Silverton City Zoning Code
§ 153.12
C-2 HIGHWAY COMMERCIAL DISTRICT.
(A) Purpose. The purpose of the C-2 Highway Commercial District is to provide for those types of small- to medium-scale office, transportation, warehouse, light industrial, and related service uses which are based in low rise structures or land-extensive facilities and which benefit from direct accessibility to regional transportation systems. Uses in this district shall be organized to encourage sharing of access routes and accessory uses, when possible, and to provide direct and hazard- or nuisance-free circulation of traffic into and through the district.
(B) Permitted uses. The following uses are permitted by right in the C-2 Highway Commercial District in accordance with its stated purpose:
(1) Professional services, including offices of realtors, physicians, lawyers, veterinarians, dentists, insurance agents, architects and engineers, accounting and bookkeeping services, security and commodity brokers, investment services, advertising and public relations services, employment services, business and management consulting services, and business associations;
(2) Business and administrative offices, including those of professional organizations, labor unions, civic associations, other general administrative offices, and broadcasting studios and other communication studios excluding transmitting or receiving towers;
(3) Wholesale storage and distribution of goods and materials, including warehouses, moving services, delivery services, and similar uses. The storage of flammables, explosives, or materials which create dust, odors, or fumes shall be expressly prohibited in this district;
(4) Light industrial operations not involving the manufacture of new goods, materials or products;
(5) Miscellaneous repair shops and related services provided all operations occur within a building;
(6) Vehicle repair services, garages, and body shops provided all operations occur within a building;
(7) Retail nurseries and garden centers;
(8) Research and development uses, including associated laboratories;
(9) Outpatient medical facilities; and
(10) Convenience stores.
(C) Conditional uses. The following conditional uses may be approved in accordance with the regulations and procedure set forth in § 153.16.
(1) Public or private recreation uses.
(2) Automotive service stations.
(3) Automotive gasoline stations.
(4) Wireless telecommunication facilities (see § 153.23).
(5) Automobile sales.
(6) Hospitals.
(7) Tattoo parlors or body piercing establishments.
(8) Any substantially similar use which the Planning Commission determines to be of the same character and nature as those permitted in the C-2 Highway Commercial District may be permitted in accordance with the conditional use standards set forth in § 153.16(F)(14).
(D) Accessory uses. Accessory uses, buildings, and structures which are customarily incidental and subordinate to any of the permitted uses in the C-2 Highway Commercial District are permitted subject to the accessory use standards set forth in § 153.17.
(E) Minimum yard sizes. The required minimum lot and yard sizes for the principal structure located within a C-2 District shall be as follows:
(1) Front yard setback. The minimum front yard setback distance shall be 20 feet.
(2) Side yard setback. The minimum side yard setback distance shall be ten feet measured from the side yard property line to the side building face. When a side yard abuts a residential use or residential zoning district, then the bufferyard requirements set forth in § 153.20(D) shall apply.
(3) Rear yard setback. The minimum rear yard setback distance shall be ten feet measured from the rear yard property line to the rear building face. When a rear yard abuts a residential use or residential zoning district, then the bufferyard requirements set forth in § 153.20(D) shall apply.
(F) Maximum lot coverage. There shall be no maximum lot coverage for this district except as provided in the yard setback, off-street parking regulations and any other applicable regulation found in this Zoning Code.
(G) Maximum structure height. The maximum height of a principal structure located in this district shall be 75 feet and contain no more than five occupied stories.
(H) Minimum lot area. There shall be no minimum lot area for this district.
(I) Architectural and exterior material standards.
(1) Architectural standards. All new principal and accessory structures permitted in this zoning district should be designed to conform to the following architectural standards in order to achieve a uniform and well-planned community appearance. As a category of structural types, industrial buildings house a variety of uses or uses that maintain a high level of land use intensity, and as such, often present unattractive and monotonous facades. However, there are a variety of design techniques that can be utilized to promote visual variety and facilitate a cohesive, attractive design statement:
(a) Avoid long, blank building facades, particularly on walls visible form the public right-of-way. Facades with varied setbacks are encouraged. If possible, wall planes should not run in one continuous direction for more than 50 feet without an offset.
(b) All elevations to a building should be architecturally treated to avoid monotonous overall design.
(c) Windows and doors are key elements of a building's form and should relate to the scale of the facade on which they appear. Windows and doors can help establish character by their rhythm, spacing, and variety. Recessed openings further work to provide depth and contrast on elevation planes.
(d) Metal buildings should be architecturally designed, providing variety and visual interest to the streetscape.
(e) All roof-mounted equipment shall be screened from public view by materials similar to those used in the overall structure. Mechanical equipment should be located below the highest vertical element of the building. Rooftop solar panels may be visible from public view provided the connections securing the solar panels to the rooftop are approved by the Zoning Enforcement Officer.
(f) Building entries shall be readily identifiable through the use of canopies, marquees and architectural treatment.
(g) It is encouraged that the front and two side elevations of all buildings and structures be constructed of brick, architectural block or architectural precast concrete. Painted or natural utility concrete panels or masonry units should be confined to rear elevations and in loading dock areas where applicable.
(h) Glass windows or some similar architectural treatment shall occupy at least 10% of the front elevation of a building.
(i) Design elements which are undesirable and should be avoided include:
1. Highly reflective surfaces;
2. Large blank, unarticulated wall surfaces; and
3. Exposed, treated block walls.
(2) Exterior building materials. All principal buildings and accessory structures in the C-1 District shall be subject to the same exterior material standards as the R-1 District. See § 153.09(J)(2).
(3) Nonconforming structures. Principal buildings that do not conform to these architectural and building material standards on the date these standards became effective shall be considered nonconforming. Any such building damaged to the extent of 50% or greater of its fair market value shall be required to be reconstructed in compliance with these standards in accordance with § 153.21.
(Ord. 2025-10, passed 5-1-25)