(1) CO Zone. The purpose of the commercial office (CO) zone is to define and protect areas suitable for offices and businesses providing personal and professional services.

(2) CH Zone. The purpose of the commercial highway (CH) zone is to define and protect areas suitable for commercial uses which require exposure and access to major traffic arterials, and which provide facilities and services to motorists.

(3) CR Zone. The purpose of the commercial retail (CR) zone is to define and protect areas suitable for the development of a wide range of retail commercial facilities and services.

(4) CRT Zone. The purpose of the commercial retail transitional (CRT) zone is to define areas suitable for the development of a wide range of mixed commercial and/or residential uses, facilities, and services. The CRT zone is considered a transitional zone in that uses are expected to gradually evolve from predominantly residential to predominantly commercial. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

Within any commercial zone, no structure shall be used, constructed, erected, or altered, and no lot shall be used or occupied for any purposes except as allowed per Tables 18.70.020-1 and 18.70.020-2. Uses are permitted as follows:

(1) P = use permitted outright.

(2) C = use permitted with conditional use approval per Chapter 18.25 MCC.

(3) S = use permitted pursuant to special use standards in Chapter 18.30 MCC.

(4) N = use not permitted.

(5) Uses not listed are considered not permitted unless approved through a similar use determination in accordance with MCC 18.05.110.

Table 18.70.020-2 Permitted Uses in the Commercial Zones

In the table below, use categories are used consistent with the descriptions in Chapter 18.25 MCC. In some cases, specific uses are called out in the table where needed for clarity or special circumstance.

(Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

(1) New development in the commercial zones shall comply with the standards of Table 18.70.040-1.

(Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

No main building shall be constructed, erected, or placed within a required yard. No main building shall be constructed, enlarged, altered, or repaired in such a way that it extends any required yard except as may be authorized under the provisions of Chapter 18.140 MCC, Yards. When this title or any other ordinance requires a setback or yard of greater depth than is required in this section, the greater setback or yard requirement shall apply. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)

New multiple unit residential development shall meet all development standards established in MCC 18.50.060(2), Multiple Dwellings. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)

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

(a) Public and institutional buildings, except that the standard shall not apply to buildings that are not subject to design review; and

(b) Commercial and mixed use buildings subject to design review.

(2) All developments listed in subsection (1) of this section shall be oriented to a street. The building orientation standard is met when all of the following criteria are met:

(a) The minimum and maximum setback standards in MCC 18.70.030 are met;

(b) Buildings have their primary entrance(s) oriented to (facing) the street. Building entrances may include entrances to individual units, lobby entrances, entrances oriented to pedestrian plazas, or breezeway/courtyard entrances (i.e., to a cluster of units or commercial spaces). Alternatively, a building may have its entrance facing a side yard when a direct pedestrian walkway not exceeding 20 feet in length is provided between the building entrance and the street right-of-way. On corner lots, buildings and their entrances shall be oriented to the street corner, as shown in Figure 18.90.050-1. Alternatively, a building entrance may be located away from the corner where the building corner is beveled, or incorporates other detailing to reduce the angular appearance of the building at the street corner.

(c) Off-street parking, driveways or other vehicular circulation shall not be placed between a building and the street used to comply with subsection (2)(b) of this section. On corner lots, parking, driveways and other vehicle areas shall be prohibited between buildings and street corners. (Ord. 1420 § 1 (Exh. B), July 15, 2025.)

(1) Light Industrial (IL) Zone. The purpose of the light industrial (IL) zone is to:

(a) Define and protect areas suitable for a wide range of light manufacturing and related activities;

(b) Ensure that such activities are developed and maintained so as to be compatible with immediately surrounding land uses and the general community;

(c) Provide standards and review procedures by which such compatibility can be assured.

(2) Industrial Park (IP) Zone. The industrial park (IP) zone is intended to accomplish the following purposes:

(a) To define and protect areas for manufacturing and related industrial activities;

(b) To ensure that such activities are developed and maintained so as to be compatible with immediately surrounding land uses and the general community;

(c) To provide standards and review procedures by which such compatibility can be assured.

(3) General Industrial (GI) Zone. The general industrial (GI) zone is intended to:

(a) Provide land for and encourage the grouping together of warehousing, manufacturing, and other industrial uses;

(b) Ensure that such activities are developed and maintained so as to be compatible with immediately surrounding land uses and the general community;

(c) Provide standards and review procedures by which such compatibility can be assured. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

Within any industrial zone, no structure shall be used, constructed, erected, or altered, and no lot shall be used or occupied for any purposes except as allowed per Table 18.75.020-1. Uses are permitted as follows:

(1) P = use permitted outright.

(2) C = use permitted with conditional use approval per Chapter 18.25 MCC.

(3) S = use permitted pursuant to special use standards in Chapter 18.30 MCC.

(4) N = use not permitted.

(5) Uses not listed are considered not permitted unless approved through a similar use determination in accordance with MCC 18.05.110.

Table 18.75.020-1 Permitted Uses in the Industrial Zones

In the table below, use categories are used consistent with the descriptions in Chapter 18.27 MCC. In some cases, specific uses are called out in the table where needed for clarity or special circumstance.

(Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

All proposed development subject to design review must be approved as a Type II land use action as part of the design review process. Applicable design review for development in industrial zones criteria include the requirements listed in MMC 18.75.070 and performance standards in MMC 18.75.090 intended to minimize negative impacts of industrial development on surrounding uses. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1418, § 1 (Exh. A), December 3, 2024; Ord. 1420 § 1 (Exh. B), July 15, 2025.)

The following special development limitations shall apply:

(1) Outside storage abutting or facing a residential or commercial zone shall be enclosed by a sight-obscuring fence or wall.

(2) Requirements.

(a) The fence or wall shall obstruct the storage from view on the sides of the property abutting or facing these zones and shall be at least six feet in height.

(b) The fence or wall shall be of such material and design that it will reduce noise emanating from the site and shall be maintained in good condition and repair.

(i) Permitted fence and wall materials include weather-treated wood; untreated cedar and redwood; metal (e.g., wrought iron, and similar fences); bricks, stone, masonry block, formed-in-place concrete, or similar masonry; vinyl and composite (e.g., recycled) materials designed for use as fencing. In addition, evergreen hedges are considered screening walls for the purpose of this chapter.

(ii) Prohibited fence and wall materials include straw bales, tarps, scrap lumber, untreated wood (except cedar or redwood), corrugated metal, sheet metal, scrap materials; dead, diseased, or dying plants; and materials similar to those listed herein.

(c) The fence or wall shall be free of advertising, graffiti, or extraneous markings.

(3) Outside storage in a required yard shall not exceed eight feet in height. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

All development in industrial zones shall comply with the following provisions of Table 18.75.050-1 and all other applicable provisions of this title:

(1) Off-Street Parking. Off-street parking shall conform to the standards of Chapter 18.130 MCC, Parking.

(2) Signs. Signs shall conform to the provisions of Chapter 15.10 MCC.

(3) Subdivisions and Partitions. All land divisions shall be reviewed in accordance with the provisions of MCC Title 17.

(4) Landscaping. Landscaping shall be consistent with Chapter 18.145 MMC, Landscaping and Street Trees.

(5) On-Site Lighting. All on-site lighting shall be designed, located, shielded, or deflected so as to minimize light trespass onto adjacent properties and focus lighting downwards. The maximum permitted illumination at the property line (other than a public right-of-way or property under contiguous ownership) is 0.5 foot-candles.

A master plan for on-site lighting shall include the design, height, and location of all proposed exterior lights, including:

(a) Parking and loading areas;

(b) Pedestrian walkway lighting;

(c) Internal access road lighting;

(d) Lighting of public entrances into buildings; and

(e) Flood lights illuminating buildings or significant natural features.

(6) Equipment and Utilities. All utility lines shall be placed underground. All roof-mounted fixtures and utility cabinets or similar equipment that must be installed above-ground shall be visually screened from public view. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

(1) Access points to property from a street shall be located and designed consistent with the City of Monmouth Transportation System Plan.

(a) City policy aims to locate access points to minimize traffic congestion, and maximum effort shall be made to avoid directing traffic into residential areas.

(2) Existing access roads and access points shall be used to the maximum extent possible to serve the greatest number of uses.

(3) All access roads and driveways shall be surfaced with asphaltic concrete or similar permanent surfacing. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

For industrial developments subject to design review pursuant to MCC 18.10.120, the following requirements apply:

(1) Proposals shall include the following information:

(a) Description of the proposed use that includes, but is not limited to, information regarding the types of goods produced, manufacturing or fabrication processes, materials used for manufacturing, processing, and fabrication, number of employees, hours of operation, estimated truck and vehicular traffic volumes, noise impacts, and other information as required by the Planning Commission;

(b) Vicinity Map. The vicinity map shall indicate the subject property, all surrounding properties within 1,000 feet, streams or drainage ways and roads;

(c) Plot Plan. The plot plan shall be drawn at a scale of one inch equals 100 feet or at a larger scale and show the following:

(i) Property lines;

(ii) Required yards and setbacks;

(iii) Location of proposed structures;

(iv) Location of storage and loading areas;

(v) Location of parking spaces and facilities;

(vi) Access and circulation system;

(vii) Landscaping, screening, and fencing;

(viii) Existing and proposed utilities and service;

(ix) Public areas, dedicated rights-of-way and easements; and

(x) On-site lighting plan;

(d) Address and legal description of the property;

(e) The fee established by the City to defray the costs of processing the design review;

(f) Township range, section, and tax lot number;

(g) A brief statement regarding the proposed water supply system;

(h) A brief statement regarding the proposed sewage and waste disposal system; and

(i) An outline of proposed deed restrictions or covenants.

(2) Paper copies of the plans and information required in this section above shall be submitted to the City at least 30 days prior to the meeting at which the proposal is to be reviewed. The City shall specify size and number of copies to be submitted.

(3) The City Planner, or their designee, shall review the proposal in accordance with the design review criteria specified in MCC 18.75.080 and may suggest revisions to the proposal. Any building permit for a use, activity, or structure subject to design review shall be issued only for the development as approved by the City Planner, or their designee.

Under the provisions of this section, the City Planner, or their designee, may approve, conditionally approve, or disapprove a proposal for a use or structure in the industrial zones. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1418, § 1 (Exh. A), December 3, 2024.)

The Planning Commission shall consider the following criteria in evaluating industrial design review applications in order to ensure that the purposes of this section are met:

(1) The use, as proposed, is consistent with the description of permitted uses in MCC 18.75.030, or that the use is listed as a conditional use in MCC 18.75.030, and the applicant has submitted a concurrent conditional use permit application.

(2) The location, design, size, shape, and arrangement of the uses and structures are in scale with, and are compatible with, surrounding structures and land uses.

(3) The quantity, location, height, and materials of walls, fences, hedges, screen plantings, and landscaped areas are such that they serve their intended purpose and have no undue adverse effect on abutting land uses.

(4) The development meets all landscaping requirements and includes suitable planted ground cover, or other surfacing is provided to prevent erosion and reduce dust.

(5) Adequate public facilities are available to serve the development or will be made available through development of the property.

(6) Adequate right-of-way and road improvements are provided by the development, based on anticipated traffic generation, in order to promote traffic safety and reduce traffic congestion. Consideration shall be given to the need and feasibility of widening and improving abutting streets to City specifications and also to the necessity for such additional requirements as lighting, sidewalks, turn and deceleration/acceleration lanes and frontage roads.

(7) The access meets all requirements, and the circulation pattern within the boundaries of the development is safe and efficient. Consideration shall be given to the layout of the site with respect to the location and dimensions of vehicular and pedestrian entrances, exits, drives, walkways, buildings, and other related facilities.

(8) Off-street parking and loading-unloading facilities are provided in a safe and efficient manner and meet all applicable requirements. Such consideration shall include the layout of the parking and loading-unloading facilities and their surfacing, lighting, and landscaping.

(9) All proposed signs meet the requirements of the sign code.

(10) On-site lighting meets the requirements of MCC 18.75.090(2)(a)(ii). (Ord. 1408, § 1 (Exh. A), May 2, 2023.)

(1) No structure shall be used, constructed, erected, or altered, and no lot shall be used or occupied for any purposes in the industrial zones until they are found to be in conformance with the review procedures of MCC 18.10.110 and the standards set forth in this section.

(2) The discharge into the environment of solids, liquids, or gases in such quantities as to be detrimental to the public health, safety, and welfare; or to cause injury to human, plant, or animal life; or to property is prohibited in industrial zones. No land or structure shall be used or occupied unless there is continuing compliance with the following standards:

(a) Heat, Glare, and Light.

(i) Except for exterior lighting, operations producing heat or glare shall be conducted entirely within an enclosed building; such heat and glare shall not be discernable at or beyond the property line;

(ii) Exterior lighting shall be directed away from and shall not reflect on adjacent properties.

(b) Noise. Noise emitted shall be consistent with the requirements of MMC 8.05.155, Maximum allowable noise limits.

(c) Sewage. Adequate provision shall be made for the disposal of sewage and waste materials. Such provisions shall meet the requirements of the State Department of Environmental Quality.

(d) General Standards. No activity shall be conducted that will cause the emission of noise, vibration, residue, discharge, or odor that is offensive to the community. (Ord. 1408, § 1 (Exh. A), May 2, 2023; amended by Ord. 1420 § 1 (Exh. B), July 15, 2025.)

Conditions may be established by the Planning Commission for any use, activity, or structure subject to the site review provisions. Such conditions shall be the minimum necessary to ensure that the purpose of the industrial zone is accomplished. Guarantees and evidence that such conditions will be complied with may be reviewed. Design review requires applicants to state the hours of operation for their activities and state how they will comply with the City’s industrial performance standards. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)

The Main Street district zone is intended to provide a vibrant mix of commercial uses in a pedestrian-friendly environment. The standards encourage mixed use development, supporting the retail shopping environment and reducing the need for people to drive. Combining housing with commercial uses provides greater housing options for employees, and housing for those who prefer to live close to the amenities and services of Main Street. Providing this type of activity “around the clock” also increases business security after hours.

A City goal is to strengthen the Main Street district as the “heart” of the community and as the logical place for people to gather and create a business center. The district is intended to support this goal through elements of design and appropriate mixed use development. This chapter provides standards for the orderly improvement of the Main Street district based on the following principles:

(1) Efficient use of land and urban services;

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

(3) Main Street provides both formal and informal community gathering places;

(4) There is a distinct storefront character that identifies Main Street;

(5) The Main Street district is connected to neighborhoods and other employment areas;

(6) Transit-oriented development reduces reliance on the automobile and reduce parking needs along Main Street;

(7) Design standards/guidelines maintain and enhance the City’s historic architecture. (Code 1983 § 92.405.)

The Main Street (MS) district zone is generally applied to the area located west of Highway 99W (Pacific Street), south of Jackson Street, north of Clay Street, and east of College Street. Other properties in the vicinity of the Main Street district may be zoned MS upon review and approval through the Comprehensive Plan Map amendment/zone change process. (Amended by Ord. 1352, § 1 (Exh. A), December 2, 2014; Ord. 1386, § 1 (Exh. A), August 20, 2019. Code 1983 § 92.410.)

The following land uses are permitted in the Main Street district zone, subject to the provisions of this chapter:

(1) Residential* (residential shall remain secondary to commercial use in the MS district):

(a) Zero-lot-line housing, existing only.

(b) Accessory dwelling units, interior to an existing single detached dwelling only.

(c) Manufactured homes; individual lots, existing housing only.

(d) Townhouse.

(e) Duplex and triplex.

(f) Multiple dwelling housing.

(g) Residential homes and facilities, as defined by this title.

(h) Day care facilities, provided they are located within office buildings and do not exceed 1,500 square feet or serve more than 13 children.

(2) Public and institutional*:

(a) Clubs, lodges, similar uses.

(b) Government offices and facilities (administration, public safety, transportation, utilities, and similar uses).

(c) Public parking lots and garages, Main Street excepted.

(d) Private utilities.

(e) Public and private educational facilities and trade schools, art, music, or dance studios, radio and television studios, excluding transmission towers.

(f) Public parks and recreational facilities.

(g) Libraries and senior and community centers.

(3) Accessory uses and structures*.

(4) Commercial:

(a) Food carts and food cart pods.

(b) Coffee shops, cafes and delicatessens which serve at least breakfast and/or lunch, and catering services.

(c) Health and recreational facilities, such as exercise spas, gymnasiums, tennis and racquetball courts, saunas.

(d) Entertainment (e.g., theaters, clubs, galleries, museums, amusement uses).

(e) Hotels, motels.

(f) Medical and dental offices, clinics and laboratories.

(g) Mixed use development (housing and other permitted use)*.

(h) Office uses (i.e., those not otherwise listed) and telecommuting centers.

(i) Personal and professional services (e.g., flower or plant store, pet shop, hardware store, pharmacy, laundromats, and dry cleaners, barber shops and salons, banks and financial institutions, and similar uses).

(j) Graphic arts, printing, blueprinting, photo processing or reproduction labs, publishing and book binding services, and testing laboratories and facilities, provided no operation shall be conducted or equipment used that would create hazards and/or noxious or offensive conditions.

(k) Repair services (must be enclosed within building).

(l) Retail trade and services.

(m) Uses similar to those listed above subject to conditional use requirements, as applicable.

(n) Hosted short-term rental use that meets the standards set forth in MCC 5.65.025.

(o) Not hosted short-term rental use for 45 days or fewer in a calendar year that meets the standards set forth in MCC 5.65.025.

(5) Industrial*: light manufacturing (e.g., small-scale crafts, electronic equipment, bakery, furniture, similar goods when in conjunction with retail or when less than 5,000 square feet in area).

Uses marked with an asterisk (*) are subject to the standards in MCC 18.90.110, Special standards for certain uses. (Amended by Ord. 1352, § 1 (Exh. A), December 2, 2014; Ord. 1372, § 1 (Exh. A), February 7, 2017; Ord. 1387, § 1 (Exh. A), November 19, 2019; Ord. 1405, § 1 (Exh. A), July 5, 2022; Ord. 1408, § 1 (Exh. A), May 2, 2023; Ord. 1420 § 1 (Exh. B), July 15, 2025. Code 1983 § 92.420.)

If authorized under the procedures provided for conditional uses in this title, the following uses may be permitted in the MS district:

(1) Bed and breakfast inns and not hosted short term rental use for more than 45 total days in a calendar year that meets the standards set forth in MCC 5.65.025.

(2) Telecommunications equipment (including wireless).

(3) Churches and other places of worship or religious assembly.

(4) Assembly or convention facilities and theaters for performing arts with seating capacity greater than 300.

(5) Uses similar to those listed under MCC 18.90.030, Permitted land uses, subject to conditional use requirements, as applicable. (Amended by Ord. 1352, § 1 (Exh. A), December 2, 2014; Ord. 1387, § 1 (Exh. A), November 19, 2019; Ord. 1408, § 1 (Exh. A), May 2, 2023. Code 1983 § 92.430.)

(1) Drive-through uses are prohibited in the Main Street District. This includes drive-through facilities associated with a permitted primary use.

(2) Recreational marijuana retail facilities are prohibited in the Main Street District. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)

In the Main Street District zone, buildings are placed close to the street to create a vibrant pedestrian environment, to slow traffic down, provide a storefront character to the street, and encourage walking. The setback standards are flexible to encourage public spaces between sidewalks and building entrances (e.g., extra-wide sidewalks, plazas, squares, outdoor dining areas, and pocket parks). The standards also encourage the formation of solid blocks of commercial and mixed use buildings for a walkable Main Street.

Setbacks for porches are measured from the edge of the deck or porch to the property line. The setback standards, as listed below, apply to primary structures as well as accessory structures. The standards may be modified only by approval of a variance, in accordance with Chapter 18.20 MCC.

(1) Front Yard Setbacks.

(a) Minimum Setback. There is no minimum front yard setback required.

(b) Frontage occupancy requirement: 75 percent.

(i) This standard is met when building(s) or public plaza occupy at least 75 percent of the site’s frontage area along a public street. For this standard, frontage is considered the area between zero to 10 feet from the front property line, extending the entire width of the frontage. Portions of the building not used to meet this standard may set back more than 10 feet from the front property line.

(ii) For corner lots with frontage on Main Street, this standard must be met on Main Street. For corner lots with no frontage on Main Street, this standard may be met on either frontage.

(iii) The portion of the site’s frontage area not occupied by building(s) shall be landscaped or developed as a pedestrian amenity consistent with MCC 18.90.100.

(iv) See Figure 18.90.050-1 for visual illustration of the frontage occupancy requirement.

Figure 18.90.050-1: Frontage Occupancy

(Amended by Ord. 1260, January 3, 2008; Ord. 1408, § 1 (Exh. A), May 2, 2023. Code 1983 § 92.440.)

There is no maximum lot coverage requirement, except that compliance with other sections of this code may preclude full (100 percent) lot coverage for some land uses. (Code 1983 § 92.450.)

This section is intended to promote the walkable, storefront character of Main Street by orienting (placing or locating) buildings close to streets. Placing buildings close to the street also slows traffic down and provides more “eyes on the street,” increasing the safety of public spaces. The standards, as listed on the following page and illustrated below, complement the front yard setback standards in MCC 18.90.050.

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

(a) Three or more attached townhomes on their own lots (i.e., townhomes subject to design review);

(b) Duplex and triplex developments with more than one building (i.e., duplex and triplex developments subject to design review);

(c) Multiple dwelling housing;

(d) Public and institutional buildings, except that the standard shall not apply to buildings that are not subject to design review; and

(e) Commercial and mixed use buildings subject to design review.

Figure 18.90.070 – Building Orientation (Typical)

(2) Building Orientation Standard. All of the developments listed in subsection (1) of this section shall be oriented to a street. The building orientation standard is met when all of the following criteria are met:

(a) The minimum and maximum setback standards in MCC 18.90.050 are met;

(b) Buildings have their primary entrance(s) oriented to (facing) the street. Building entrances may include entrances to individual units, lobby entrances, entrances oriented to pedestrian plazas, or breezeway/courtyard entrances (i.e., to a cluster of units or commercial spaces). Alternatively, a building may have its entrance facing a side yard when a direct pedestrian walkway not exceeding 20 feet in length is provided between the building entrance and the street right-of-way. On corner lots, buildings and their entrances shall be oriented to the street corner, as shown in Figure 18.90.050-1. Alternatively, a building entrance may be located away from the corner where the building corner is beveled, or incorporates other detailing to reduce the angular appearance of the building at the street corner.

(c) Off-street parking, driveways or other vehicular circulation shall not be placed between a building and the street used to comply with subsection (2)(b) of this section. On corner lots, parking, driveways and other vehicle areas shall be prohibited between buildings and street corners.

(3) Variances. The standards of this section may be varied to address topographic or other physical constraints, in accordance with the provisions for variances in Chapter 18.20 MCC. (Amended by Ord. 1408, § 1 (Exh. A), May 2, 2023. Code 1983 § 92.460.)

All buildings in the Main Street District zone shall comply with the following building height standards. The standards are intended to allow for development of appropriately scaled buildings with a storefront character.

(1) Maximum Height. Buildings shall be no more than 45 feet in height. (Amended by Ord. 1408, § 1 (Exh. A), May 2, 2023. Code 1983 § 92.470.)

(1) Purpose and Applicability. The Main Street District architectural guidelines and standards are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles. This section applies to all of the following types of buildings:

(a) Three or more attached townhomes on their own lots (i.e., townhomes subject to design review);

(b) Duplex and triplex developments with more than one building (i.e., duplex and triplex developments subject to design review);

(c) Multiple dwelling housing;

(d) Public and institutional buildings, except that the standard shall not apply to buildings that are not subject to design review;

(e) Commercial and mixed use buildings subject to design review;

(f) Substantial redevelopment of an existing building. For this section, substantial redevelopment is any expansion or addition that impacts more than 50 percent of the street-facing facade of the existing building. In the case of substantial redevelopment, only the portion of the building being redeveloped is subject to the standards in this section; and

(g) For properties located within a historic district, please refer to the Historic Commission, Chapter 2.40 MCC.

(2) Guidelines and Standards. Each of the following standards shall be met:

(a) Transparency – Windows and Entrances.

(i) Ground floor entrances oriented to the street shall be at least partially transparent. This standard may be met by providing a door with window(s), a transom window above the door, or sidelights beside the door. Windows used to meet this standard may count toward the storefront window percentage in subsection (2)(a)(ii) of this section. Transom windows above a door shall not be covered by an awning, canopy, or similar cover.

(ii) Transparent windows shall cover at least 60 percent of the ground-floor, street-facing elevation of all buildings. For this standard, the ground-floor elevation is the area between the building base (or 30 inches above the sidewalk grade, whichever is less) and a plane six feet above the sidewalk grade.

(iii) Upper floor, street-facing elevations may have less window coverage than ground-floor elevations. Orientation of upper floor windows shall be primarily vertical or have a width that is no greater than height. Paired or grouped windows that, together, are wider than they are tall, shall be visually divided to express the vertical orientation of individual windows.

(iv) Side and rear ground-floor building elevations shall provide a minimum of 30 percent window transparency.

(v) All windows shall have trim, reveals, recesses, or similar detailing of not less than four inches in width or depth, as applicable.

(vi) Windows and display cases shall not break the front plane of the building (e.g., projecting display boxes are discouraged). For durability and aesthetic reasons, display cases, when provided, shall be flush with the building facade (not affixed to the exterior) and integrated into the building design with trim or other detailing. Window flower boxes are allowed.

Figure 18.90.090-1 Primary Entrances and Windows

(b) Defined Upper Story. Building elevations shall contain detailing that visually defines street-level storefronts from upper stories. This standard may be met through any of the following elements:

(i) Awnings or canopies.

(ii) Belt course (molding or projecting bricks or stones running horizontally along the face of a building to emphasize the junction between two floors).

(iii) Similar detailing, materials, or fenestration.

(c) Building Articulation. All building elevations that orient to a public street or civic space must have at least one break in the wall plane every 25 feet of building length or width, as follows:

(i) A “break” for the purposes of this subsection is a change in wall plane of not less than 24 inches in depth. Breaks may include, but are not limited to, an offset, recess, window reveal, pilaster, frieze, pediment, cornice, parapet, gable, dormer, eave, coursing, canopy, awning, column, building base, balcony, permanent awning or canopy, marquee, or similar architectural feature.

(ii) Changes in paint color and features that are not designed as permanent architectural elements, such as display cabinets, window boxes, retractable and similar mounted awnings or canopies, and other similar features, do not count toward meeting this break-in-wall-plane standard.

Figure 18.90.090-1 Building Articulation Examples

(d) Pedestrian Shelters.

(i) Permanent awnings, canopies,recesses, or similar pedestrian shelters shall be provided along at least 60 percent of ground-floor elevation(s) that abut a public sidewalk or civic space. Pedestrian shelters used to meet this standard shall extend at least five feet over the pedestrian area; except that the City, through design review, may reduce this standard where it finds that existing right-of-way dimensions, easements, or building code requirements preclude standard shelters.

(ii) Pedestrian shelters shall comply with applicable building codes. If mezzanine or transom windows exist, the shelter shall be below such windows where practical. Where applicable, pedestrian shelters shall be designed to accommodate pedestrian signage (e.g., blade signs) while maintaining required vertical clearance.

(e) Mechanical Equipment. Rooftop mechanical equipment shall be set back or screened behind a parapet wall so it is not visible from any public right-of-way or civic space. Where such placement and screening is not practicable, the City may approve painting of mechanical units in lieu of screening; such painting may consist of muted, earth-tone colors.

(f) Exterior Building Materials. This standard applies to the exterior wall(s) of buildings that face a public street or civic space. Table 18.90.090.A lists building materials that are primary (P), secondary (S), accent (A), and not allowed (N).

(i) Buildings shall utilize primary materials (P) for at least 60 percent of the applicable building facades.

(ii) Secondary materials (S) are permitted on no greater than 40 percent of applicable building facades.

(iii) Accent materials (A) are permitted on no greater than 10 percent of applicable building facades as trim or accents only.

(iv) Materials listed as N are prohibited on applicable building facades.

(Amended by Ord. 1408, § 1 (Exh. A), May 2, 2023. Code 1983 § 92.480.)

(1) Purpose and Applicability. This section is intended to complement the building orientation standards in MCC 18.90.070, and the street standards in MCC 18.150.020, by providing comfortable and inviting pedestrian spaces within the Main Street district zone. Pedestrian amenities serve as informal gathering places for socializing, resting, and enjoyment of the City’s downtown, and contribute to a walkable district. This section applies to all of the following types of buildings:

(a) Three or more attached townhomes on their own lots (i.e., townhomes subject to design review);

(b) Duplex and triplex developments with more than one building (i.e., duplex and triplex developments subject to design review);

(c) Multiple dwelling housing;

(d) Public and institutional buildings, except that the standard shall not apply to buildings that are not subject to design review; and

(e) Commercial and mixed use buildings subject to design review.

(f) Substantial redevelopment of an existing building. For this section, “substantial redevelopment” is any expansion or addition that impacts more than 50 percent of the street-facing facade of the existing building. In the case of substantial redevelopment, only the portion of the building being redeveloped is subject to the standards in this section.

Figure 18.90.100 – Pedestrian and Transit Amenities (Typical)

(2) Guidelines and Standards. Every development shall provide one or more of the “pedestrian amenities” listed in subsections (2)(a) through (d) of this section, and illustrated above. (Note: the example shown in Figure 18.90.100 is meant to illustrate examples of pedestrian amenities. Other types of amenities and designs may be used.) Pedestrian amenities may be provided within a public right-of-way when approved by the applicable jurisdiction (i.e., City of Monmouth, Oregon Department of Transportation).

(a) A plaza, courtyard, square or extra-wide sidewalk next to the building entrance (minimum width of 10 feet).

(b) Sitting space (i.e., dining area, benches or ledges between the building entrance and sidewalk (minimum of 16 inches in height and 30 inches in width)).

(c) Public art that incorporates seating (e.g., fountain, sculpture, etc.).

(d) Transit amenity, such as bus shelter or pullout, in accordance with the City’s Transportation Plan and guidelines established by the Chemeketa Area Regional Transportation Service. (Amended by Ord. 1408, § 1 (Exh. A), May 2, 2023. Code 1983 § 92.490.)

(1) This section supplements the standards contained in MCC 18.90.020 through 18.90.100. It provides standards for the following land uses in order to control the scale and compatibility of those uses within the residential district:

(a) Residential uses.

(b) Public and institutional uses.

(c) Accessory uses and structures.

(d) Outdoor storage and display.

(e) Light manufacture.

(2) Residential Uses. Higher density residential uses, such as multidwelling buildings and attached townhomes, are permitted to encourage housing near employment, shopping and services. All residential developments shall comply with the standards in subsections (2)(a) through (f) of this section, which are intended to require mixed use development; conserve the community’s supply of commercial land for commercial uses; provide for designs that are compatible with a storefront character; avoid or minimize impacts associated with traffic and parking; and ensure proper management and maintenance of common areas. Residential uses existing before the effective date of the ordinance codified in this title are exempt from this section.

(a) Mixed Use Development Required. Residential uses shall be permitted only when part of a mixed-use development (residential with commercial or public/institutional use). Both “vertical” mixed use (housing above the ground floor), and “horizontal” mixed-use (housing on the ground floor) developments are allowed, subject to the standards in subsections (2)(b) through (f) of this section.

(b) Limitation on Street-Level Housing. No more than 50 percent of a single street frontage may be occupied by residential uses. This standard is intended to reserve storefront space for commercial uses and public/institutional uses; it does not limit residential uses above the street level on upper stories, or behind street-level storefronts.

(c) Density. There is no minimum or maximum residential density standard. Density shall be controlled by the applicable lot coverage, and building height standards.

(d) Parking, Garages, and Driveways. All off-street vehicle parking, including surface lots and garages, shall be oriented to alleys, or located in parking areas located behind or to the side of the building; except that side yards facing a street (i.e., corner yards) shall not be used for surface parking. All garage entrances facing a street (e.g., structured parking) shall be recessed behind the front building elevation by a minimum of four feet. On corner lots, garage entrances shall be oriented to a side street (i.e., away from Main Street) when access cannot be provided from an alley.

One off-street parking space is required for each residential unit. No off-street parking is required for nonresidential uses.

(e) Creation of Alleys. When a subdivision (e.g., four or more townhome lots) is proposed, a public or private alley shall be created for the purpose of vehicle access. Alleys are not required when existing development patterns make construction of an alley impracticable. As part of a subdivision, the City may require dedication of right-of-way or easements, and construction of pathways between townhome lots (e.g., between building breaks) to provide pedestrian connections through a development site.

(f) Common Areas. All common areas (e.g., walkways, drives, courtyards, private alleys, parking courts, etc.) and building exteriors shall be maintained by a homeowners’ association or other legal entity. Copies of any applicable covenants, restrictions and conditions shall be recorded and provided to the City before building permit approval.

(g) Residential uses shall comply with the applicable building design standards of MCC 18.50.050.

(3) Accessory Uses and Structures. Accessory uses and structures are of a nature customarily incidental and subordinate to the principal use or structure on the same lot. Typical accessory structures in the Main Street district zone include small workshops, greenhouses, studios, storage sheds, and similar structures. Accessory uses and structures are allowed for all permitted land uses within the Main Street district zone, as identified in MCC 18.90.020. Accessory structures shall comply with the following standards:

(a) Primary Use Required. An accessory structure shall not be allowed before or without a primary use, as identified in MCC 18.90.030.

(b) Setback Standards. Accessory structures shall comply with the setback standards in MCC 18.90.050, except that the maximum setback provisions shall not apply.

(c) Design Guidelines. Accessory structures shall comply with the Main Street design guidelines, as provided in MCC 18.90.090.

(d) Compliance with Subdivision Standards. The owner may be required to remove an accessory structure as a condition of land division approval when removal of the structure is necessary to comply with setback standards.

(4) Sidewalk Displays. Sidewalk display of merchandise and vendors shall be limited to cards, plants, gardening/floral products, food, books, newspapers, bicycles, and similar small items for sale or rental to pedestrians (i.e., non-automobile-oriented). Displays may extend up to four feet from the face of the building; however, a minimum clearance of three feet shall be maintained to accommodate pedestrian traffic along the sidewalk. Display of larger items, such as automobiles, trucks, motorcycles, buses, recreational vehicles/boats, construction equipment, building materials, and similar vehicles and equipment, is prohibited.

(5) Sidewalk Seating. Tables and chairs for sidewalk dining associated with a permitted commercial use is allowed. Tables and chairs shall be located to provide a minimum clearance of three feet along the sidewalk to accommodate pedestrian traffic.

(6) Light Manufacturing. Light manufacturing uses are allowed in the Main Street District zone. “Light manufacturing” means production or manufacturing of small-scale goods, such as crafts, electronic equipment, bakery products, printing and binderies, furniture, and similar goods. Light manufacturing uses shall conform to all of the following standards that are intended to protect the pedestrian-friendly, storefront character of Main Street:

(a) Retail or Service Use Required.

(i) Light manufacturing uses greater than 5,000 square feet are allowed only when it is in conjunction with a permitted retail or service use and does not exceed 50 percent of the gross floor area.

(ii) Light manufacturing uses that do not meet this requirement and are under 5,000 square feet in size also are allowed.

(b) Location. The light manufacturing use shall be enclosed within a building or shall be located within a rear yard not adjacent to a street. Unless light manufacturing uses are in conjunction with a permitted retail or service use, the use may not occupy ground-floor frontage along Main Street. (Amended by Ord. 1408, § 1 (Exh. A), May 2, 2023; Ord. 1420 § 1 (Exh. B), July 15, 2025. Code 1983 § 92.500.)