Pilot Rock, Oregon

In the following use zones, the following transportation related uses are permitted outright without the issuance of a development permit:

1. Normal operation, maintenance, repair, and preservation activities of existing transportation facilities.
2. Installation of culverts, pathways, medians, fencing, guardrails, lighting and similar types of improvements within existing right-of-way.
3. Projects specifically identified in the Transportation System Plan as not requiring further land use regulation.
4. Landscaping as part of a transportation facility.
5. Emergency measures necessary for the safety and protection of property.
6. Acquisition of right-of-way for public roads, highways, and other transportation improvements designated in the Transportation System Plan.
7. Construction of a street or road as part of an approved subdivision or land partition approved consistent with the applicable land division ordinance.

3.10 General Residential Zone, R-1.

In an R-1 zone the following uses and their accessory uses are permitted with the issuance of a development permit:

1. Single-family dwelling.
2. Two-family dwelling.
3. Mobile homes subject to Article 7.
4. Multi-family dwellings.
5. Manufactured homes subject to Article 8.

3.11 Conditional Uses Permitted in an R-1 Zone.

In an R-1 zone the following uses and their accessory uses are permitted when authorized in accordance with Article 5 et. seq:

1. Mobile home park subject to the requirements of the City of Pilot Rock Mobile Home Park Ordinance.
2. Public or semi-public use.
3. Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the Transportation System Plan or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the Transportation System Plan and applicable standards, and shall address the following criteria. For State projects that require an Environmental Impact Statement (EIS) or EA (Environmental Assessment), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:
   1. The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.
   2. The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.
   3. The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.
   4. Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.
4. If review under this Section indicates that the use or activity is inconsistent with the Transportation System Plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

3.12 Dimensional Standards in an R-1 Zone.

In an R-1 zone the following dimensional standards shall apply:

1. The front yard shall be a minimum of twenty (20) feet.
2. Each side yard shall be a minimum of ten (10) feet, except that on a corner lot the side yard on the street side shall be a minimum of fifteen (15) feet.
3. The rear yard shall be a minimum of fifteen (15) feet.
4. The lot area shall be a minimum of 6,000 sq. ft. and shall exceed the minimum by 2,000 sq. ft. for each dwelling unit over one.
5. The lot width at the front building line shall be a minimum of fifty (50) feet.
6. The lot depth shall be a minimum of 100 feet.
7. Building height shall be a maximum of twenty-eight (28) feet.
8. No more than thirty (30) percent of the lot area shall be covered by buildings.
9. The minimum street frontage shall be sixty (60) feet except on a cul-de-sac where the minimum shall be thirty (30) feet.

3.20 Limited Residential Zone, R-2.

In an R-2 zone the following uses and their accessory uses are permitted with the issuance of a development permit:

1. Single-family dwelling.
2. Manufactured homes subject to Article 8.

3.21 Conditional Uses Permitted in an R-2 Zone

1. The following uses and their accessory uses are permitted after review by the Planning Commission pursuant to the mini-hearing process listed in Section 12.20 and Article 5 of this Ordinance:
   1. Two-family dwellings.
2. (2) The following uses and their accessory uses are permitted when authorized in accordance with Article 5, et. seq.:
   1. Multi-family dwelling.
   2. Public or semi-public use.
3. Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the Transportation System Plan or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the Transportation System Plan and applicable standards, and shall address the following criteria. For State projects that require an Environmental Impact Statement (EIS) or EA (Environmental Assessment), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:
   1. The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.
   2. The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.
   3. The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.
   4. Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.
4. If review under this Section indicates that the use or activity is inconsistent with the Transportation System Plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

3.22 Dimensional Standards in an 11-2 Zone.

In an R-2 zone the dimensional standards of an R-1 zone shall apply except that the lot area shall be a minimum of 7,500 square feet and the minimum street frontage shall be 75 feet.

3.30 Limited Residential-Mobile Home Zone, R-3.

In an R-3 zone, the following uses and their accessory uses are permitted with the issuance of a development permit:

1. Single-family dwelling.
2. Manufactured homes subject to Article 8.

3.31 Conditional Uses Permitted in the R-3 Zone

1. The following uses and their accessory uses are permitted after review by the Planning Commission pursuant to the mini­hearing process listed in Section 12.20 and Article 5 of this Ordinance, et. seq.:
   1. Two-family dwellings.
2. The following uses and their accessory uses are permitted when authorized in accordance with Article 5, et. seq.:
   1. Multi-family dwellings.
   2. Public or semi-public use.
3. Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the Transportation System Plan or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the Transportation System Plan and applicable standards, and shall address the following criteria. For State projects that require an Environmental Impact Statement (EIS) or EA (Environmental Assessment), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:
   1. The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.
   2. The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.
   3. The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.
   4. Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.
4. If review under this Section indicates that the use or activity is inconsistent with the Transportation System Plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

3.32 Dimensional Standards in an R-3 zone.

In an R-3 zone the dimensional standards of the R-1 zone shall apply except that the lot area shall be a minimum of 7,500 sq. ft. and the minimum street frontage shall be 75 feet.

3.40 Farm Residential Zone, R-4.

In an R-4 zone the following uses and their accessory uses are permitted with the issuance of a develop­ment permit:

1. Single-family dwelling.
2. Mobile home.
3. Farming, not including intensive livestock or poultry operations such as a commercial feedlot or poultry plant.
4. Manufactured homes subject to Article 8.

3.41 Conditional Uses Permitted in an R-4 Zone.

In an R-4 zone the following uses and their accessory uses are permitted when authorized in accordance with Article 5, et. seq.:

1. Public or semi-public use.
2. Expansion of other residential uses (i.e. mobile home parks) that existed prior to the adoption of Ordinance #318 on November 25, 1978.
3. Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the Transportation System Plan or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the Transportation System Plan and applicable standards, and shall address the following criteria. For State projects that require an Environmental Impact Statement (EIS) or EA (Environmental Assessment), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:
   1. The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.
   2. The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.
   3. The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.
   4. Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.
4. If review under this Section indicates that the use or activity is inconsistent with the Transportation System Plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

3.42 Dimensional Standards in an R-4 Zone.

In an R-4 zone the dimensional standards of an R-1 zone shall apply except that the lot area shall be a minimum of one (1) acre.

3.50 Commercial Zone, C-1.

In a C-1 zone the following uses and their accessory uses are permitted outright:

1. Retail or wholesale trade establishment.
2. Repair or maintenance establishment.
3. Eating or drinking establishment.
4. Office.
5. Financial institution.
6. Amusement establishment.
7. Motel or hotel.

3.51 Conditional Uses Permitted in a C-1 Zone

1. In a C-1 zone the following uses and their accessory uses are permitted after review by the Planning Commission pursuant to the mini-hearing process listed in Section 12.20 and Article 5 of this Ordinance:
   1. Residential use as an accessory use to an established use allowed in the C-1 zone.
   2. Expansion of a use allowed prior to the adoption of this Ordinance.
2. The following uses and their accessory uses are permitted when authorized in accordance with Article 5, et. seq.:
   1. Recreational vehicle park.
   2. Public or semi-public use.
   3. Mini-warehouse.

3.52 Dimensional Standards in a C-1 Zone.

In a C-1 zone the following dimensional standards shall apply:

1. In a C-1 zone the dimensional standards of the R-1 zone apply to a lot or structure whose primary use is for a dwelling.
2. The lot area shall be a minimum of 6,000 sq. ft.
3. The rear yard shall be a minimum of ten (10) feet unless the rear lot line is abutting on an alley.
4. Building height shall be a maximum of twenty-eight (28) feet.
5. The street frontage shall be a minimum of sixty (60) feet.

3.60 Light Industrial Zone,_M-1.

In a M-1 zone the following uses and their accessory uses are permitted with the issuance of a deve­lopment permit:

1. Agricultural supplies and equipment sales, service or repair.
2. Auto or truck sales, service or repair.
3. Building materials or hardware store.
4. Contractors equipment storage.
5. Grain elevator.
6. Greenhouse or nursery.
7. Hauling, freighting and truck yard or terminal.
8. Machine shop.
9. Mini-warehouse.
10. Plumbing or sheet metal shop.
11. Repair or maintenance establishment.
12. Veterinary clinic or animal hospital.
13. Welding shop.
14. Wholesale trade.

3.61 Conditional Uses Permitted in a M-1 Zone.

In an M-1 zone the following uses are permitted when authorized in accordance with Article 5, et. seq.:

1. Public or semi-public use.
2. Utility substation.
3. Other uses similar to the use listed in Section 3.60 and 3.61 and normally found in a Light Industrial zone, provided that it has the approval of the Planning Commission.
4. Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the Transportation System Plan or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the Transportation System Plan and applicable standards, and shall address the following criteria. For State projects that require an Environmental Impact Statement (EIS) or EA (Environmental Assessment), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:
   1. The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.
   2. The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.
   3. The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.
   4. Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.
5. If review under this Section indicates that the use or activity is inconsistent with the Transportation System Plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

3.62 Dimensional Standards in a M-1 Zone.

In a M-1 zone the following dimensional standards shall apply:

1. The lot area shall be a minimum of 10,000 square feet.
2. The minimum street frontage shall be 100 feet.
3. The front, side and rear yards shall be a minimum of ten (10) feet each.
4. Building height shall be a maximum twenty-eight (28) feet.,

3.63 Limitations on Use.

In a M-1 zone, the following limitations and conditions shall apply:

1. 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.
2. Any use of property within 100 feet of a lot in a residential zone shall be subject to the review of the Planning Commission. The Planning Commission may impose such limitations as may be required to reduce conflicts between uses.

3.64 Site Review.

An application for a development permit for a use permitted in Section 3.60 above shall be accompanied by a site plan and reviewed by the Planning Commission for completeness and compliance with the following requirements:

1. The site plan shall consist of the following:
   1. An accurate map showing property lines, dimensions and location of buildings on the property, both existing and proposed.
   2. Drawn at a scale no smaller than 1”= 100'.
   3. Access points to streets or highways.
   4. Names of the owner and developer of the site.
   5. Landscaping as required by this Ordinance.
2. Landscaping shall include the following:
   1. Trees or shrubs at least 20 ft. wide shall be planted and maintained when adjacent or across the street from a residential zone.
   2. A fence or wall at least 6 ft. high shall be erected and maintained along all property lines excluding access points when adjacent to a residential zone.
   3. Landscaping shall be in place and maintained by the property owner or leasee no later than six (6) months after the use is established or building completed, which­ever comes first.
3. A six foot wide sidewalk will be established along any street within six (6) months of building occupancy or establishment of the use, whichever comes first.
4. Lighting of parking, loading, driveway, and building areas shall be shielded away from adjoining or nearby residentially designated land. Truck parking, driveway and servicing areas shall be oriented away from residentially designated land if at all possible, and shall be shielded, screened and buffered from said land to minimize impact of engine noise and headlight glare.

3.65 Performance Standards.

All uses shall comply with the following maximum pollution standards and any use exceeding these standards shall be deemed in violation of this Ordinance and appropriate measures to abate the use, modify or rescind any permit issued shall be pursued by the city.

1. Vibration. No vibration other than that caused by motor vehicles shall be permitted which is discernable without instruments at the property line of the premises concerned.
2. Noise. Noise generated by the permitted use shall not exceed the maximum ambient level (all frequencies) for 90% of the time pre-existing at the boundary of the premises.
3. Odor. Emision of odorous gases or other odorous matter in quantities so as to be detectable at the boundary of the premises shall be prohibited.
4. Discharges. Smoke, fallout, fly ash or other forms of air pollution shall be subject to the rules and regulations of the state of Oregon.
5. Solid wastes. Outdoor storage of solid wastes is prohibited except for items stored in sealed containers which prevent the entrance of insets or rodents.

3.70 Heavy Industrial Zone, M-2.

In a M-2 zone the following uses and their accessory uses are permitted with the issuance of a devel­opment permit:

1. Expansion of existing uses by not more than 50% in area.

3.71 Conditional Uses Permitted in a M-1 Zone.

In a M-2 zone the following uses and their accessory uses are permitted when authorized in accordance with Article 5, et seq.:

1. Any industrial use not listed in Section 3.70. Such uses may create but are not limited to a public nuisance because of noise, unsightliness, smoke, odor, dust, vibration or heavy truck traffic.
2. Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the Transportation System Plan or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the Transportation System Plan and applicable standards, and shall address the following criteria. For State projects that require an Environmental Impact Statement (EIS) or EA (Environmental Assessment), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:
   1. The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.
   2. The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.
   3. The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.
   4. Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.
3. If review under this Section indicates that the use or activity is inconsistent with the Transportation System Plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

3.72 Dimensional Standards in an M-2 Zone.

In a M-2 zone the dimensional standards of an M-1 zone shall apply.

3.73 Limitations on Use.

In a M-2 zone the following limitations and conditions shall apply:

1. 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.
2. Any use of property within 100 feet of a lot in a residential zone shall be subject to the review of the Planning Commission. The Planning Commission or City Council may impose such limi­tations as may be required to reduce conflicts between uses.
3. Points of access from streets or highways to M-2 zoned proper­ties shall be located so as to minimize traffic congestion and direct traffic away from residential streets.
4. New uses will not have an adverse impact on existing industrial uses in that it would not be incompatible with noise, dust, vibrations and odors that it may emanate or cause or that it may be emanated or caused by adjacent industrial uses.

3.80 Permanent Open Space, Zone, POS.

In a POS zone no permanent structures may be built. The following uses are permitted outright (no development permit required):

1. Farming, including crop cultivation, truck gardening or plant nursery enterprises and livestock grazing.

3.81 Conditional Uses Permitted in the POS Zone.

In a POS zone the following uses and their accessory uses are permitted after review by the Planning Commission pursuant to the mini-hearing process listed in Section 12.20 and Article 5 of this Ordinance:

1. Natural areas including wildlife refuges.
2. Outdoor recreational facilities.
3. Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the Transportation System Plan or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the Transportation System Plan and applicable standards, and shall address the following criteria. For State projects that require an Environmental Impact Statement (EIS) or EA (Environmental Assessment), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:
   1. The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.
   2. The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.
   3. The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.
   4. Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.
4. If review under this Section indicates that the use or activity is inconsistent with the Transportation System Plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

3.82 Limitations on Use.

In the POS zone the following limitations shall apply:

1. No use shall be allowed which would create a hazard to public health, life, or property at the site or in a floodplain area either upstream or downstream from the site; and in addition all uses must be in accordance with the U.S. Department of Housing and Urban Development's Federal Insurance Administra­tion's floodplain regulations.
2. No more of a lot's existing vegetation shall be cleared from an area zoned POS than is necessary for uses permitted in Sections 3.80 and 3.81.
3. Construction activities in and adjacent to the setback area shall occur in such a manner so as to avoid unnecessary exca­vation and/or removal of existing vegetation beyond that required for the facilities indicated in (2) above. Where vegetation removal beyond that allowed in (2) above cannot be avoided, the site shall be replanted during the next replanting season to avoid sedimentation. The vegetation shall be of indigenous species in order to maintain the natural character of the area.
4. The following uses and activities are excepted from the above standards:
   1. Commercial forest practices regulated by the Oregon Forest Practices Act;
   2. Vegetation removal necessary to provide water access for a water dependent use;
   3. Removal of dead or diseased vegetation that poses a safety or health hazard;
   4. Removal of vegetation necessary for the maintenance or replacement of structural shoreline stabilization.

3.90 Additional Requirements

3.91 Clear Vision Areas.

A clear vision area shall be maintained on the corners of all property at the intersection of two streets or a street and a railroad.

1. A clear vision area shall consist of a triangular area, two sides of which are lot lines measured from the corner inter­section of the street lot lines for a distance specified in this regulation, or where the lot lines have rounded corners, the lot lines extended in a straight line to a point of inter­section and so measured, and the third side of which is a line across the corner of the lot joining the non-intersecting ends of the other two sides.
2. A clear vision area shall contain no planting, fence, wall, structure or temporary or permanent obstruction from the top of the curb or, where no curb exists, from the established street centerline grade, except that trees exceeding this height may be located in this area, provided all branches and foliage are removed to a height of eight (8) feet above the grade.
3. The following measurements shall establish clear-vision areas:
   1. In a residential zone, the minimum distance shall be thirty (30) feet or, at intersections including an alley, ten (10) feet.
   2. In all other zones where yards are required, the minimum distance shall be fifteen (15) feet, or at intersections including an alley ten (10) feet, except that when the angle of intersection between streets other than an alley is less than thirty degrees (300), the distance shall be twenty-five (25) feet.
   3. Where any yards are required, the minimum distance shall be as in (b) above and buildings may be constructed within the clear-vision area, providing that any portion of the structure within the clear-vision area is more than eight (8) feet above the top of the curb or street centerline grade and is supported by not more than two columns not more than eight (8) inches in diameter.
4. Corner Clearance. Corner clearance is the distance from an intersection of a public or private road to the nearest access connection, measured from the closest edge of the pavement of the intersecting road to the closest edge of the pavement of the connection along the traveled way.
   1. Corner clearance for connections shall meet or exceed the minimum connection spacing requirements for that roadway.
   2. New connections shall not be permitted within the functional area of an intersection as defined by the connection spacing standards of this ordinance, unless no other reasonable access to the property is available.
   3. Where no other alternatives exist, the City of Pilot Rock may allow construction of an access connection along the property line farthest from the intersection. In such cases, directional connections (i.e. right in/out, right in only, or right out only) may be required.

3.92 Ground Cover Requirements.

Any property in a residential or commercial zone shall be planted with ground cover, trees and bushes so as to prevent any dust blowing from the property; such plantings shall be in place within six (6) months after completion of the structure.

3.93 Hazard Areas.

If a structure is proposed for any area subject to flooding or of greater than twelve percent (12%) slope, the devel­oper shall show that he is aware of the flood hazard or steep slope condition and has incorporated necessary safeguards into his site and building plans before the city signs the building permit.

3.94 Access.

Before the City approves a building permit, zone change, conditional use, or variance, it shall be demonstrated that the pro­perty has adequate access to a city street, county road, or state highway. If a county or state permit is required, the permit shall be obtained by the property owner prior to the final city approval. If dedication of a street is necessary to provide adequate access, the street shall be designed and constructed to the requirements established by the City of Pilot Rock Subdivision Ordinance. A building shall not be situated so that an existing street cannot be extended.

3.95 Flood Hazard Regulation. (space reserved for future regulations)

3.96 Streamside Development and Setback.

To permit better stream and pollution control, protect fish and wildlife areas and to preserve natural scenic amenities along Birch Creek, West Birch Creek and East Birch Creek, a special setback and development provision shall apply. Within a stream bank, no development shall occur between the ordinary highwater mark. Additionally, no new development or structure shall be located within three (3) feet of the ordinary highwater mark. For the purposes of this section, the ordinary highwater mark shall be defined as that mark that will be found by examining the bed and banks of the stream and ascertaining where the presence and actions of waters are so common and usual, and so long continued in all ordinary years, as to mark upon the soil and character district from that of the abutting upland, in respect to vegetation as that condition exists on the effective date of this Ordinance or as it may naturally change thereafter. If no ordinary highwater mark can be found, the ordinary highway mark shall be the line of mean highwater as evidence by histor­ical data on highwater.