless the siting is the least intrusive means of filling a significant wireless communications service gap in coverage and/or capacity and prohibiting the siting would effectively prohibit the provision of wireless communications services. If the siting meets these criteria, the minimum height and/or configuration required to provide service to fill the significant wireless communications service gap in coverage and/or capacity shall be the maximum height permitted for the new or substantially changed support tower and future attached or collocated facilities on the proposed tower.

(b) New support towers may not be sited within the C1 zones; in a historic district; or on property that has been designated as a historic resource under federal, state, or local law.

(c) The location of the support tower minimizes visual impacts to residential zones to the maximum extent feasible, through the effective use of setbacks, height, bulk, and landscaping or other screening techniques.

(d) The support tower is sited in a way that minimizes the visual impact by taking advantage of existing buildings, topography, or other existing features.

(e) No new support tower shall be constructed, unless the owner submits the required statement and documentation from a radio frequency (RF) engineer or licensed civil engineer to demonstrate that the necessary service cannot be provided by collocation on, or modification to, an existing support tower or support structure or utility structure or by attachment on a replacement utility structure.

History: Ord. 1459 §1, 2015.

(1) Antennas on Support Towers. Antennas attached to a support tower shall comply with the following development standards:

(a) Height. Antennas attached to a support tower shall be no higher than 15 feet above the top of the support tower.

(b) Surface and Coloration. Antennas attached to a support tower shall be made of non-reflective material and painted to match the support tower or existing antennas, whichever results in the new antennas being less visible.

(c) Mounting. Antennas attached to a support tower shall be flush-mounted or mounted using similar techniques that minimize visual impact to the greatest extent practicable.

(2) Antennas on Existing Buildings.

(a) Antennas, other than whip antennas, located on the roof of an existing building shall comply with the following development standards:

(A) Height.

(i) If the building is located in a residential zone or mixed-use zone, the antenna shall extend no higher than 10 feet above the point of attachment to the building; or

(ii) If the antenna is located in any zone other than a residential zone or mixed-use zone, the antenna shall extend no higher than 30 feet above the point of attachment to the building.

(B) Screening. Antennas shall be screened from the right-of-way and adjacent properties by placement behind a parapet or other architectural feature, including, but not limited to, dormers, chimneys, clocks, or bell towers, or shall be made of non-reflective material and painted to match the building or existing antennas, whichever results in the new antennas being less visible.

(b) Whip antennas located on the roof of a building shall comply with the following development standards:

(A) Height. Whip antennas shall extend no higher than 15 feet above the building.

(B) Surface and Coloration. Whip antennas shall be made of non-reflective material and designed to match any existing whip antennas on the building.

(c) Antennas attached to the side of a building or the edge of the roof of a building shall comply with the following development standards:

(A) Height. Antennas shall extend no higher than 10 feet above the point of attachment to the building.

(B) Screening, Surface, and Coloration.

(i) If the building is located in a residential zone, the antenna shall be screened from right-of-way and adjacent properties by incorporating into the antenna design the type and color of the building materials of the wall or roof on which the antennas are proposed to be attached; or

(ii) If the building is located in any zone other than a residential zone, the antenna shall be either:

(aa) Flush-mounted and painted the same color as the exterior of the building; or

(bb) Painted the same color as the exterior of the building and screened from right-of-way and adjacent properties by incorporating into the antenna design the type and color of the building materials of the wall or roof edge on which the antennas are proposed to be attached.

(3) Antennas on Support Structures Other than Existing Buildings. Antennas, other than whip antennas, attached to support structures other than existing buildings shall comply with the following development standards:

(a) Height. Antennas attached to a support structure shall extend no higher than 15 feet above the top of the support structure.

(b) Surface and Coloration. Antennas attached to a support structure shall be made of non-reflective material and painted to match the support structure or existing antennas, whichever results in the new antennas being less visible.

(c) Mounting. Antennas attached to a support structure shall be flush-mounted or mounted using similar techniques that minimize visual impact to the greatest extent practicable.

(4) Antennas on Utility Structures. Antennas attached to utility structures shall comply with the following development standards:

(a) Physical Integrity. The antennas shall not jeopardize the utility structure’s physical integrity.

(b) Guy Poles. Antennas shall not be located on guy poles.

(c) Height.

(A) Utility Structures Outside Right-of-Way. Antennas attached to a utility structure outside right-of-way shall be no higher than 15 feet above the top of the utility structure.

(B) Utility Structures in Right-of-Way.

(i) The combined height of an antenna and antenna mounting device on an original utility structure that carries high voltage transmission lines shall not project more than:

(aa) 23 feet above the top of a utility structure located on a freeway or major arterial;

(bb) 18 feet above the top of a utility structure on a minor arterial; or

(cc) 15 feet above the top of a utility structure located on a collector street, or local street.

(ii) The combined height of an antenna and antenna mounting device on an original utility structure that does not carry high voltage transmission lines shall not project more than:

(aa) 15 feet above the top of a utility structure located on a freeway or major arterial;

(bb) 10 feet above the top of a utility structure on a minor arterial; or

(cc) Five feet above a utility structure located on a collector street or local street.

(d) Mounting. Antennas and antenna mounting devices placed below the top of the utility structure shall be mounted in one of the following configurations:

(A) Flush with the utility structure; or

(B) On extension arms that are no greater than three feet in length from the structure.

(e) Surface and Coloration. To the greatest extent possible, antennas must be non-reflective and must be painted natural earth or leaf tones or otherwise colored or surfaced so as to blend with the surrounding environment, unless the city permits otherwise.

(f) Lighting. Unless required by the FAA or the Oregon Aeronautics Division, antennas shall not be lighted.

History: Ord. 1459 §1, 2015.

(1) Screening.

(a) Equipment Associated with Support Towers. Above-ground auxiliary support equipment associated with a support tower shall be located inside the six-foot-high sight-obscuring fence or wall that complies with Section 17.61.090(3). The city may require an applicant to plant trees, shrubs or otherwise provide landscaping on or near the fence or wall in order to ensure the fence or wall blends harmoniously into the surrounding environment.

(b) Equipment Associated with Antennas on Existing Buildings. Auxiliary support equipment shall be located within or on top of the building or screened from the right-of-way and adjacent properties to the greatest extent practicable. Examples: within an underground vault, behind landscaping or a sight-obscuring fence, within an architectural element, or concealed to resemble a natural object such as a boulder.

(c) Equipment Associated with Antennas on Support Structures Other than Existing Buildings. Any auxiliary support equipment on support structures other than existing buildings must be screened from the right-of-way and adjacent properties and located within the support structure’s footprint to the greatest extent practicable. Examples: placing the equipment within the interior of an adjacent building or structure, within an underground vault, behind landscaping or a sight-obscuring fence, or within an architectural element, or concealed to resemble a natural object such as a boulder.

(d) Equipment Associated with Antennas on Utility Structures.

(A) Equipment Installed in Right-of-Way. Any auxiliary support equipment associated with one or more antennas on a utility structure and not installed on the utility structure shall be installed within an underground vault or in not more than one above-ground cabinet with a combined height plus width plus depth no greater than 120 lineal inches.

(B) Equipment Installed Outside Right-of-Way. Any auxiliary support equipment installed outside right of way shall be screened from the right-of-way and adjacent properties. Examples: placing the equipment within the interior of an adjacent building or structure, within an underground vault, behind landscaping or a sight-obscuring fence, or within an architectural element, or concealed to resemble a natural object such as a boulder.

(C) Equipment Attached to a Utility Structure. Equipment, other than optical fibers, wires or cables, attached to a utility structure shall:

(i) Project no more than 18 inches from the surface of the utility structure;

(ii) Be less than or equal to 24 inches in height;

(iii) Be mounted a minimum of 15 feet above ground level on a utility structure located in right-of-way between the sidewalk and the street improvement or a minimum of 10 feet above ground level on a utility structure located in right-of-way between the sidewalk and the property line abutting the right-of-way or a minimum of 10 feet above ground level on a utility structure located outside right-of-way.

(2) Setbacks. Auxiliary support equipment installed above ground and outside right-of-way shall be set back from all property lines according to the applicable standards in the underlying zone.

(3) Vision Clearance. Auxiliary support equipment installed above ground shall meet the vision clearance area requirements of SRC 76.170.

(4) External Cables and Wires. All external cables and wires for auxiliary support equipment shall be placed in conduit or painted to match the tower, building, support structure, or utility structure, as applicable.

(5) Coloration.

(a) Equipment Associated with Support Towers and Support Structures. All auxiliary support equipment shall be non-reflective and shall be painted natural earth or leaf tones or otherwise colored or surfaced so as to blend with the surrounding environment, unless the city permits otherwise.

(b) Equipment Associated with Utility Structures. Equipment installed on a utility structure shall be non-reflective and painted, coated or given a surface application that is identical to the color and surface texture of the utility structure. Other equipment shall be non-reflective and painted natural earth or leaf tones or otherwise colored or surfaced so as to blend with the surrounding environment, unless the city permits otherwise.

(6) Lighting. Motion detecting security lighting is allowed for auxiliary support equipment, but shall be the minimum necessary to secure the auxiliary support equipment, shall not illuminate adjacent properties in excess of 0.4 foot candles measured directly beneath the security lighting, at ground level, and shall be shielded to prevent direct light from falling on adjacent properties.

(7) Undergrounding Required. Auxiliary support equipment installed in right-of-way in a historic district or in right-of-way adjacent to a historic district or historic resource or in right-of-way where all other utilities are required to be placed underground shall be placed underground.

(8) Backup Power. Backup power for any wireless communication facility may not produce noise that is audible beyond the boundary of the property on which the backup power resides and may not produce any carbon emissions, unless the applicant demonstrates that these limitations will effectively prohibit the provision of wireless communications services.

History: Ord. 1459 §1, 2015.

(1) Height.

(a) Outside Right-of-Way.

(A) Outside right-of-way, an existing utility structure may be replaced with a replacement structure that is taller than the existing utility structure, provided that the combined height of a replacement structure, antenna mounting device, and antennae does not exceed the maximum height for a structure in the zone.

(B) Skipped Poles. Outside right-of-way, a skipped pole may be replaced with a pole of the same height as the adjacent taller poles, provided that the combined height of a replacement structure, antenna mounting device, and antennae does not exceed the maximum height for a structure in the zone.

(b) Inside Right-of-Way.

(A) Inside right-of-way, an original utility structure may be replaced with a replacement utility structure that is taller than the original structure, provided that the combined height of a replacement structure, antenna mounting device, and antennae is no greater than:

(i) 78 feet for a replacement structure located on a freeway;

(ii) 73 feet for a replacement structure on a major arterial;

(iii) 63 feet for a replacement structure on a minor arterial; or

(iv) 53 feet for a replacement structure located on a collector street or local street.

(B) Skipped Poles. Inside right-of-way, a skipped pole may be replaced with a pole of the same height as the adjacent taller poles, provided that the combined height of the pole, antenna mounting device, and antennae does not exceed the height limitations imposed pursuant to paragraph (A) of this subdivision. Example: If a 45-foot pole is situated adjacent and between two 65-foot poles on the same side of a major arterial street, the 45-foot pole may be replaced with a pole 65 feet tall, provided that the combined height of the pole, antenna mounting device, and antennae is no greater than 73 feet. If the 45-foot pole is on the opposite side of the street from the taller poles, it may not be replaced as if it were 65 feet tall and may be replaced only up to a height of 50 feet.

(2) Width. A replacement utility structure that is required to provide structural capacity to support an antenna or auxiliary support equipment shall be at least as wide as the engineering minimum required to provide the required support, and to meet safety standards promulgated by the Oregon Public Utility Commission.

(3) Surface and Coloration. A replacement structure shall be painted, coated, or given a surface application that is similar to the color and surface texture of the existing utility structure or original structure.

(4) External Cables and Wires. All external cables and wires shall be placed in conduit or painted or colored to match the replacement structure.

(5) Lighting. Unless the existing utility structure or original structure was lighted, a replacement structure shall not be lighted.

History: Ord. 1459 §1, 2015.

The construction of a new support tower, or the replacement or substantial increase in the size of an existing support tower, shall comply with the following development standards:

(1) Height.

(a) Except as provided in subsection (2) of this section, support towers shall comply with the height limitations in Table 703-1.

(b) A support tower located 300 feet or less from an R-7.2, R-5, MR or C-1 zone shall be no greater in height than the lowest maximum allowed height in any of those applicable zones.

(2) Setbacks. The base of a support tower shall be set back as follows:

(a) In the LI zone, the base of the support tower shall be set back a minimum of 15 feet from all property lines and a minimum of 100 feet from all property zoned residential or OS.

(b) In all zones other than the LI, residential zones, and the OS zone, the base of the support tower shall be set back a minimum of 30 feet from all property lines and a minimum of 100 feet from all property zoned residential or OS.

(c) In all residential zones, the base of the support tower shall be set back a minimum of 100 feet from all property zoned residential or OS, and 30 feet from all other property.

(d) In all zones, the six-foot high sight-obscuring perimeter fence required below shall be set back a minimum of 10 feet from all property lines.

(3) Screening. Support towers shall be surrounded by a six-foot high sight-obscuring fence or wall with a minimum 10-foot wide landscaped area along the outside perimeter except as required to provide access to the facility. The landscaped area shall at least be planted with two plant units per 20 square feet of yard area. The landscaping must conform to GMC Chapter 17.46 and the city may require an applicant to provide additional landscaping on or near the fence or wall in order to ensure the fence or wall blends harmoniously into the surrounding environment.

(4) Surface and Coloration. Support towers shall be non-reflective, and shall be painted natural earth or leaf tones or otherwise colored or surfaced so as to blend with the surrounding environment, unless the city permits otherwise.

(5) Design Standards. The following additional design standards shall apply to support towers in a residential zone or the OS zone and to support towers located within 300 feet of a residential zone or the OS zone:

(a) The support tower shall be designed to resemble an object that would commonly be found in the area and that would be permitted in the zone, including, but not limited to, a tree that is a native conifer species, a flag or light pole, a clock or bell tower, or a silo.

(b) The object chosen shall be appropriate to the context of surrounding environment, both natural and man-made.

(c) The physical dimensions of the support tower shall have proportions that are similar in scale to the natural or manmade object.

(d) To the greatest extent possible, the antennas shall not be easily recognizable.

(6) External Cables and Wires. All external cables and wires shall be placed in conduit or painted to match the support tower.

(7) Lighting. Unless required by the FAA, the Oregon Aeronautics Division or the city, support towers shall not be lighted.

(8) Collocation.

(a) Support towers 80 feet in height shall be designed to provide for attachment or collocation of at least two future antenna systems, in a manner that will accommodate the additional antenna systems without a need to increase the height or base diameter of the support tower.

(b) Support towers between 50 feet and 80 feet in height shall be designed to provide for attachment or collocation of at least one future antenna system, in a manner that will accommodate the additional antenna system without a need to increase the height or base diameter of the support tower.

(9) Access.

(a) Where a support tower is adjacent to a local street and a collector or arterial street, access to the support tower shall be from the local street, subject to all applicable access standards.

(b) Access to the support tower shall be oriented away from existing dwellings, and any property zoned residential or OS.

History: Ord. 1459 §1, 2015.

Every wireless communications facility siting permit shall be subject to the following conditions:

(1) An obsolete wireless communications facility shall be removed by the owner within six months of the date the facility ceases to be operational.

(2) All wireless communications facilities shall be operated and maintained in compliance with all radio frequency emission standards specified by the Federal Communications Commission.

(3) All wireless communications facilities shall be installed and maintained in accordance with applicable federal, state, and local laws.

(4) All wireless communications facilities shall allow for the attachment or collocation of additional facilities to the greatest extent possible, unless such attachment or collocation interferes with the owner’s wireless communications facilities, jeopardizes the physical integrity of a structure with which a wireless communications facility is associated, or the owner refuses to consent to the attachment or collocation of additional wireless communications facilities.

(5) Vegetation that is either removed or destroyed as a result of construction shall be replanted with appropriate plant materials as the city may require.

(6) Prior to making any opening or cut in any right-of-way, an owner shall obtain approval from the city.

(7) After construction, maintenance or repair of any wireless communications facility, an owner shall leave any right-of-way disturbed by such activity in as good or better condition than it was before the commencement of such work. The owner shall promptly complete restoration work and promptly repair any damage caused by such work at its sole cost and expense. When any opening or cut is made by the owner in the pavement of right-of-way, the owner must promptly refill the opening or cut, and restore the surface to a condition satisfactory to the city, in accordance with public works construction standards.

(8) Prior to performing any excavation in right-of-way to underground any auxiliary support equipment, all necessary city permits shall be obtained and all appropriate notice given to any franchisees, licensees and grantees, other city departments, and other governmental units that own or maintain facilities which may be affected by the excavation.

(9) All undergrounding and excavation work must comply with the Oregon Utility Notification Law, ORS 757.542-757.562 and 757.993, and all rules and regulations promulgated thereunder.

(10) All excavations made by an owner in right-of-way shall be properly safeguarded for the prevention of accidents and must be done in compliance with all applicable federal, state, and local laws and regulations.

(11) Except for short or temporary durations during testing or during operation in emergency situations, noise generating equipment associated with wireless communications facilities shall not produce sound levels in excess of standards established in GMC Chapter 8.12.

History: Ord. 1459 §1, 2015.

(1) Applicability. Except as otherwise provided in this chapter, no wireless communications facility shall be used or developed contrary to any applicable development standard unless an adjustment has been granted pursuant to this chapter.

(2) Procedure Type. A wireless communications facility adjustment is a Type II procedure.

(3) Submittal Requirements. In addition to the submittal requirements for a Type II application under Title 17, Division VII, an application for a wireless communications facility adjustment shall include:

(a) A written statement demonstrating how the adjustment would meet the criteria.

(b) A site plan that includes:

(A) Description of the proposed siting’s design and dimensions, as it would appear with and without the adjustment.

(B) Elevations showing all components of the wireless communications facility, and its connection to utilities, as it would appear with and without the adjustment.

(C) Color simulations of the wireless communications facility after construction demonstrating compatibility with the vicinity, as it would appear with and without the adjustment.

(4) Criteria. An application for a wireless communications facility adjustment shall be granted if the following criteria are met:

(a) The adjustment is consistent with the purpose of the development standard for which the adjustment is sought.

(b) Based on a visual analysis, the design minimizes the visual impacts to residential zones through mitigating measures, including, but not limited to, building heights, bulk, color, and landscaping.

(c) The owner demonstrates the existence of either of the following:

(A) Gap in Service.

(i) A gap in the coverage or capacity of the service network exists such that users are regularly unable to connect to the service network, or are regularly unable to maintain a connection, or are unable to achieve reliable wireless coverage within a building;

(ii) The gap can only be filled through an adjustment in one or more of the standards in this chapter; and

(iii) The adjustment is narrowly tailored to fill the service gap such that the wireless communications facility conforms to this chapter’s standards to the greatest extent possible.

(B) Minimization of Impacts. The adjustment would minimize or eliminate negative impacts to surrounding properties and their uses, through a utilization of existing site characteristics, including, but not limited to, the site’s size, shape, location, topography, improvements, and natural features. Negative impacts are minimized or eliminated if there is:

(i) A decrease in negative visual impacts, including, but not limited to, visual clutter;

(ii) Better preservation of views or view corridors;

(iii) A decrease in negative impacts on property values; or

(iv) A decrease in any other identifiable negative impacts to the surrounding area’s primary uses.

History: Ord. 1459 §1, 2015.

(1) Temporary Facilities. In order to facilitate continuity of services during maintenance or repair of existing facilities or prior to completion of construction of a new facility, temporary wireless communications facilities are allowed through administrative review. Temporary facilities authorized under this subsection may not be used in excess of 90 days, may not have a permanent foundation and shall be removed within 30 days after the permanent facility is completed. A permit for a temporary facility under this subsection may not be renewed or extended, nor may a new permit be issued for the same facility within the succeeding six months after the expiration of the initial permit, unless the Planning Commission approves otherwise after holding a public hearing.

(2) Third-Party Review and Associated Fees.

(a) The city shall obtain the services of a third party consultant to review and evaluate evidence offered as part of an application submitted under this chapter for the following applications:

(A) A new support tower in or within 300 feet of a residential zone or the OS zone;

(B) An adjustment to exceed the maximum height of a support tower in or within 300 feet of a residential zone or the OS zone; or

(C) An adjustment to reduce the minimum setback of a support tower on a property zoned residential or OS.

(b) The city may, but is not required to, obtain the services of a third party consultant to review and evaluate evidence offered as part of an application submitted under this chapter for an adjustment or for a new support tower in or within 300 feet of a public zone, mixed-use zone, or overlay zone.

(c) The City Council may establish fees in amounts sufficient to recover all of the city’s costs in retaining consultants to perform third-party review under this section.

(3) Issuance of Building Permit. No building permit shall be issued for the construction of a wireless communications facility until the application for the specific type of siting has been approved, including any local appeal.

(4) Nothing in this chapter shall be deemed to prohibit a public utility from installing or constructing a new utility structure, or enlarging, expanding, or reconstructing an existing utility structure in public right-of-way, if the installation, construction, enlargement, expansion, or reconstruction of the utility structure would otherwise be permitted under law and the utility can demonstrate that the need for the new utility structure is not related to or created by a wireless communications facility.

(5) Removal for Discontinuance of Service. Any wireless communications facility that has not provided service for six months is deemed a nuisance and is subject to abatement as provided in GMC Chapter 8.04. Any obsolete freestanding or attached wireless communications facility shall be removed by the facility owner within six months of the date it ceases to be operational or if it falls into disrepair.

(6) Relocation.

(a) The city has the right to require changes in the location of wireless communications facilities in rights-of-way when the public convenience requires such change, and the expense thereof shall be paid solely by the owner.

(b) Prior to requiring relocation, the city will provide the owner with notice substantially similar to that given to franchisees, licensees, or grantees.

(c) Should an owner fail to remove or relocate the wireless communications facility by the date stated in the notice, the city may cause removal or relocation of the wireless communications facility, and the expense thereof shall be paid by the owner, including all expenses incurred by the city due to the owner’s failure to remove or relocate the wireless communications facility.

(d) If an owner must relocate its wireless communications facility in rights-of-way as the result of a request by the city, the city will make a reasonable effort to provide the owner with an alternate location for the relocated facility.

(e) Measurements. Unless otherwise specified in this chapter, all references to the existing or allowed height of a structure in this chapter are measured from the original grade at the base of the wireless communications facility to the highest point on the wireless communications facility, including all antennas and excluding any lightning rods.

History: Ord. 1459 §1, 2015.

The standards of this chapter shall apply to applications for development of special uses.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

A church, hospital, nursing home or home for the aged may exceed the maximum building height standard of the zoning district in which it is located if the city Fire Department reports that it possesses sufficient fire-fighting capability to provide emergency response to a building of the height proposed; if the total floor area of the building does not exceed one and one-half times the area of the site; and if the front, side, street side and rear setbacks are each equal to a minimum of two-thirds of the height of the building.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1323 §1, 2002; Ord. 1535 §1 (Exh. A), 2024.

(1) Nursery Schools. Nursery schools shall provide and maintain at least 100 square feet of outdoor play area per child. A sight-obscuring fence at least four feet but not more than six feet in height shall separate the play area from abutting lots.

(2) Elementary Schools. Elementary schools shall provide a basic site area of five acres plus one additional acre for each 100 pupils of predicted ultimate enrollment.

(3) Secondary Schools. Secondary schools shall provide a basic site area of 10 acres plus one additional acre for each 100 pupils of predicted ultimate enrollment.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

(1) New Construction. Any new construction shall conform to the dimensional standards (off-street parking requirements, etc.) of the zone in which the use is located.

(2) Health, Safety and Welfare. The health, safety and welfare of the dependents shall be deemed the responsibility of the licensing agency and other agencies for administration of health and life safety codes.

(3) Extent of Use. Applicants must specify the extent of the use in as much detail as possible. For example:

(a) Maximum number of dependent individuals anticipated at one time;

(b) Site modifications required;

(c) Length of time request is for, if known;

(d) Number of employees, or others assisting in care, if any.

(4) Written Evidence of Licensing. Applicants must provide written evidence from licensing agency that criteria for license is met.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

Standards:

(1) In any residential zoning district, all equipment storage on the site shall be within an enclosed building.

(2) The use shall be fenced and provided with landscaping.

(3) Minimum lot size for a public utility facility may be waived on finding that the waiver will not result in noise or other detrimental effects to the adjacent property.

(4) As far as possible, transmission towers, poles, overhead wires, pumping stations, and similar gear shall be so located, designed and installed as to minimize conflicts with the scenic values of the neighborhood or city as a whole.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

Manufactured dwelling parks shall meet the requirements of Chapter 446, Oregon Revised Statutes, and the Rules and Regulations Governing the Construction and Sanitary Operation of Travelers’ Accommodations and Trailer Parks adopted by the Oregon State Board of Health. In addition, the following minimum standards shall apply:

(1) Parking Space Requirement. The provisions of GMC Chapter 17.48 apply, including the exceptions granted by GMC Section 17.48.010. Additionally, and if not in conflict with GMC 17.48.010, parking space shall be provided for each manufactured dwelling space on the site. In addition, guest parking spaces shall be provided in every manufactured dwelling park within 200 feet of the manufactured dwelling spaces served and at a ratio of one parking space for each two manufactured dwelling spaces. Parking spaces shall have durable and dustless surfaces adequately maintained for all-weather use and shall be properly drained.

(2) Fencing and Landscaping. A sight-obscuring fence or hedge not more than six feet high shall enclose the manufactured dwelling park except at points of ingress and egress. A built-up fence, as distinguished from a hedge, shall be so located as to conform to front and side yard requirements of the zoning district and suitable landscaping shall be provided in the required yard.

(3) Density Standards.

(a) Maximum density shall be 12 units per net acre;

(b) Minimum density shall be eight units per net acre.

(4) Yard Requirements. Front yard from abutting street shall be at least 25 feet but no closer than 50 feet from the center of the road. Side and rear yards shall be at least 30 feet from any interior property line abutting property zoned R-7.2. Side and rear yard shall be at least 10 feet from any interior property line. Each manufactured dwelling park shall be divided into spaces for each dwelling unit and each space shall have a minimum side and rear yard of five feet from an adjoining space.

(5) Recreation Area. A minimum of 4,000 square feet of recreation area shall be provided for each gross acre of land in the proposed manufactured dwelling park. The recreation area may be in one or more locations in the park. At least one recreation area shall have a minimum size of 10,000 square feet. The recreational site or sites are to be of a size and shape adequate for the intended use and location shall be convenient to all manufactured dwelling sites in the park.

(6) Area. The minimum area of a manufactured dwelling park shall be one acre.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1289 §1, 2000; Ord. 1515 §2 (Exh. B), 2022; Ord. 1535 §1 (Exh. A), 2024.

A commercial amusement or recreation establishment may be authorized after consideration of the following factors:

(1) Adequacy of access from principal streets together with the probable effect on traffic volumes of abutting and nearby streets.

(2) Adequacy of off-street parking.

(3) Adequacy of building and site design provisions to maintain a reasonable minimum of noise and glare from the building site.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

(1) The site of a recreation vehicle park shall be a minimum of five acres in size and at least 50 percent of the site shall be located in the floodway or floodway fringe areas of commercial and light industrial zones.

(2) A recreation vehicle park shall have access on a public road that is classified as a minor arterial or better.

(3) A recreation vehicle park shall be a “Class A” park as defined under State of Oregon regulations.

(4) The base density shall not exceed one recreation vehicle space per 3,000 square foot of land area.

(5) Setbacks.

(a) A minimum 10-foot setback from side and rear property lines is required for all structures and RV spaces;

(b) A minimum 20-foot setback from properties that lie adjacent to a street is required for all structures and RV spaces;

(c) A minimum 10-foot separation distance shall be maintained between RV spaces;

(d) A minimum 10-foot setback shall be maintained between RV spaces and on-site structures.

(6) Each RV space shall be served by electrical, potable water and sewage disposal hook-ups.

(7) Each RV space shall include a minimum 12-foot by 20-foot hard surface area.

(8) Each RV space shall have a picnic type table.

(9) Parking Space Requirements. In addition to the parking spaces required for the RVs, the manager and employees of the park, a minimum of one hard surfaced parking space per RV shall be provided which may or may not be located on the same site as the RV space.

(10) Access and Circulation. The location of accesses shall be subject to approval of the city. Additionally, two-way drives shall be a minimum of 24 feet wide and not less than 32 feet wide if parking is permitted on the margins of the drive. One-way drives shall be a minimum of 16 feet wide and no less than 24 feet wide if parking is permitted in the margins of the drive. All drives shall be hard surfaced. Dead ends shall terminate in a turn-around with a minimum 45-foot radius or hammerhead design as approved by the city.

(11) Buffering. Except for access driveways and corner vision requirements, the facility shall be screened on all sides by sight obscuring plant materials and/or a fence not less than six feet high.

(12) Accessory Uses. The following uses and services may be provided at a scale intended to serve the tenants of the facility:

(a) Clubhouses.

(b) Tourist information centers.

(c) Laundry, rest room and shower facilities.

(d) Storage and maintenance buildings.

(e) Recreational facilities exceeding the recreational standards of these provisions.

(f) Commercial uses not exceeding a total of 500 square feet of floor area.

(13) Recreational Facilities. A minimum 500 square foot or 20 square foot per RV site, whichever is greater, shall be provided. Additionally, facilities exceeding 100 spaces in size shall provide playground equipment for children.

(14) The facility shall comply with all applicable rules and regulations of county and state agencies.

(15) Trash and recycling receptacles shall be provided in convenient locations and screened.

(16) A caretaker’s/manager’s residence and office shall be provided on site.

(17) The construction and operation of the RV park shall satisfy the applicable requirements of the Oregon Administrative Rules, including Chapter 333, Division 31, and Chapter 918, Division 650.

(18) A minimum of 15 percent of the property shall be landscaped pursuant to GMC Chapter 17.46 (Landscaping).

(19) Public access on the Clackamas and Willamette Rivers shall not be impeded and bikeways and pedestrian facilities shall be provided pursuant to requirements of the Gladstone Comprehensive Plan.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1198 §1(F), 1994; Ord. 1535 §1 (Exh. A), 2024.

The Planning Commission shall require the following to be submitted for a permit to extract aggregate materials:

(1) Extraction Plan. An extraction plan that, at a minimum, meets the following requirements:

(a) That extraction be carried out in a manner that protects surrounding property from damage and meets state and federal codes;

(b) That extraction activity be screened from view;

(c) That dust be controlled;

(d) That operations be limited to daylight hours;

(e) That there be direct access to major or minor arterials.

(2) Restoration Plans and Performance Bonds. Restoration plans and performance bonds will be required to assure site rehabilitation.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

(1) Truck tractors are considered to be those vehicles defined by ORS 483.012(2). Semi-trailers are considered to be those vehicles defined by ORS 481.045(3)(a), (3)(b) and (3)(c).

(2) Locational Criteria.

(a) Situated in the C-3 general commercial zoning district;

(b) In proximity to a freeway, preferably with direct access to at least a minor arterial; and

(c) Avoid direct access through residential areas.

(3) Site Characteristics.

(a) The site shall be large enough to accommodate the proposed use to include maneuvering areas;

(b) The surface and/or base must be of sufficient strength to support trucks and trailers, including trailer standing gear; and

(c) Consider impact on surrounding commercial uses.

(4) Design Standards.

(a) The site shall be screened to obscure direct view from adjacent streets and property;

(b) A sight-obscuring buffer shall be provided within the landscaped strip;

(c) Side and Rear Yards.

(A) When the use abuts a residential district, a buffer shall be provided to adjacent properties, a distance equal to the setback required by the residential district;

(B) When the proposed use abuts a commercial district, a five-foot buffer shall be required.

(d) Corner vision requirements of GMC Chapter 17.54 (Clear Vision) shall be met.

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

[Ed. Note: The publication(s) referred to or incorporated by reference in this ordinance are available from the office of the City Recorder.]

Light manufacturing as an accessory use to a use permitted outright in GMC Section 17.20.020:

(1) Manufacture, compounding, processing, packaging or treatment of previously prepared materials may be allowed when clearly accessory to retail or wholesale sales of that product(s) on the site:

(a) The applicant shall demonstrate compliance with adopted noise standards for that zoning district, to include hours of manufacturing operation; and

(b) Truck traffic (to include delivery vehicles) shall not access the site on streets primarily serving residential areas;

(2) The applicant shall demonstrate the site is of adequate size and shape to accommodate the proposed use:

(3) Adequate facilities to serve the proposed use are present or can be provided in conjunction with development to include fire protection, waste disposal and transportation facilities;

(4) “Accessory” shall be construed to mean manufacturing necessary to support the commercial nature of the use and is not necessarily limited to less square footage, number of employees, etc., with respect to “incidental or subordinate” as defined in GMC Chapter 17.06 (Definitions).

Statutory Reference: ORS Ch. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1535 §1 (Exh. A), 2024.

The design standards for land divisions and property line adjustments shall apply to all subdivisions, partitions, middle housing land divisions, and property line adjustments.

Statutory Reference: ORS Chs. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1323 §1, 2002; Ord. 1518 §1 (Exh. A), 2022.

(1) General. The length, width and shape of blocks shall be designed with due regard for the provision of adequate building sites for the use contemplated, consideration of the need for traffic safety, convenience, access, circulation and control, and recognition of limitations and opportunities of topography.

(2) Sizes. Full street connections shall be provided at intervals consistent with the adopted transportation system plan for the identified street classification, except as modified by GMC Sections 17.50.020 and 17.50.030(2), or where prevented by topography, existing development, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers.

(3) Easements.

(a) Utility Lines. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be dedicated wherever necessary. The easements shall be a minimum of 12 feet in width and centered on rear or side lot lines at change of direction points of easements, except for guy wire tieback easements which shall be six feet wide by 20 feet long along lot lines.

(b) Middle Housing Easements. Easements shall be provided for each dwelling unit for:

(A) Locating, accessing, replacing, and servicing all utilities;

(B) Pedestrian access from each dwelling unit to a private or public road;

(C) Any common use areas or shared building elements;

(D) Any dedicated driveways or parking; and

(E) Any dedicated common areas.

(c) Watercourses. If a tract is traversed by a watercourse such as a drainage way, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse and adequate in width for the purpose. Streets, parkways or greenways parallel to or integrated with major watercourses may be required.

(d) Pedestrian and Bicycle Ways. Except as modified by GMC Section 17.50.030(2), in blocks over 800 feet in length, a pedestrian or bicycle way with a minimum width of 10 feet shall be provided through the middle of the block when desirable for public convenience. If unusual conditions require blocks longer than 1,200 feet, two pedestrian ways may be required. When desirable for public convenience, or when called for in the comprehensive plan, pedestrian ways may be required to connect cul-de-sacs, to pass through unusually shaped blocks, or to facilitate a linked system of pedestrian ways or greenways or bicycle ways.

(e) Greenways. When called for in the comprehensive plan, the Planning Commission may require the dedication, reservation or setting aside of greenways which will be open or accessible to the public. Except for trails or paths, such greenways will usually be left in a natural condition without improvements. Where appropriate, greenways may be combined with easements for utilities or watercourses.

Statutory Reference: ORS Chs. 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1294 §1, 2000; Ord. 1483 §2 (Exh. 5), 2017; Ord. 1518 §1 (Exh. A), 2022.

(1) Size and Shape. Lot size, width, shape and orientation shall be appropriate for the location of the subdivision and for the type of development and use contemplated. The width of a lot shall be at least 50 feet except that corner lots shall have a width of at least 60 feet to permit appropriate building setback from both streets. Minimum lot depth in a residential district shall be 60 feet. In the case of irregular lots, the width shall be measured along the front building line. Except in middle housing land divisions or in a PUD development, in no case shall a lot area be less than the zoning district required. The Planning Commission may, when such a minimum in the case of multi-household dwelling subdivision development would result in a conflict with the minimum area requirements of the zoning ordinance, require larger minimum area requirement so as to conform to the zoning ordinance. These minimum standards shall apply with the following exceptions:

(a) Where property is zoned and planned for commercial or industrial use, other widths and areas may be permitted at the discretion of the Planning Commission. Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.

(2) Frontage. A lot shall have minimum frontage of 20 feet on a street other than an alley.

(3) Through Lots and Parcels. Through lots and parcels shall be avoided except where they are essential to provide separation of residential development from major traffic arteries or adjacent nonresidential activities or to overcome specific disadvantages of topography and orientation. A planting screen easement at least 10 feet wide, and across which there shall be no right of access, may be required along the line of building sites abutting such a traffic artery or other incompatible use.

(4) Lot and Parcel Side Lines. The lines of lots and parcels, as far as is practicable, shall run at right angles to the street upon which they face, except that on curved streets they shall be radial to the curve.

(5) Middle Housing Land Divisions. This section does not apply to middle housing land divisions.

Statutory Reference: ORS Chs. 92, 197 and 227

History: Ord. 1131 §2, 1990; Ord. 1294 §1, 2000; Ord. 1518 §1 (Exh. A), 2022.

If special building setback lines are to be established in a subdivision, they shall be shown on the subdivision plat or shall be included in the deed restrictions.

Statutory Reference: ORS Chs. 197 and 227

History: Ord. 1131 §2, 1990.

In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Planning Commission may require that the blocks be of such size and shape, be so divided into building sites and contain such site restrictions as will provide for extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size.

Statutory Reference: ORS Chs. 197 and 227

History: Ord. 1131 §2, 1990.

No lot area, yard or other open space existing on or after the effective date of the ordinance codified in this title shall be reduced below the minimum required for it by this title, and no lot area, yard or other open space which is required by this title for one use shall be used as the required lot area, yard or other open space for another use.

Statutory Reference: ORS Chs. 197 and 227

History: Ord. 1131 §2, 1990.