The Waldport Southwest (W-SW) Overlay Zone is intended to address compatibility of commercial and light industrial uses with adjacent residential zones and to improve the appearance of the Waldport Southwest area as a gateway to downtown Waldport.

In a C-2 zone within the W-SW Overlay Zone, the following uses and their accessory uses are permitted outright, subject to the applicable provisions of Chapters 16.72, 16.76, 16.80, and 16.96 of this title:

1. A use permitted outright in the C-1 zone.

In a C-2 zone within the W-SW Overlay Zone, the following uses and their accessory uses may be conditionally permitted subject to the applicable provisions of Chapters 16.72, 16.76, 16.80, 16.84 and 16.96 of this title:

1. A use permitted as a conditional use in the R-3 zone, except uses permitted outright in the C-1 zone;
2. A use permitted in the base zone with drive-in facilities such as an automobile service station or a drive-in restaurant;
3. Automobile, truck or trailer sales, service, storage, rental or repair;
4. Boat or marine equipment sales, service, storage, rental or repair;
5. Cabinet or similar woodworking shop;
6. Cold storage or ice processing plant;
7. Feed or seed store;
8. Implement, machinery or heavy equipment sales, service, storage or rental;
9. Laboratory or equipment;
10. Lumber or building materials sales and storage;
11. Machine, welding, sheet metal, or similar metal working shop;
12. Outdoor commercial amusement or recreation establishment such as miniature golf course or drive-in theater, but not including uses such as race track or automobile speedway;
13. Plumbing, heating, electrical or paint contractors storage, repair or sales shop;
14. Processing, packing or storage of food or beverage, excluding those products involving rendering of fats or oils, or slaughtering;
15. Upholstery shop;
16. Warehouse or storage area;
17. Wholesale establishment; and
18. Car wash.
19. Recreational vehicle park;
20. Kennel;
21. Animal Hospital.

Within the W-SW Overlay Zone, in addition to all uses not specifically listed as permitted or conditional in the base zone, the following uses are prohibited:

1. Tire retreading or vulcanizing;
2. Truck terminal, freight depot.

1. Applicability. This section applies to applications for conditional use within the W-SW Overlay Zone.
2. Approval criteria. In addition to the requirements and standards governing conditional uses established in Chapter 16.84, when determining whether to approve, approve with conditions, or deny an application for conditional use, the planning commission shall take into consideration the compatibility of the proposed use with adjacent residential districts.

1. Applicability. At the time a building is erected, enlarged, substantially improved, or the use is changed to the point of requiring additional approval from the City, the standards of this section shall apply in portions of the W-SW Overlay Zone that lie within 100 feet of a lot line indicated as being subject to the residential compatibility buffer on Figure 16.62-1. These standards do not apply to residential uses, including dwellings, residential homes, residential facilities, and manufactured homes.
2. Outdoor commercial and industrial uses. The following commercial and industrial uses are prohibited unless located entirely within an enclosed building:
   1. Processing, packaging, assembly, or production of goods, including woodworking and metalworking.
   2. Repair and related activities.
   3. Display of goods for wholesale or retail sale.
   4. Storage of materials, equipment, or supplies other than passenger vehicles.
3. Setback landscaping. The area within the minimum setback standards of the applicable zone shall be landscaped with a combination of trees and shrubs to provide continuous visual screening from abutting residential districts. Ground cover plans and non-plant ground covers may be used between trees and shrubs, but shall not be considered to contribute to the visual screening. Parking is not allowed in a required yard abutting a residential district.

1. Applicability. At the time a building is erected, enlarged, substantially improved, or the use is changed to the point of requiring additional approval from the City, the standards of this section shall apply on property within the W-SW overlay zone that abuts US 101 as shown on Figure 16.62-1. These standards do not apply to uses permitted outright in the R-2 zone.
2. Site Configuration. Development abutting US 101 shall provide an environment that is comfortable, safe, and interesting for pedestrians. The site configuration standard is met when one of the following criteria is met:
   1. At least fifty (50) percent of the front building elevation (facade) is placed no more than 20 feet back from the property line that abuts US 101.
   2. When located abutting US 101, off street parking shall be limited to 50 percent of the US 101 street frontage.
3. Pedestrian Entrances. Buildings shall provide for safe and convenient pedestrian access to buildings, based on the standards in subsections 1-4 below.
   1. Buildings shall have their primary entrance(s) oriented to (facing) the street or a side yard. Primary entrances shall not face the rear yard.
      1. For commercial, industrial, mixed use, public, and institutional buildings, the "primary entrance" is the main public entrance to the building. In the case where no public entrance exists, the "primary building entrance" is the main employee entrance.
      2. For residential buildings the "primary entrance" is the front door to the dwelling unit or, for residential buildings that do not have separate exterior entrances for each unit, the "primary building entrance" may be a lobby, courtyard, or breezeway that serves as a common entrance for more than one dwelling.
   2. All buildings shall provide safe, convenient and reasonably direct pedestrian walkways between the nearest primary building entrance and all abutting streets. A pedestrian walkway shall be considered reasonably direct if it does not deviate unnecessarily from a straight line or does not involve a significant amount of out-of-direction travel for likely users.
   3. Where there are multiple buildings on a site, pedestrian walkways shall connect all building entrances to one another.
   4. Pedestrian walkways shall conform to all of the following standards:
      1. Where pedestrian walkways are parallel and adjacent to a driveway or street (public or private), they shall be raised 6 inches and curbed, or separated from the driveway/street by a 5-foot minimum strip with bollards, landscaping, or other physical barrier. If a raised path is used, the ends of the raised portions must be equipped with curb ramps.
      2. Where pedestrian walkways cross a parking area, driveway, or street, they shall be clearly marked with contrasting paving materials, humps/raised crossings, or painted striping (thermo-plastic or similar durable application).
      3. Surfaces for all required pedestrian walkways shall be concrete, asphalt, brick/masonry pavers, or other durable surface, at least 5 feet wide, and shall conform to ADA requirements.
4. Parking/Maneuvering Area Screening. All parking or vehicle maneuvering areas in yards abutting US 101, in addition to meeting all other standards of the Waldport Development Code, shall provide a landscaped area a minimum of 6 feet in depth between the property line abutting US 101 and the parking area. This landscaped area shall be planted with trees, shrubs, and/or ground cover as follows:
   1. If an evergreen hedge has been provided to satisfy 16.28.030.F.5.c, the remainder of the landscape area shall be planted with groundcover.
   2. If a decorative wall (masonry or similar quality material) with openings; arcade, trellis, or similar partially opaque structure has been provided to satisfy 16.28.030.F.5.c, trees shall be planted within the landscaped area at the minimum recommended spacing for the species.
5. Building Design Standards. Building facades shall be designed to provide visual interest for pedestrians and an attractive gateway to downtown for travelers along US 101. Non-residential buildings shall meet all of the following criteria; residential buildings shall be exempt from subsection 1 below.
   1. Fenestration. All building facades oriented towards or within a 90 degree angle of a lot line adjoining US 101 and located within 70 feet of a lot line adjoining US 101 shall incorporate ground floor windows meeting the following standards:
      1. Required Window Areas. Windows must be a minimum of forty (40) percent of the length or twenty (20) percent of the ground level wall area. Ground level walls include all exterior walls from three feet above finished grade up to nine feet above the finished grade.
         Figure 16.62-1
      2. Qualifying Window Features. Required window areas must either be windows that allow views into working areas or lobbies, pedestrian entrances, or display windows set into the wall. Display cases attached to the outside wall do not qualify. The bottom of the windows must be no more than three feet above the adjacent exterior grade.
   2. Building Facade Design. All building facades oriented towards or within a 90 degree angle of a lot line adjoining US 101 and located within 70 feet of a lot line adjoining US 101 that exceed forty (40) feet in length shall incorporate features to vary the look of the facade at intervals not to exceed forty (40) feet. Such features may include variable planes; projections; bays; dormers; setbacks; canopies; awnings; parapets; and/or changes in the roof line, materials, color or textures.
   3. Where an applicant can demonstrate that a building that would otherwise be subject to the standards above will not be visible from US 101 due to obstruction by other buildings, topography, or other permanent site features (not including vegetation), the applicant may request an exception from subsections 1 and 2 above through the normal review process.

1. Applicability. In order to provide for safe multi-modal operations on US 101, the following standards shall apply to all applications for development that create a new, or modify an existing, vehicular access (driveway) to US 101:
   1. Driveways to US 101 shall be separated from other driveways and street intersections in accordance with ODOT's spacing standards except as described in subsection 2 below.
   2. Where the spacing standards in subsection 1 would preclude access to US 101 from a particular property, the following standards shall apply, unless the Fire Chief determines that fire and life safety considerations require otherwise:
      1. Where access to a corner lot can reasonably be provided from a local street, the subject site shall have access to the local street and shall not have access to US 101. Access to a local street shall be considered reasonable unless environmental or other physical site characteristics render access to the local street impracticable.
      2. Where access to US 101 can reasonably be shared with an abutting property, access shall be provided via a shared driveway or cross-access easements to an existing driveway on the abutting property; separate access to US 101 shall not be provided on the subject property. Shared access shall be considered reasonable where the physical configuration of the abutting property allows for shared access, the uses are not incompatible, and the owner of the abutting property is willing to provide an easement.
      3. Where access cannot be provided in accordance with subsection (a) or (b) above, temporary conditional access to US 101 may be granted, provided that the owner of the subject property signs a non-remonstrance agreement to remove the temporary conditional access at such time as shared access via an abutting property becomes available.
   3. Non-residential development abutting US 101 shall be designed to allow for shared access with abutting commercially zoned properties as specified below.
      1. Where an abutting property is zoned for commercial use but is undeveloped or has not been designed to allow for shared access with the subject property, development on the subject property shall be designed to allow for a future shared driveway and/or parking lot interconnection if practicable. The owner of the subject property shall sign a non-remonstrance agreement to provide a cross-access easement to the abutting property at such time as the abutting property develops or redevelops.
      2. Where an abutting property is zoned for commercial use and has been designed to allow for shared access with the subject property, shared driveways and/or parking lot interconnections shall be provided to connect to the abutting property. The owner of the subject property shall provide a cross-access easement to the abutting property and shall obtain a cross-access easement from the owner of the abutting property to allow use of the shared driveway and/or parking lot interconnection.
   4. Access driveways shall be located to avoid or minimize conflicts with entering and exiting vehicles from opposing driveways.