Chapter 2
CHAPTER 2 - LAND USE DISTRICTS/ZONES



Establishment of Land Use Districts



2.0.10 Establishment of Land Use Districts.



All areas within the corporate limits and Urban Growth Boundary of the City of Glendale are divided into land use districts. The use of each lot, parcel and tract of land is limited to the uses permitted by the applicable land use district zoning. The applicable land use district and its zoning shall be determined based upon the Zoning Map, and the provisions of this chapter. For purposes of this ordinance the following land use districts are hereby established:



District Abbreviated

Designations

Residential............................................................................................................................ R

Commercial.......................................................................................................................... C

Industrial................................................................................................................................ I

Flood Hazard Overlay..................................................................................................... FHO

Slope Hazard Overlay..................................................................................................... SHO

Riparian Overlay................................................................................................................ RO



Boundaries



2.1.10 Zoning Map.



1. Consistency with land use district map. The boundaries of each of the land use districts described within this chapter shall coincide with the land use district boundaries identified on the City of Glendale’s official zoning map and official overlay zone maps retained by the City Recorder. The City of Glendale Zoning Map and overlay maps are made part of this zoning ordinance. A certified print of the adopted City of Glendale Zoning Map and any amendments to the map, shall be maintained by the City.



2. Applicability of zoning requirements. Each lot, tract, and parcel of land or portion thereof within the City of Glendale is classified, zoned and limited to the uses specified and defined within this ordinance. See Chapter 1, Uses Listed as Permitted as Permitted and Authorization of Similar Uses.



3. Zone district map amendments. All amendments to the City of Glendale Zoning Map shall be made in accordance with the provisions of Chapter 8.





1. Copies of all map amendments shall be dated with the effective date of the ordinance adopting the map amendment, and shall be maintained without change, together with the adopting documents, on file at the City.



2. The City shall make available for public inspection an up-to-date copy of the revised Zoning Map, so that it accurately portrays changes of zone boundaries or classification, as applicable.



2.1.20 Zone Boundaries/Interpretation of Land Use District Boundaries.



When due to the scale, lack of scale, lack of detail or illegibility of the City Zoning Map, or due to any other reason, there is uncertainty, contradiction or conflict as to the intended location of land use district boundaries/zones, the boundary lines shall be determined by the official City Zoning Map in accordance with the following:



1. Boundaries indicated as approximately following the center lines of streets, highways, railroad tracks or alleys shall be construed to follow such center lines;



2. Boundaries indicated as approximately following the boundaries of a parcel, lot, or tract shall be construed as following such boundaries;



2. Boundaries indicated as approximately following the City limit boundary, or the Urban Growth Boundary, shall be construed as following said boundary;



3. Boundaries indicated as approximately following the center line of a river, stream canal, lake, drainage channel, basin or other body of water shall be construed as following such center lines as applicable;



4. Distances not specifically indicated on the official Zoning Map shall be determined by the scale of the map;



5. Where physical or natural features existing on the ground are at variance with those shown on the official Zoning Map, or other circumstances not covered by this section of the ordinance, the Planning Commission shall interpret the district boundaries.



G. When a district boundary line divides property which is in a single ownership at the time of the passage of this ordinance, the City Council may permit as a special exception, the extension of the regulations for either portion of the lot not to extend fifty (50) feet beyond the district line into the remaining portion of the lot, or make findings that will allow for a greater extension using the Criteria for Variance Approval set forth in Section 5.1.30. Section 5.1.20 Authorization to Grant a Variance, Section 5.1.40 Application and Hearing Procedure, and Section 5.1.50 Time Limit on a Variance Approval shall not apply.



2.1.30 Zoning of Annexed Areas.



Areas annexed to the City shall be zoned in accordance with the use districts of the Comprehensive Plan Map.



Residential - R Zone



2.2.10 Purpose.



The Residential, R zone is intended to encourage, promote and protect the character of community’s residential areas while providing a suitable environment for a range of housing choices to support small city urban and suburban family life. This district and the density options provided are intended for application only to areas of the City having facilities available to support the expected density, and to carry out the purpose of the R zone.



2.2.20 Permitted Uses.



In the R zone the following uses are permitted when developed subject to the provisions of other applicable development standards in this ordinance:



A. One-family dwelling, including manufactured home subject to Sections 4.0.30 and 4.0.40.

B Two-family dwelling subject to Section 4.0.30.

C. Home occupation subject to Section 4.0.100.

4. Partition and Subdivision subject to Chapter 9.

3. Residential care home.

4. Child day care facility, including family day care provider, for 12 or fewer children. subject to Sections 4.0.30 and 4.0.40.

5. Park or playground operated by a governmental agency, special district or homeowners’ association.

6. Accessory use subject to Section 4.0.110.

7. Planned Unit Development subject to Chapter 10 and Section 5.2.10.

8. Planned Community subject to Chapter 10 and Section 5.2.10.

9. Condominium subject to Chapter 10 and Section 5.2.10.



2.2.30 Conditional Uses.



The following conditional uses are allowed in the R zone subject to the provisions of Chapter 5 and other applicable development standards within this ordinance:



1. Multi-family dwelling subject to Section 4.0.150.

2. Boarding and rooming house.

3. Church or temple.

4. Public or private school.

5. Long-term care facility subject to Section 4.0.150.

6. Child day care facility for 13 or more children.

7. Cemetery subject to Section 4.0.160.

8. Manufactured home park subject to Section 4.0.90 and 5.2.10.

9. Residential care facility.

10. Bed and breakfast.

11. Museum.

12. Guest house subject to Section 4.0.120.

13. Governmental office.

14. Library.

15. Utility and service excluding electricity and gas distribution systems, radio, microwave, and television transmitters/relay stations, and telecommunications facilities.



2.2.40 Development Standards for Permitted and Conditional Uses.



A. Lot Size. Except in the Slope Hazard Overlay as defined in Chapter 3, the minimum lot size shall be 5,000 square feet for the first two (2) units, and 2,500 square feet (17.42 units/acre) for each additional unit allowed as a Conditional Use. The minimum lot width shall be 50 feet. The minimum lot depth shall be 100 feet.



B. Lot Coverage. Maximum lot coverage allowed is 50%.



3. Setbacks/Yards. Setbacks shall be measured from the property line.



1. Except as required for Vision Clearance, Chapter 4, the minimum front yard shall be fifteen (15) feet, except garages and carports having access on the front of the property shall be twenty (20) feet, or where adjoining front yards are less than required, then the average of such yards will serve as the standard. Front yards shall be landscaped and maintained.



2. The minimum side yard shall be ten (10) feet, except on the street side of a corner lot it shall be twenty (20) feet.



3. Additional stories above one will require an additional side yard set back of five (5) feet for each additional story to a maximum twenty (20) foot setback.



4. The minimum rear yard shall be ten (10) feet. Where lots abut an alley, a minimum of fifteen (15) feet will be required from the center of said alley.



4. Vision Clearance. Vision clearance at intersections shall be twenty (20) feet, except at intersections including an alley, vision clearance shall be ten (10) feet, and shall comply with Section 4.0.20.



5. Fence/Wall Construction Standards. Fences and walls shall comply with Section 4.0.50.



6. Building Height. The maximum building height shall be thirty-five (35) feet.



7. Signs. Signs shall comply with Section 4.0.70.



H. Parking. Parking shall comply with Section 4.0.80.



1. Overlay Protection Areas. Development in flood and slope hazard areas and in riparian areas shall comply with Chapter 3.



Commercial - C Zone



2.3.10 Purpose.



The Commercial, C zone is intended to create and preserve areas suitable for commercial uses and services on a broad basis, and to serve as the central shopping and principal downtown area of the community. This zone shall be applied to maintain the town center as it exists, and to develop its small town atmosphere as a desirable space where residents and visitors network and have access to goods, services and entertainment.



2.3.20 Permitted Uses.



In a C zone the following uses and their accessory uses are permitted when developed under the applicable development standards in this ordinance:



1. Retail trade establishment such as food store, drug store, gift shop, hardware store and furniture store.

16. Repair and maintenance service of the type of goods to be found in the above permitted retail trade establishments, provided such service is performed wholly within an enclosed building.

17. Business, governmental, and professional office.

18. Financial institution.

19. Eating and drinking establishment.

20. Personal services such as barber shop, tailoring, beauty shop, laundry and dry cleaning establishments.

21. Home or business services such as printing, copy machine, computer, upholstery and carpet cleaning establishments.

22. Motel or hotel.

23. Multi-family housing subject to Section 4.0.150, not including accessory use apartment located above or connected to a commercial building.

24. Residential care facility.

25. Clinic.

26. Public or private school.

27. Church.

28. Community meeting facility.

29. Hospital.

30. Fire station.

31. Library.

32. Park, golf course, publicly owned recreation area.

33. Museum.

34. Residential care home in a preexisting dwelling.

35. Radio or television broadcasting studio.

36. Bed and breakfast establishment in conjunction with a preexisting residential use.

37. Child day care facility for 12 or fewer children in a preexisting dwelling.



2.3.30 Conditional Uses.



The following conditional uses are allowed in the C zone subject to the provisions of Chapter 5 and other applicable development standards within this ordinance:



1. Automobile service stations or garages; car washes and laundries other than those utilizing automatic or steam cleaning equipment.

38. Unified Development

39. Commercial amusement establishments such as bowling alleys, skating rinks, pool halls.

40. Drive-in and walk-up facilities which serve pedestrians and/or customers who remain in their vehicles.

41. Equipment sales and rental yards; used car lots and other yards where retail sales products are displayed in the open.

42. Funeral home, and mortuary.

43. Mini-storage unit.

44. Accessory use apartment located above, within, or connected to a commercial building subject to Section 2.3.40 (K).

45. Child day care facility for 13 or more children.

46. Governmental repair or storage facility.

47. Utility and service excluding electricity and gas distribution systems, radio, microwave, and television transmitters/relay stations, and telecommunications facilities.



2.3.40 Development Standards for Permitted and Conditional Uses.



1. New and Expanded Structures. All new structures or those that are being expanded by more than15% of their existing footprint in the C zone shall be subject to site plan review by the Planning Commission. Site plan review shall be carried out using Section 5.0.50., Application and Hearing Procedure for a conditional use permit, but shall not be subject to site plan requirements set forth in Section 5.2.10 . The Planning Commission may place specific conditions upon the development using the criteria set forth in Section 5.0.40 (A - L).



B. Lot Size. The minimum lot area shall be 1,000 square feet. The minimum lot frontage shall be twenty-five (25) feet for commercial uses.



3. Lot Coverage. Maximum lot coverage shall be 100%, including parking and any necessary buffer area.



4. Setbacks/Yards.



1. The minimum yard adjacent to the R zone shall comply with the standards of the R zone in Section 2.2.40 and Vision Clearance in Section 4.0.20 as if the lot were in the R zone.

2. Except for those properties which are adjacent to properties in the R zone, there shall be no minimum front yard depth and no minimum side yard width, and no minimum rear yard depth.



5. Building Height. The maximum building height shall be forty (40) feet.



6. Vision Clearance. Vision Clearance shall comply with Section 4.0.20.



7. Fences. Fences shall comply with Supplementary Provisions, Section 4.0.50.



8. Signs. Signs shall comply with Section 4.0.70.



9. Parking. Parking and loading shall comply with Section 4.0.80.



10. Outdoor Storage. Outdoor storage shall be screened with a sight-obscuring fence.



11. Accessory Use Apartment. Accessory Use Apartments are to be designed to be occupied as independent dwelling units. They shall contain housekeeping facilities for entry, living, sleeping, cooking, eating, restroom and bathing which are separate from those of the commercial use on the premises. Such apartments may be located above, within, or connected to commercial buildings and shall meet the design requirements specified by the Oregon State Structural Speciality Code and the One & Two Family Dwelling Code.



12. Overlay Protection Areas. Development in flood and slope hazard areas and in riparian habitat setback areas and shall comply with the provisions of Chapter 3.





Industrial - I Zone



2.4.10 Purpose.



The purpose of the Industrial zone is to provide and protect specific locations within the City of Glendale for businesses and industrial expansion which contributes to the community’s economic base. The I zone allows for the grouping of heavy commercial and industrial uses which could be offensive adjacent to residential or commercial neighborhoods. Success of the industries within the I zone is dependent upon maintaining access to utilities and transportation systems, and providing for harvesting, processing, warehousing, and utilization of natural resources.



2.4.20 Permitted Uses.



In the I zone the following uses and their accessory uses are permitted when developed under the applicable development standards in this ordinance:



A. Forestry.

2. Fire station.

3. Railroad facilities.

13. Wholesale, trucking, and storage establishment.

4. Machine shop, cabinet shop or related light manufacturing.

5. Machinery, farm equipment, marine craft, and automobile, sales, service and repair.

6. Building material sales and storage yard.

7. Governmental building, including maintenance, repair, or storage facility.

8. Plumbing, heating, electrical, or paint contractors, storage, repair, or sales shop.

9. Manufacturing, processing, assembling, research, laboratory, bottling or packaging uses which are conducted wholly within a building and from which there is no odor, dust, smoke, gas, noise vibration, radiation or other effect which has measurable nuisance qualities beyond the property line.



2.4.30 Conditional Uses.



The following conditional uses are allowed in the I zone subject to the provisions of Chapter 5 and other applicable development standards within this ordinance:



A. Farm use and horticulture.

2. Automobile wrecking yard.

3. Automobile service station.

D. Bulk plant.

E. Junk yard.

F. Heavy manufacturing, fabricating, processing, repairing, packing or storage.

G. One-family dwelling unit accessory to a permitted use as accommodations for a

caretaker or watchman.

H. Unified Development

I. Animal hospital.

J. Crematorium.

K. Kennel.

L. Utility and service including cell towers.



2.4.40 Limitations on Permitted and Conditional Uses in the I Zone.



1. Any use which creates a nuisance because of noise, smoke, dust, or gas is prohibited. While considering the application for a conditional use approval for any such use, the Planning Commission shall review the performance characteristics for such use and shall make findings that a nuisance will likely not be created, and that a nuisance will not be expected to develop. If such findings cannot be made, the Planning Commission shall deny the use, or impose standards to eliminate the nuisance.



2. Materials shall be stored and grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or otherwise create a health hazard.



3. All manufacturing, service, processing, and storage on shall be wholly within the walls of an enclosed building.



D. The Planning Commission may revoke conditional uses that become a nuisance within the City of Glendale.



5. Access from a public street to properties in an I zone shall be so located as to minimize traffic congestion and avoid directing industrial traffic onto residential streets.



6. Permitted uses within the I zone that become a nuisance after they are in operation, due to noise, smoke, dust, or gas shall be referred to the City Council to be processed under the City’s nuisance ordinance.



7. Building entrances or other openings adjacent to a residential or commercial zone shall be prohibited if they cause glare, excessive noise, or otherwise adversely affect the use or value of the adjacent property.



2.4.50 Development Standards for the I Zone.



A Lot Size. The minimum lot size shall be 5,000 square feet. The minimum lot frontage shall be fifty (50) feet.



B. Lot Coverage. The maximum lot coverage shall be 100%, including parking and buffer areas.



C. Setbacks. The minimum yard adjacent to the R zone shall comply with the standards of the R zone as if the lot were in the R zone. Except for those properties which are adjacent to properties in the R zone, there shall be no minimum front yard depth and no minimum side yard width, and no rear yard depth.



4. Building Height. Maximum building height shall be fifty (50) feet, except when adjacent to the R zone, the maximum height shall be forty (40) feet.



E. Signs. Signs shall comply with Section 4.0.70.



6. Parking. Parking and loading shall comply with Section 4.0.80.



7. Overlay Protection Areas. Development in flood and slope hazard areas, and in riparian areas shall comply with the provisions of Chapter 3.