The purpose of the Recreational-Commercial Zone is to provide
for water-dependent and water-related development along certain shorelands
in Warrenton near the Hammond Marina and the Skipanon River marinas.
Water-dependent recreational and tourist-related commercial development
have the highest priority in the Recreational-Commercial Zone. Other
uses may be allowed so long as they do not preempt water-dependent
uses. Lands in the Town of Hammond's C-2 zone are in this zone.
The following uses and activities and their accessory uses and activities are permitted in the R-C zone if the Community Development Director determines that the uses conform to the standards of Section 16.56.040, applicable Development Code standards, and other City regulations:
A.
Low-intensity
water-dependent recreation.
B.
Navigational
aids.
C.
Passive
restoration measures.
D.
Maintenance
and repair of existing structures and facilities.
E.
Temporary
dike for emergency flood protection, limited to 60 days, subject to
State and Federal regulations.
G.
Shoreline
stabilization.
H.
Water-related recreational, commercial and industrial uses, subject to the standards in Section 16.56.040, including, but not limited to:
1.
Seafood
market;
2.
Boat
and/or marine equipment sales establishments;
3.
Retail
trade facilities used for the sale of products such as ice, bait,
tackle, charts, groceries and gasoline;
4.
Cold
storage facility;
5.
Warehousing
and/or other storage areas for marine equipment;
6.
Charter
fishing office;
7.
Sports
fish cleaning establishment.
I.
Landfalls
and access corridors for submerged cable, sewer line, water line or
other pipeline crossing.
J.
Dredged
material disposal.
K.
Excavation
to create new water surface area.
L.
Beach
nourishment at a designated site.
N.
Park host is an ancillary use for water-dependent commercial uses within the Hammond and Warrenton Marinas only. There shall be one host site located on an approved RV site for each marina. Subject to provisions of Section 16.56.040. Also, see definitions.
O.
Community
garden(s) (see definitions).
Q.
Public
utilities, including on-shore pipelines, cables, and utility crossings.
R.
Similar
uses as those listed in this section.
(Ord. 1186-A § 4, 2014)
The following uses and activities and their accessory uses and activities may be permitted in the R-C zone when approved under Chapter 16.220, and subject to the provisions in Section 16.56.040, Development Standards:
A.
Water-dependent
recreation.
B.
Stormwater
and wastewater outfall; tidegates.
C.
Public
utility structures.
E.
Marine
research and/or education establishment.
F.
Restaurants.
G.
Multifamily dwelling and multifamily housing developments subject to standards of Chapter 16.188.
H.
Single-family attached housing with no less than four dwelling units subject to standards of Chapter 16.184.
I.
Temporary uses which involve minimal capital investment and no permanent structure, or a use in conjunction with and incidental to a water-dependent use, and meeting the requirements of Section 16.240.010.
J.
Mitigation,
restoration, creation and enhancement.
K.
Residences
as an accessory use to another permitted use, and occupied by the
owner or operator of the primary use.
L.
RV
park.
N.
Similar
uses as those listed in this section.
(Ord. 1248 § 2, 2021)
The following standards are applicable in the R-C zone:
A.
No
use will be allowed in the R-C zone unless it meets one or more of
the following criteria:
1.
The
use is water-dependent, which means that it can only be carried out
on, in, or adjacent to water and the location or access is needed
for water-borne transportation, recreation, a source of water, or
marine research/education.
2.
The
use provides goods and/or services directly associated with water-dependent
uses; and, if not located near the water, would experience a public
loss of quality in the goods and services offered.
3.
The
use can demonstrate that it provides a needed service for users of
the marinas.
4.
The
use is an accessory use important to the operations of the principal
use.
5.
The use is a temporary use meeting the requirements of Section 16.240.010.
B.
Yards.
The minimum yard depth for portions of the property abutting a public
right-of-way or noncommercial district is 15 feet.
C.
Lot
Coverage. Buildings shall cover not more than 75% of the lot area.
D.
Landscaped
Open Area. A minimum of five percent of the total lot area will be
maintained as landscaped open area.
E.
Building
Heights. No building shall exceed a height of 40 feet above grade.
F.
All uses shall satisfy applicable aquatic and shoreland standards in Chapter 16.160. Where the proposal involves several uses the standards applicable to each use shall be satisfied (e.g., dredge, fill, shoreline stabilization, piling installation or other activities in conjunction with an aquaculture facility shall be subject to the respective standards for these activities).
G.
Uses
that are not water-dependent shall not preclude or conflict with existing
or probable future water-dependent use on the site or in the vicinity.
H.
All uses shall comply with access requirements, signs standards, parking and loading standards in Chapter 16.144.
M.
All development shall comply with the wetland and riparian area protection standards of Chapter 16.156.
N.
All
other applicable Code requirements shall be satisfied.
O.
Standards
for approval of non-water-dependent uses:
1.
Non-water-dependent
uses shall be constructed at the same time as or after the water-dependent
use of the site is established, and must be carried out together with
the water-dependent use.
2.
The
ratio of the square footage of ground-level indoor floor space plus
outdoor acreage distributed between the non-water-dependent uses and
the water-dependent uses at the site shall not exceed one to three
(non-water-dependent to water-dependent).
3.
Such
non-water-dependent uses shall not interfere with the conduct of the
water-dependent use.
P.
Standards
for Approval of a Temporary Use. Temporary non-water-dependent uses
that involve minimal capital investment and no permanent structures
may be allowed. The intent of allowing such uses is to avoid posing
a significant economic obstacle to attracting water-dependent uses.
Tools for implementing this approach include "vacate" clauses in leases
on public lands, as well as requiring "vacate" clauses for land use
approvals involving leasing of private lands.
Q.
The
City of Warrenton shall provide the park host RV site, within the
Hammond and Warrenton Marinas, connections to utilities (City water
and sewer, and electricity). Length of stay per host shall not exceed
six months in a calendar year, and shall be in a State-licensed RV.
R.
DMD
site shall comply with:
1.
Prior
to undertaking disposal, the dredging project proponent shall consult
with the Army Corps and Oregon DSL to determine if the disposal site
contains wetlands that are regulated under permit programs administered
by those agencies. If the site contains regulated wetlands, the dredging
project proponent shall either alter the disposal site boundaries
to avoid the wetlands and leave an acceptable protective buffer, or
obtain the necessary Corps and DSL permits to fill the wetlands.
2.
The
dredging project proponent shall coordinate site preparation and disposal
plans with Coast Guard and Fort Stevens State Park representatives.
