St Helens City Zoning Code
Complete index of all zoning chapters, sections, and subsections
17.04 Introductory
Provisions
Sections
17.20 Procedures for Decision-Making
Legislative
Sections
- 17.20.010 Purpose.
- 17.20.020 The application process.
- 17.20.030 Time periods – Submissions/hearings.
- 17.20.040 Additional information required, waiver of requirements, and report required.
- 17.20.050 Duties of the director.
- 17.20.060 Recommendation and alternative recommendation by the director.
- 17.20.070 Consolidation of proceedings.
- 17.20.080 Public hearing – Notice requirements.
- 17.20.090 Mechanics of giving notice and failure to give notice.
- 17.20.100 Hearings procedure.
- 17.20.110 Continuation of the public hearing.
- 17.20.120 The standards of the decision.
- 17.20.130 Approval process and authority.
- 17.20.140 Vote required for a legislative change.
- 17.20.150 The final decision.
- 17.20.155 Notice of final decision.
- 17.20.160 The record of the public hearing.
- 17.20.170 Reapplication.
17.24 Procedures for Decision-Making
Quasi-Judicial
Sections
- 17.24.010 Scope and purpose.
- 17.24.020 The application process.
- 17.24.030 Time period for certain quasi-judicial decisions (ORS 227.178).
- 17.24.040 Preapplication conference.
- 17.24.050 Application submittal requirements – Refusal of an application.
- 17.24.055 Applicant’s evidence.
- 17.24.060 Duties of the director.
- 17.24.070 Alternative recommendation by director.
- 17.24.080 Additional information required, waiver of requirements, and report required.
- 17.24.090 Approval authority responsibilities.
- 17.24.110 A decision by the director – No hearing required.
- 17.24.120 Notice of decision by the director.
- 17.24.130 Notice of planning commission, historic landmark commission and city council proceedings.
- 17.24.140 Contents of the notice for public hearings.
- 17.24.150 Failure to receive notice – Computations.
- 17.24.155 Hearing procedure – Preliminary matters, ex parte communications, bias, conflict of interest.
- 17.24.160 Hearings procedure.
- 17.24.165 Continuation of the hearing and request to leave the record open.
- 17.24.170 Final written argument.
- 17.24.180 Continuation of the hearing.
- 17.24.200 Evidence.
- 17.24.210 Judicial notice.
- 17.24.220 Participation in the decision – Voting.
- 17.24.230 Record of proceeding for public hearings.
- 17.24.250 The decision process of the approval authority.
- 17.24.260 The form of the final decision.
- 17.24.270 Notice of final decision.
- 17.24.275 Amended decision process.
- 17.24.280 Denial of the application – Resubmittal.
- 17.24.290 Standing to appeal.
- 17.24.300 Computation of appeal period from a director’s decision and effective date of the decision.
- 17.24.310 Determination of appropriate reviewing body.
- 17.24.320 Type of appeal.
- 17.24.330 Transcripts.
- 17.24.340 Notice of appeal (application).
- 17.24.345 Fee waiver for appeals.
- 17.24.350 Persons entitled to notice on appeal – Type of notice.
- 17.24.360 Contents of notice on appeal.
- 17.24.370 Action on appeal – Time limit and authority to change the decision.
- 17.24.380 Final action of the approval authority – Effective date.
- 17.24.390 Revocation of approvals.
- 17.24.400 Table A.
17.32 Zones
and Uses
Sections
- 17.32.010 Classification of zones.
- 17.32.020 Zoning district map.
- 17.32.030 Determination of zoning boundaries.
- 17.32.040 Unlisted use – Authorization of similar use.
- 17.32.050 Suburban residential zone – R-10.
- 17.32.060 Moderate residential zone – R-7.
- 17.32.070 General residential zone – R-5.
- 17.32.080 Apartment residential zone – AR.
- 17.32.090 Mobile home residential zone – MHR.
- 17.32.095 Mixed use zone – MU.
- 17.32.100 Highway commercial – HC.
- 17.32.110 General commercial – GC.
- 17.32.120 Marine commercial – MC.
- 17.32.130 Light industrial – LI.
- 17.32.140 Heavy industrial – HI.
- 17.32.150 Public lands – PL.
- 17.32.160 Willamette Greenway – WG.
- 17.32.170 Riverfront district – RD.
- 17.32.171 Riverfront district – RD, marina.
- 17.32.172 Riverfront district – RD, plaza.
- 17.32.173 Riverfront district – RD, mill.
- 17.32.179 RD guidelines adopted.
- 17.32.180 Houlton business district – HBD.
17.36 Historic
Sites and Overlay District
Sections
- 17.36.005 Purpose.
- 17.36.010 Definitions.
- 17.36.015 Applicability of provisions and initiation.
- 17.36.020 Historic landmark commission.
- 17.36.025 Inventory of historic resources.
- 17.36.030 Designated Landmarks Register.
- 17.36.035 General administration and approval process.
- 17.36.040 Criteria for alteration.
- 17.36.050 Additional criteria and conditions for relocation or demolition.
- 17.36.055 Prevention of demolition by neglect.
- 17.36.060 Application submission requirements.
- 17.36.065 Expiration of approval – Standards for extension of time.
- 17.36.070 The site plan.
- 17.36.080 Architectural drawings.
- 17.36.090 Landscape plan.
- 17.36.100 Sign drawings.
- 17.36.110 Additional information required and waiver of requirements.
- 17.36.120 Exceptions to nonconforming situations.
17.40 Protective
Measures for Significant Wetlands, Riparian Corridors, and Protection Zones
Sections
- 17.40.005 Purpose.
- 17.40.010 Definitions.
- 17.40.015 Establishment of significant wetlands, riparian corridors and protection zones.
- 17.40.020 Applicability of chapter – Site-specific determination of significant wetland, significant riparian corridor and protection zone boundaries.
- 17.40.025 Prohibitions within significant wetlands, significant riparian corridors and protection zones.
- 17.40.030 Sworn statement, verification of federal, state and local permit compliance.
- 17.40.035 Exempt activities and uses within a significant wetland, riparian corridor and protection zone.
- 17.40.040 Protection zone exceptions – Limited activities and uses within the protection zone.
- 17.40.045 Resource exceptions – Limited activities and uses within significant wetlands, significant riparian corridors (resource areas).
- 17.40.050 Additional requirements for land divisions and new development.
- 17.40.055 General criteria for exceptions and other approvals.
- 17.40.060 Administration and approval processes.
- 17.40.065 Application requirements.
- 17.40.070 Additional information required and waiver of requirements.
- 17.40.075 Claims requirement.
17.44 Sensitive
Lands
Sections
- 17.44.010 Purpose.
- 17.44.015 Permitted and conditional use – Permit requirements.
- 17.44.020 Administration and approval process.
- 17.44.025 Maintenance of records.
- 17.44.026 General provisions for floodplain areas.
- 17.44.028 General provisions for wetlands.
- 17.44.030 Expiration of approval – Standards for extension of time.
- 17.44.040 Approval standards.
- 17.44.050 Application submission requirements.
- 17.44.060 Additional information required and waiver of requirements.
- 17.44.070 Site conditions.
- 17.44.080 The site plan.
- 17.44.090 Grading plan.
- 17.44.100 Landscape plan.
17.46 Floodplains
and Floodways
Sections
17.72 Landscaping
and Screening
Sections
- 17.72.010 Purpose.
- 17.72.015 Applicability – Approval process.
- 17.72.020 General provisions.
- 17.72.030 Street trees.
- 17.72.035 Location of street trees.
- 17.72.040 Cut and fill around existing trees.
- 17.72.050 Replacement of street trees.
- 17.72.060 Exemptions.
- 17.72.070 Buffering and screening – General provisions.
- 17.72.080 Buffering and screening requirements.
- 17.72.090 Setbacks for fences or walls.
- 17.72.100 Height restrictions.
- 17.72.110 Screening – Special provisions.
- 17.72.120 Revegetation.
- 17.72.130 Buffer matrix.
- 17.72.140 Interior parking lot landscaping.
17.80 Off-Street
Parking and Loading Requirements
Sections
- 17.80.010 Purpose.
- 17.80.015 Applicability of provisions.
- 17.80.020 General provisions.
- 17.80.030 Minimum off-street parking requirements.
- 17.80.040 Modification to parking requirements.
- 17.80.050 Parking dimension standards.
- 17.80.060 On-site vehicle stacking areas required for drive-in use.
- 17.80.065 Storage related to residential uses and use of recreational vehicles related to residential uses.
- 17.80.066 Use of recreational vehicles related to nonresidential uses.
- 17.80.070 Loading/unloading driveways required on site.
- 17.80.080 Off-street loading spaces.
- 17.80.090 Off-street loading dimensions.
17.84 Access
Egress, and Circulation
Sections
- 17.84.010 Purpose.
- 17.84.020 Applicability and general provisions.
- 17.84.025 Applicability of provisions.
- 17.84.030 Joint access and reciprocal access easements.
- 17.84.040 Public street access.
- 17.84.050 Required walkway location.
- 17.84.060 Inadequate or hazardous access.
- 17.84.070 Minimum requirements – Residential use.
- 17.84.080 Minimum requirements – Commercial and industrial use.
- 17.84.090 Width and location of curb cuts.
- 17.84.100 One-way vehicular access points.
- 17.84.110 Director’s authority to restrict access.
- 17.84.120 Variances to access standards.
- 17.84.130 Administration and approval process.
- 17.84.140 Expiration of approval – Standards for extension of time.
- 17.84.150 Approval standards.
- 17.84.160 Application submission requirements.
17.88 Signs
Sections
- 17.88.010 Purpose.
- 17.88.015 Definitions.
- 17.88.020 General requirements.
- 17.88.025 Exempt signs.
- 17.88.030 Prohibited signs.
- 17.88.035 Nonconforming signs.
- 17.88.040 Exemptions from requirement for permit.
- 17.88.045 Temporary signs.
- 17.88.050 Sign districts – General.
- 17.88.055 Residential sign district.
- 17.88.060 Commercial/industrial sign district.
- 17.88.070 Architectural design review.
- 17.88.080 Measurements.
- 17.88.085 Projecting signs.
- 17.88.090 Wall signs.
- 17.88.095 Freestanding signs.
- 17.88.100 Awning signs.
- 17.88.105 Electronic message signs.
- 17.88.110 Comprehensive sign plan.
- 17.88.120 Construction and maintenance standards.
- 17.88.125 Illumination – General restrictions.
- 17.88.130 Sign permit application.
- 17.88.135 Adjustments.
- 17.88.140 Appeal of decision on sign permit or sign removal.
- 17.88.145 Inspections.
- 17.88.155 Removal of signs – General.
- 17.88.160 Removal of unsafe signs.
- 17.88.165 Removal of abandoned signs.
- 17.88.170 Removal of signs erected without a permit.
17.96 Site
Development Review
Sections
- 17.96.010 Purpose.
- 17.96.020 Applicability of provisions.
- 17.96.030 Administration and approval process.
- 17.96.040 Expiration of approval – Standards for extension of time.
- 17.96.050 Phased development.
- 17.96.060 Bonding and assurances.
- 17.96.070 Major modification to approved plans or existing development.
- 17.96.080 Minor modification to approved plans or existing development.
- 17.96.090 Application submission requirements.
- 17.96.100 Additional information required and waiver of requirements.
- 17.96.110 Site conditions.
- 17.96.120 The site development plan.
- 17.96.130 Grading plan.
- 17.96.140 Architectural drawings.
- 17.96.150 Landscape plan.
- 17.96.160 Sign drawings.
- 17.96.180 Approval standards.
17.100 Conditional
Use
Sections
- 17.100.010 Purpose.
- 17.100.020 Administration and approval process.
- 17.100.030 Expiration of approval – Standards for extension of time.
- 17.100.035 Phased development or existing development.
- 17.100.040 Approval standards and conditions.
- 17.100.050 Major modification to approved plans or existing development.
- 17.100.060 Minor modification to approved plans or existing development.
- 17.100.070 Application submission requirements.
- 17.100.080 Site conditions.
- 17.100.090 The site plan.
- 17.100.100 Grading plan.
- 17.100.110 Architectural drawings.
- 17.100.120 Landscape plan.
- 17.100.130 Sign drawings.
- 17.100.140 Additional information required and waiver of requirements.
- 17.100.150 Additional requirements for conditional use types.
17.104 Nonconforming
Situations
Sections
17.108 Variances
Sections
- 17.108.010 Purpose.
- 17.108.020 Applicability of provisions.
- 17.108.030 Administration and approval process.
- 17.108.040 Expiration of approval – Standards for extension of time.
- 17.108.050 Criteria for granting a variance.
- 17.108.060 Application submission requirements.
- 17.108.070 The site plan.
- 17.108.080 Exceptions to site development review standards.
17.116 Temporary
Uses
Sections
- 17.116.010 Purpose.
- 17.116.020 Administration and approval process.
- 17.116.030 Expiration of approval – Renewal.
- 17.116.040 Emergency situations.
- 17.116.050 Temporary use – Seasonal or special event.
- 17.116.060 Temporary use – Unforeseen/emergency situations.
- 17.116.065 Temporary use – Medical hardship.
- 17.116.070 Standards for approval of a temporary sales office, model house, or temporary building.
- 17.116.080 Application submission requirements.
17.120 Home
Occupations
Sections
- 17.120.010 Purpose.
- 17.120.020 Applicability and exemptions.
- 17.120.040 Approval criteria and standards.
- 17.120.050 Prohibited home occupations and residential business ventures.
- 17.120.060 Permit procedures for home occupations.
- 17.120.070 Submission requirements for home occupation applications.
- 17.120.080 Conditions applicable to home occupation approvals.
- 17.120.090 Revocation and expiration of home occupation permits.
- 17.120.100 Action regarding complaints and violation of standards.
- 17.120.110 Notice of decision and appeals.
- 17.120.120 Penalties.
17.124 Accessory
Structures
Sections
- 17.124.010 Purpose.
- 17.124.020 Definition.
- 17.124.030 Applicability of provision.
- 17.124.040 Administration and approval process.
- 17.124.050 Expiration of approval – Standards for extension of time.
- 17.124.060 Modification of approved plans.
- 17.124.070 Approval criteria.
- 17.124.080 Application submission requirements.
17.132 Tree
Removal
Sections
- 17.132.010 Purpose.
- 17.132.020 Definitions.
- 17.132.025 Tree plan requirement.
- 17.132.030 Permit requirement.
- 17.132.040 Permit criteria.
- 17.132.045 Incentives for tree retention.
- 17.132.050 Expiration of approval – Extension of time.
- 17.132.060 Application submission requirements.
- 17.132.070 Illegal tree removal – Violation – Replacement of trees.
17.136 Land Division
Subdivision
Sections
- 17.136.010 Purpose.
- 17.136.020 General provisions.
- 17.136.030 Administration and approval process.*
- 17.136.040 Expiration of approval – Standards for extension of time.
- 17.136.050 Phased development.
- 17.136.060 Approval standards – Preliminary plat.
- 17.136.070 Application submission requirements – Preliminary plat.
- 17.136.080 Additional information required and waiver of requirements.
- 17.136.090 Variances authorized.
- 17.136.100 Referrals.
- 17.136.110 Appeal.
- 17.136.120 Criteria for granting a variance.
- 17.136.130 Variance application.
- 17.136.140 Application submission requirements – Final plat.
- 17.136.150 City review of final plat – Approval criteria.
- 17.136.160 Centerline monumentation – Monument box requirements.
- 17.136.170 Improvement agreement.
- 17.136.180 Bond – Cash deposit.
- 17.136.190 Filing and recording.
- 17.136.200 Prerequisites to recording the plat.
- 17.136.210 Vacation of plats.
- 17.136.220 Vacation of streets.
17.140 Land Division
Land Partitioning – Lot Line Adjustment
Sections
- 17.140.010 Purpose.
- 17.140.020 Partition or lot line adjustment required.
- 17.140.030 Administration and approval process.
- 17.140.035 Expiration of approval – Standards for extension of time.
- 17.140.040 Partition approval criteria.
- 17.140.050 Special provisions for lots created through partition process.
- 17.140.055 Creation of flag lot.
- 17.140.060 Lot line adjustments – Approval standards.
- 17.140.070 Preliminary application submission requirements.
- 17.140.080 Final submission requirements – Partition.
- 17.140.085 Final submittal requirements – Lot line adjustment.
- 17.140.090 Additional information required and waiver of requirements.
- 17.140.100 City acceptance of dedicated land.
- 17.140.110 Centerline monumentation – Monument box requirements.
- 17.140.120 Recording of partitions – Lot line adjustments.
- 17.140.130 Variances to standards.
17.144 Expedited
Land Divisions
Sections
- 17.144.010 Expedited land division defined – Applicability.
- 17.144.020 Application for expedited land division – Notice requirements – Procedure.
- 17.144.030 Failure of local government to approve or deny application within specified time.
- 17.144.040 Appeal of decision on application for expedited land division – Notice requirements – Standards for review – Procedure – Costs.
- 17.144.050 Application fees for expedited land division.
17.148 Planned
Development
Sections
- 17.148.010 Purpose.
- 17.148.015 The process.
- 17.148.020 Administration and approval process.
- 17.148.030 Expiration of approval – Standards for extension of time.
- 17.148.040 Noncompliance – Bond.
- 17.148.050 Applicability of zone as condition of approval.
- 17.148.060 Planned development allowed and disallowed.
- 17.148.070 Applicability and allowed uses.
- 17.148.080 Applicability of the base zone provisions.
- 17.148.090 Applicability of site development review chapter.
- 17.148.100 Phased development.
- 17.148.110 Application submission requirements – Preliminary development plan.
- 17.148.120 Approval standards.
- 17.148.130 Site conditions.
- 17.148.140 Additional information required and waiver of requirements.
- 17.148.150 Detailed plan.
- 17.148.160 Grading and drainage plan.
- 17.148.170 The landscape plan.
- 17.148.180 Sign drawings.
- 17.148.190 Exceptions to underlying zone, yard, parking, sign and landscaping provisions.
- 17.148.200 Shared open space.
17.152 Street
and Utility Improvement Standards
Sections
- 17.152.010 Purpose.
- 17.152.020 General provisions.
- 17.152.030 Streets.
- 17.152.040 Blocks.
- 17.152.050 Easements.
- 17.152.060 Sidewalks and other frontage improvements.
- 17.152.070 Public use areas.
- 17.152.080 Water services.
- 17.152.090 Sanitary sewers.
- 17.152.100 Storm drainage.
- 17.152.110 Bikeways and off-street trails.
- 17.152.120 Utilities.
- 17.152.130 Cash or bond required.
- 17.152.140 Monuments.
- 17.152.150 Installation – Prerequisite/permit fee.
- 17.152.160 Installation – Conformation required.
- 17.152.170 Plan checking required.
- 17.152.180 Notice to city required.
- 17.152.190 City inspection required.
- 17.152.200 Engineer’s certification required.
- 17.152.210 Temporary parklets.
17.156 Traffic
Impact Analysis TIA
Sections
- 17.156.010 Purpose.
- 17.156.020 Typical average daily trips and level-of-service standards.
- 17.156.030 Applicability.
- 17.156.040 Traffic impact analysis requirements.
- 17.156.050 Study area.
- 17.156.060 Analysis periods.
- 17.156.070 Peak hour analysis.
- 17.156.080 Approval criteria.
- 17.156.090 Conditions of approval.