City of Hillsboro, OR COMMERCIAL ZONES

§ 12.23.010 Commercial Zones.

There are 5 commercial zones in the City:

C-N Commercial - Neighborhood;

C-G Commercial - General;

SCC-DT Station Community Commercial-Downtown;

SCC-SC Station Community Commercial-Station Commercial; and

SCC-MM Station Community Commercial-Multi-Modal.

(Ord. 6401 § 1, 2022)

§ 12.23.020 Locational Characteristics.

On the Comprehensive Plan Land Use Map, commercial zones implement the Medium Density Residential, High Density Residential, Industrial, and Station Community Planning Area designations as follows:

C-N does not implement a specific Plan designation, but may be applied in the Medium Density, High Density Residential, or Industrial Plan designations.

C-G implements the Commercial Plan designation.

SCC-DT, SCC-SC, and SCC-MM (among other zones) implement certain locations in the SCPA Station Community Planning Area designation where these zones are designated on the zoning map.

(Ord. 6401 § 1, 2022)

§ 12.23.030 Organization within This Subchapter.

Common Elements. Each section in this Subchapter contains the following subsections:

Purpose;

Permitted, Conditional, Limited, and Not Permitted Housing Types (organized in tables);

Permitted, Conditional, Limited and Not Permitted Uses (organized in tables);

Accessory Uses Permitted;

Special Provisions Regarding Uses;

Development Standards (organized in tables, illustrated in figures);

Variances and Adjustments; and

Other Pertinent Regulations.

Purpose. Purpose statements for each zone subchapter are descriptive of the zone's characteristics and intent, and are drawn from the Comprehensive Plan and/or the Community Development Code. Purpose statements are informational and not intended to be regulations.

Allowed Housing Types. Residential uses (where allowed in commercial zones) occupy a variety of Housing Types. Permitted, Conditionally Permitted, Limited and Not Permitted Housing Types within each zone are summarized in tables based on the definitions of Housing Types listed in Section 12.01.500. Neither the residential Use categories nor the Housing Types distinguish between owner-or renter-occupation.

Uses. Permitted, Conditionally Permitted, Limited and Not Permitted Uses within each zone are summarized in tables based on the standardized Use categories contained in Subchapter 12.10.

Permitted Uses (P) are permitted by right, subject to all applicable provisions of this Code.

Conditionally Permitted Uses (C) may be allowed, subject to approval on an individual basis as conditional uses. The Conditional Use application process and approval criteria are described in Sections 12.70.050 and 12.80.020. Certain conditional uses may have additional standards as described in Subchapter 12.40.

Limited Uses (L) are permitted by right, but are subject to specified requirements, exceptions, or restrictions which may vary with the nature, size or location of the use.

Not Permitted Uses (N) are not permitted in the zone under any circumstance.

Accessory Uses. Accessory Uses are permitted in each zone in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in the code. Characteristics and standards for certain accessory uses are listed in Subchapter 12.40.

Special Provisions Regarding Uses. Where certain notations in the Clarifications column of the Uses tables require further explanation, they are noted in this section.

Development Standards.

Development standards in each commercial zone are summarized in tables. Development standards are typically numerical standards: minimum and maximum densities (if applicable); minimum and maximum lot dimensions; structural setbacks; maximum building height and lot coverage. All development must comply with the development standards unless a discretionary Variance or Adjustment is approved as described in subsection H below.

Maximum residential densities in each commercial zone that allows residential development are generally derived from the minimum lot size; minimum densities are approximately 80% of the maximum density. Density calculation formulas for minimum and maximum density are described in Section 12.50.120. Minimum and maximum residential densities apply to all residential Use categories.

With the exception of the SCC-DT zone, certain development standards are illustrated in a Figure immediately following the development standards table.

Variances and Adjustments. Applications to vary or adjust certain numeric standards in each zone may be requested and approved under Sections 12.80.152, 12.80.154, and 12.80.156. Certain numeric standards may also be subject to exceptions under specific circumstances, as described in the Standards section.

Other Pertinent Regulations. Additional standards such as parking, landscaping, vision clearance, and street improvements may also apply to development in commercial zones. These site design and development standards may also have exceptions as described in those sections.

(Ord. 6401 § 1, 2022)

§ 12.23.100 C-N Commercial - Neighborhood Zone.

The C-N zone includes the following sections:

12.23.110	Purpose
12.23.120	Housing Types
12.23.130	Uses
12.23.140	Accessory Uses and Structures Permitted by Right
12.23.150	Special Provisions Regarding Uses
12.23.160	Development Standards
12.23.170	Variances and Adjustments
12.23.180	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.23.110 Purpose.

Provide Neighborhood-Scale Services. The C-N zone does not implement a single specific Comprehensive Plan designation, but may be allowed in the Residential Medium Density, Residential High Density, or Industrial Plan designations. In these areas, the C-N zone provides opportunity to locate small-scale commercial nodes within residential and industrial neighborhoods, giving residents and employees more convenient access to goods and services.

Reduce Vehicle Trips and Encourage Active Transportation. The C-N zone reduces automobile use and increases walking and bicycling opportunities by allowing small-scale retail, service and office commercial uses in closer proximity to homes and businesses.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.120 Housing Types.

Table 12.23.120-1 lists housing types permitted in the C-N zone. Housing types are defined in Section 12.01.500.

Table 12.23.120-1: Housing Types Permitted in the C-N Zone
Housing Types	Status	Clarifications
Single detached dwelling	N
Duplex	N
Triplex	N
Quadplex	N
Townhouse	N
Cottage Cluster	N
Multiple-dwelling structure	L	Residential uses permitted in upper floor(s) of a commercial building.
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	L	Residential uses permitted in upper floor(s) of a commercial building.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.130 Uses.

Table 12.23.130-1 lists uses permitted, conditionally permitted, limited or not permitted in the C-N zone.

Table 12.23.130-1: Use Categories in the C-N Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	L	Permitted only in the upper floor(s) of a mixed-use building with commercial on the first floor.
Group Living	N
Residential Service	N
Residential Business	L	Residential use (including live-work dwellings) limited to above or behind business use.
Commercial Use Categories - Only Categories Listed Below Permitted
Eating and Drinking Establishments	L/C	See Section 12.23.150.
Educational Services	L	Maximum floor area 2,500 sq. ft.; see also Section 12.23.150.
Office	L	See Section 12.23.150. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/C/N	See Section 12.23.150. Day care facilities permitted subject to additional standards in Section 12.40.150; repair uses permitted with Conditional Use approval; minor assembly facilities permitted with Conditional Use approval if maximum primary floor areas < 3,000 sq. ft., and subject to additional standards in Section 12.40.210. Retail sales of marijuana not permitted.
Vehicle Service and Repair	C/N	See Section 12.23.150. Automobile service stations permitted with Conditional Use approval and subject to additional standards in Section 12.40.120. All other uses not permitted.
Industrial Use Categories - Not Permitted
Institutional Use Categories
Colleges and Universities	N
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval if permitted as Conditional Use in an adjacent residential zone.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Major assembly facilities permitted with Conditional Use approval if maximum primary floor areas < 3,000 sq. ft. or maximum IBC occupancy in primary assembly area < 250 persons, subject to additional standards in Section 12.40.210. Larger facilities not permitted.
Schools	C	Permitted with Conditional Use approval if permitted as Conditional Use in an adjacent residential zone and subject to additional standards in Section 12.40.210.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	N
Surface Alternative Transportation Facilities	C/N	Transit facilities and park-and-ride facilities permitted with Conditional Use approval; all other uses not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	C	With no equipment storage, permitted with Conditional Use approval and subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.23.140 Accessory Uses and Structures Permitted by Right.

Accessory uses vary based on the applicable use category, as described in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary commercial use on the site and are subject to the same regulations as the primary commercial use unless stated otherwise in the Code. Accessory structures as defined in Section 12.01.500 are permitted subject to the additional requirements in Section 12.40.104.

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.150 Special Provisions Regarding Uses.

For All Commercial Uses.

All business activities, including any service, repair, processing and storage shall be conducted wholly within an enclosed building. Refuse containment shall be located within a screened enclosure. Outdoor seating and display of plants is permitted.

Maximum floor area of each use (except educational services as noted in Table 12.23.130-1) shall be 4,000 sq. ft. on the first floor. Floor area constructed below finished grade area is not included in this maximum.

Second-floor commercial uses on properties not designated MU Mixed-Use on the Comprehensive Plan Map are subject to Conditional Use approval pursuant to Section 12.80.020.

Eating and Drinking Establishments. Eating and drinking establishments are permitted if in compliance with the limitations in subsection A above and the following additional standards:

Maximum floor area of the establishment does not exceed 1,500 square feet;

Carry-out service and limited seating are available;

Drive-thru service is not available; and

Alcoholic beverages are not served.

Eating and Drinking Establishments Permitted with Conditional Use Approval. Eating and drinking establishments larger than those described in subsection B.1 above are permitted with Conditional Use approval if in compliance with the limitations of subsection A above and the following additional standards:

Maximum seating capacity of the establishment is 50 or fewer patrons;

Drive-through service is not available; and

Distilled liquors are not served. Beer, wine, and cider may be served.

Animal Service Facilities. Animal service facilities without outdoor exercise areas are permitted. Overnight boarding is permitted at veterinary clinics only, but may be permitted with Conditional Use approval at other facilities.

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.160 Development Standards.

Base zone development standards in the C-N zone are listed in Table 12.23.160-1. Certain standards are illustrated in Figure 12.23.160-A.

Table 12.23.160-1: Development Standards in the C-N Zone
Standard	Requirement	Clarifications
Minimum Lot Size	7,000 sq. ft.
Maximum Lot Size	None
Minimum Density	Not applicable
Maximum Density	24 du/na
Minimum FAR	Not applicable
Maximum FAR	Not applicable
Minimum Lot Dimensions*
• Width (at front building plane)	60 feet
• Depth	90 feet
Minimum Lot Frontage	25 feet	Flag lots not permitted.
Minimum Setbacks*
• Front Yard ○ Adjacent to non-residential ○ Adjacent to residential	Same as front yard setback of the least restrictive adjacent zone	Minimum setbacks for buildings with second floor commercial uses located on property not designated MU Mixed-Use on the Comprehensive Plan Map shall be at least one-half the height of the principal structure. Setbacks subordinate to public utility easements and OSSC requirements.
• Side Yard ○ Adjacent to non-residential ○ Adjacent to residential	10 feet 10 feet
• Rear Yard ○ Adjacent to non-residential ○ Adjacent to residential	10 feet 10 feet
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height*	35 feet or 2½ stories, whichever is less	See measurement and illustration in Section 12.50.140; see also definition of half-story in Section 12.01.500.
Maximum Lot Coverage	50%
Minimum Useable Open Space	Not applicable
Minimum Landscaping	15%

*	Standards illustrated in Figure 12.23.160-A

Figure 12.23.160-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the C-N Zone

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.23.170 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the C-N zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.23.180 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the C-N zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development

(Ord. 6401 § 1, 2022)

§ 12.23.200 C-G Commercial - General Zone.

The C-G zone includes the following sections:

12.23.210	Purpose
12.23.220	Housing Types
12.23.230	Uses
12.23.240	Accessory Uses and Structures Permitted by Right
12.23.250	Special Provisions Regarding Uses
12.23.260	Development Standards
12.23.270	Variances and Adjustments
12.23.280	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.23.210 Purpose.

Provide Full Range of Commercial Activities. The C-G zone implements the Commercial Comprehensive Plan designation, providing opportunities for all types of retail, service, and office commercial Uses in a variety of locations throughout the City. Within the C-G zone, certain retail Uses may be subject to square footage limitations based on Metro Title 4 requirements.

Reduce Vehicle Trips and Encourage Use of Alternative Transportation. By siting a wide mix of commercial Uses in central locations and on transit routes, the C-G zone provides customers and employees with opportunities to undertake several errands in a single trip and/or to access the commercial Uses by walking, bicycling or transit.

(Ord. 6401 § 1, 2022)

§ 12.23.220 Housing Types.

Table 12.23.220-1 lists Housing Types permitted in the C-G zone. Housing Types are defined in Section 12.01.500.

Table 12.23.220-1: Housing Types Permitted in the C-G Zone
Housing Types	Status	Clarifications
Single detached dwelling	C/L/N	Improvement of existing dwellings permitted with Conditional Use approval. Expansion of existing dwellings may be approved subject to Non-Conforming Use approval pursuant to Subchapter 12.30 and Section 12.80.100. New detached dwellings Not Permitted.
Duplex	N
Triplex	N
Quadplex	N
Townhouse	N
Cottage Cluster	N
Multiple-dwelling structure	L	Residential uses permitted in upper floor(s) of a commercial building.
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	L	Residential uses permitted in upper floor(s) of a commercial building.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6294 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.230 Uses.

Table 12.23.230-1 lists Uses Permitted, Conditionally Permitted, Limited or Not Permitted in the C-G zone.

Table 12.23.230-1: Use Categories in the C-G Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	C/L/N	Improvement of existing dwellings permitted with Conditional Use approval; expansion of existing dwellings subject to Non-Conforming Use approval pursuant to Subchapter 12.30 and Section 12.80.100; new Residential Uses permitted in upper floor(s) of a commercial building; new detached dwellings Not Permitted.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	C/L	Residential Services not exceeding maximum residential density permitted with Conditional Use approval. Residential Services exceeding maximum density permitted only with PUD approval.
Residential Business	L	Residential Uses permitted in upper floor(s) of a live-work dwelling or a commercial building.
Commercial Use Categories
Commercial Lodging	P/L	Bed and breakfast inns subject to additional standards in Section 12.40.130.
Commercial Recreation	P
Commercial Parking	P
Durable Goods Sales	P
Eating and Drinking Establishments	P
Educational Services	P
Office	P	Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/C	Subject to limitations in Section 12.23.250. Child care facilities. Minor assembly facilities permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Self-Service Storage	P
Vehicle Service and Repair	P/C	Automobile service stations and vehicle washes permitted with Conditional Use approval and subject to additional standards in Section 12.40.120.
Industrial Use Categories
Industrial Service	P/N	Marijuana testing laboratories not permitted.
Manufacturing and Production	L/N	Custom manufacturing of goods for retail sale on premises permitted; all other uses not permitted.
Solid Waste Treatment and Recycling	N
Vehicle Storage	L/N	Incidental RV storage permitted with self-service storage only and subject to additional standards in Section 12.40.220. All other uses not permitted.
Warehouse and Freight Movement	N
Wholesale Sales	L/N	Office and showroom permitted where on-site sales limited to small items. Marijuana wholesale sales not permitted.
Institutional Use Categories
Colleges and Universities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Community Services	L/C	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses permitted with Conditional Use approval.
Detention Facilities	C	Permitted with Conditional Use approval.
Hospitals	C	Permitted with Conditional Use approval.
Major Assembly Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Schools	C/N	Middle and senior high schools permitted with Conditional Use approval and subject to additional standards in Section 12.40.210; elementary schools not permitted.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	P
Surface Alternative Transportation Facilities	P/C	Transit facilities permitted. Park-and-ride facilities and transit vehicle storage and maintenance facilities permitted with Conditional Use approval.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6116 § 1, 2015; Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.23.240 Accessory Uses and Structures Permitted by Right.

Accessory uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary commercial use on the site and subject to the same regulations as the primary commercial use unless stated otherwise in the Code. Accessory structures as defined in Section 12.01.500 are permitted subject to the additional requirements in Section 12.40.104.

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.250 Special Provisions Regarding Uses.

Abutting a Residential Zone. All business activity on property abutting a residential zone shall occur within an enclosed building, unless screening from the residential zone is provided by a sight-obscuring fence at least 6 feet high.

Adjacent to or Across the Street from a Residential Zone. Openings in commercial structures adjacent or across the street from a residential zone shall be designed to prevent glare, excessive noise or other adverse impacts upon nearby residences.

Motor Vehicle, Boat or Trailer Rental or Sales Lots. Vehicle rental or sales lots shall be drained and surfaced with crushed rock or paved with asphalt except where required landscaping is installed pursuant to Sections 12.50.220 and 12.50.360.

Major Retail Uses Restrictions Based on Metro Title 4. Figure 12.23.250-A illustrates the application of Metro Urban Growth Management Functional Plan Title 4 Retail in Employment and Industrial Areas. Within the employment areas shown on Figure 12.23.250-A, a new major retail use as defined in Section 12.01.500 may be permitted in a C-G zone only with Conditional Use approval pursuant to Section 12.80.020. In addition to the Conditional Use approval criteria, the Conditional Use application shall demonstrate compliance with the following approval criteria:

Transportation facilities are adequate to serve the major retail use consistent with the City's Transportation System Plan and adopted Metro Regional Transportation System Plan and these facilities will be in place at the time when the retail use begins operation; and

Transportation facilities are adequate to meet the transportation need for other planned land uses within the surrounding employment area or are contained within the City's Transportation System Plan.

Additional Regulations for Special Uses. The following retail products and services uses are subject to additional standards in Subchapter 12.40 as noted:

Animal service facilities: see Section 12.40.110;

Day care facilities: see Section 12.40.150; and

Medical marijuana dispensaries: see Section 12.40.194.

Marijuana retail sales: see Section 12.40.194.

Figure 12.23.250-A: C-G Zone Title 4 Major Retail Use Restrictions Map

(Ord. 6149 § 1, 2015; Ord. 6160 § 1, 2016; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.260 Development Standards.

Base zone development standards in the C-G zone are listed in Table 12.23.260-1. Certain standards are illustrated in Figure 12.23.260-A.

Table 12.23.260-1: Development Standards in the C-G Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Density	Not applicable
Maximum Density	24 du/na
Minimum FAR	Not applicable
Maximum FAR	Not applicable
Minimum Lot Dimensions*
• Width (at front building plane)	50 feet
• Depth	None
Minimum Lot Frontage	25 feet
Minimum Setbacks*
• Front Yard	1 foot	Minimum setbacks subordinate to public utility easements and OSSC requirements.
• Side Yard	1 foot on alleys; otherwise none
• Rear Yard	1 foot on alleys; otherwise none
Maximum Setbacks	None
Minimum Building Height	None
Maximum Building Height	35 feet
Maximum Lot Coverage	60%
Minimum Usable Open Space	Not applicable
Minimum Landscaping	15%	See Section 12.50.220.

*	Standards illustrated in Figure 12.23.260-A

Figure 12.23.260-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the C-G Zone

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.23.270 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the C-N zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.23.280 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the C-G zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development

(Ord. 6401 § 1, 2022)

§ 12.23.300 SCC-DT Station Community Commercial – Downtown Zone.

The SCC-DT zone includes the following sections:

12.23.310	Purpose
12.23.320	Housing Types
12.23.330	Uses
12.23.340	Accessory Uses and Structures Permitted by Right
12.23.350	Special Provisions Regarding Uses
12.23.360	Development Standards
12.23.370	Variances and Adjustments
12.23.380	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.23.310 Purpose.

Implement the Downtown Core Vision. The SCC-DT zone implements the Station Community Planning Area Comprehensive Plan designation, and implements the Downtown Core Vision Statement from the Downtown Framework Plan (Comprehensive Plan Section 28).

Create a Vibrant Downtown Core. The standards of the SCC-DT zone are intended to create a downtown core that is a vibrant and active place, with shopping, dining, entertainment venues, arts and cultural experiences, civic activities and spaces and public gathering places supported by existing and new residents, employees and students living and working in and around the historic core.

Provide Opportunities for Higher Density Residential and Mixed-Use Development. The higher density residential and Mixed-Use residential/commercial development opportunities provided in the SCC-DT zone increase housing choices and entrepreneurial opportunities in the historic downtown.

Reduce Vehicle Trips and Encourage Active Transportation. The SCC-DT zone reduces automobile use for some daily activities by allowing higher density residential, commercial and Mixed-Use development in close proximity to light rail stations, increasing both transit use and walking and bicycling opportunities.

(Ord. 6250 § 1, 2017; Ord. 6401 § 1, 2022)

§ 12.23.320 Housing Types.

Table 12.23.320-1 lists Housing Types permitted in the SCC-DT zone. Housing Types are defined in Section 12.01.500.

Table 12.23.320-1: Housing Types Permitted in the SCC-DT Zone
Housing Types	Status	Clarifications
Single detached dwelling	N
Duplex	L	Permitted only within Residential Compatibility Areas as shown on Figure 12.61.400-A; subject to minimum and maximum densities in Table 12.23.360-1.
Triplex	P
Quadplex	P
Townhouse	L	Permitted only within Residential Compatibility Areas as shown on Figure 12.61.400-A; subject to minimum and maximum densities in Table 12.23.360-1.
Cottage cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	L	Residential uses permitted behind or above business use.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.330 Uses.

Table 12.23.330-1 lists uses permitted, conditionally permitted, limited or not permitted in the SCC-DT zone. Within each use category, certain uses may be restricted pursuant to Section 12.30.900.

Table 12.23.330-1: Use Categories in the SCC-DT Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.23.320-1.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted only with PUD approval.
Residential Business	L	Residential use to be located behind or above business use.
Commercial Use Categories
Commercial Lodging	P/N	Motels not permitted. All other uses permitted.
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	P	Location and design subject to Section 12.50.300.
Durable Goods Sales	N
Eating and Drinking Establishments	P/L	Drive-through facilities subject to limitations in Section 12.23.350.
Educational Services	P
Office	P	Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L/N	Minor assembly facilities permitted subject to additional standards in Section 12.40.210. Animal service facilities subject to additional standards in Section 12.40.110. Day care facilities permitted subject to additional standards in Section 12.40.150. New drive-through facilities not permitted; existing facilities subject to additional standards in Section 12.61.400. Expansions of certain existing uses not permitted: see Section 12.30.900. Retail sales of marijuana not permitted.
Self-Service Storage	N
Vehicle Service and Repair	C/N	Expansion of existing uses permitted with Conditional Use approval; new uses not permitted; see Section 12.30.900.
Industrial Use Categories - Only Categories listed below permitted.
Manufacturing and Production	P/C/N	Breweries permitted in conjunction with a brew pub or tasting room. Cottage industry permitted with Conditional Use approval. All other uses not permitted.
Institutional Use Categories
Colleges and Universities	L	Subject to limitations in Section 12.23.350 and subject to additional standards in Section 12.40.210.
Community Services	L/P	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses are permitted.
Detention Facilities	C	Permitted with Conditional Use approval.
Hospitals	L	Subject to limitations in Section 12.23.350.
Major Assembly Facilities	C/N	Outdoor uses such as stadiums and amphitheaters not permitted. All other uses permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Schools	C/N	Middle and senior high schools permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. Elementary schools not permitted.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	P
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval; storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6149 § 1, 2015; Ord. 6178 § 1, 2016; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.23.340 Accessory Uses and Structures Permitted by Right.

Accessory uses vary based on the use categories contained in Subchapter 12.10. Accessory uses are permitted in conjunction with the primary use on the site and subject to the same regulations as the primary use unless stated otherwise in the Code. Accessory structures as defined in Section 12.01.500 are permitted subject to the additional requirements in Section 12.40.104.

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.350 Special Provisions Regarding Uses.

Accessory Uses to Household Uses. Home occupations are defined in Section 12.01.500 and are permitted as accessory uses in permitted housing types subject to the additional standards in Section 12.40.170.

Drive-Through Facilities. New drive-through facilities are not permitted except as provided in Subsection 12.30.900.E.

Animal Service Facilities. Overnight pet boarding permitted at veterinary clinics; elsewhere only with Conditional Use approval. Outdoor exercise areas not permitted. See Section 12.40.110 for additional standards on this use.

Institutional Uses. Colleges and universities, hospitals, and medical centers are permitted with Planned Unit Development approval. Modifications of existing approved concept plans are also permitted with Planned Unit Development approval.

Mixed-Use Buildings. Any combination of permitted, conditional, or limited uses is permitted on any floor.

(Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.360 Development Standards.

Base zone development standards in the SCC-DT zone are listed in Table 12.23.360-1. Certain standards are illustrated in Figures 12.61.400-A through 12.61.400-D in the Downtown Plan District section.

Table 12.23.360-1: Development Standards in the SCC-DT Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Density
• Within Residential Compatibility Area	18 du/na	Densities applicable to free-standing residential buildings. Residential Compatibility Area locations shown on Figure 12.61.400-A.
• Outside Residential Compatibility Area	30 du/na
Maximum Density
• Within Residential Compatibility Area	36 du/na	Densities applicable to free-standing residential buildings or mixed-use buildings. Residential Compatibility Area locations shown on Figure 12.61.400-A. Higher densities permitted with Type III approval.
• Outside Residential Compatibility Area	90 du/na
Minimum FAR	.75; .50 permitted in first phase
Minimum Lot Dimensions
• Width (at front building plane)	None
• Depth	None
Minimum Setbacks
• Front Yard	Specified in Plan District	Setbacks subordinate to OSSC and public utility easements. Front setbacks shown on Figure 12.61.400-A.
• Side Yard	none
• Rear Yard	none
Maximum Setbacks
• Front Yard	Specified in Plan District	Setbacks subordinate to OSSC and public utility easements. Front setbacks shown on Figure 12.61.400-A.
• Side Yard	none
• Rear Yard	none
Minimum Building Height	See Subsection 12.61.400.C.1 and Figure 12.61.400-C.
Maximum Building Height	See Subsection 12.61.400.C.2 and Figure 12.61.400-D.
Maximum Lot Coverage	Not Applicable
Minimum Useable Open Space	Variable	See Section 12.50.210 and Subsection 12.61.400.D.
Minimum Landscaping	Variable	See Section 12.50.220.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.370 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCC-DT zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.23.380 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCC-DT zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development
•	Subchapter 12.61 Downtown Plan District Standards

(Ord. 6401 § 1, 2022)

§ 12.23.400 SCC-SC Station Community Commercial - Station Commercial Zone.

The SCC-SC zone includes the following sections:

12.23.410	Purpose
12.23.420	Housing Types
12.23.430	Uses
12.23.440	Accessory Uses and Structures Permitted by Right
12.23.450	Special Provisions Regarding Uses
12.23.460	Development Standards
12.23.470	Variances and Adjustments
12.23.480	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.23.410 Purpose.

Provide Full Range of Commercial Activities. The SCC-SC zone implements the Station Community Planning Area Comprehensive Plan designation, providing opportunity to locate high intensity commercial and community service Uses in close proximity (less than 1,300 feet) to light rail stations outside downtown.

Provide Opportunities for Higher Density Residential and Mixed-Use Development. The higher density residential and mixed-use residential/commercial development opportunities provided in the SCC-SC zone increase housing choices and entrepreneurial opportunities for smaller scale businesses near light rail stations.

Reduce Vehicle Trips and Encourage Active Transportation. The SCC-SC zone reduces automobile use for some daily activities by allowing higher density residential, commercial and mixed-use development in close proximity to light rail stations, increasing both transit use and walking and bicycling opportunities.

(Ord. 6401 § 1, 2022)

§ 12.23.420 Housing Types.

Table 12.23.420-1 lists Housing Types permitted in the SCC-SC zone. Housing Types are defined in Section 12.01.500.

Table 12.23.420-1: Housing Types Permitted in the SCC-SC Zone
Housing Types	Status	Clarifications
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage Cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	L	Residential uses permitted behind or above commercial use.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6401 § 1, 2022)

§ 12.23.430 Uses.

Table 12.23.430-1 lists uses permitted, conditionally permitted, limited or not permitted in the SCC-SC zone. Within each use category, certain uses may be restricted pursuant to Section 12.30.900.

Table 12.23.430-1: Use Categories in the SCC-SC Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.23.420-1.
Group Living	L/C	Permitted for persons with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted with PUD approval.
Residential Business	L	Residential use to be located behind or above business use.
Commercial Use Categories
Commercial Lodging	P/N	Motels not permitted. All other uses permitted.
Commercial Recreation	P/N	Indoor uses permitted; outdoor uses not permitted.
Commercial Parking	P
Durable Goods Sales	L	Limited to certain locations. See Section 12.23.450.
Eating and Drinking Establishments	L	Drive-through facilities subject to limitations in Section 12.23.450.
Educational Services	L	Subject to limitations in Section 12.23.450.
Office	L	Subject to limitations in Section 12.23.450. Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/C L/N	Subject to limitations in Section 12.23.450; minor assembly facilities also subject to additional standards in Section 12.40.210. Day care facilities permitted subject to additional standards in Section 12.40.150. Animal service facilities with overnight boarding permitted with Conditional Use approval; see Section 12.23.450. Expansions of certain existing uses not permitted; see Section 12.30.900.
Self-Service Storage	N
Vehicle Service and Repair	L/N	Expansion of existing uses permitted with Conditional Use approval; new uses not permitted; see Section 12.30.900.
Industrial Use Categories - Only Categories listed below permitted.
Manufacturing and Production	C/N	Cottage industry permitted with conditional use approval. All other uses not permitted.
Institutional Use Categories
Colleges and Universities	L	Subject to limitations in Section 12.23.450 and subject to additional standards in Section 12.40.210.
Community Services	L/P	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses are permitted.
Detention Facilities	N
Hospitals	N
Major Assembly Facilities	C/N	Outdoor uses such as stadiums and amphitheaters not permitted. All other uses permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Schools	C/N	Middle and senior high schools permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. Elementary schools not permitted.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	P
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted. Park-and-ride facilities permitted with Conditional Use approval. Storage and maintenance yards not permitted.
Telecommunications Facilities	C	Subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6116 § 1, 2015; Ord. 6149 § 1, 2015; Ord. 6160 § 1, 2016; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.23.440 Accessory Uses and Structures Permitted by Right.

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.450 Special Provisions Regarding Uses.

Accessory Uses to Household Uses. Home occupations are defined in Section 12.01.500 permitted as accessory uses in permitted housing types subject to the additional standards in Section 12.40.170.

Commercial Building Footprint Limitation. Commercial uses are limited in size and intensity to promote a local orientation and to limit adverse impacts on nearby residential areas. Multi-story commercial buildings or mixed-use commercial/residential buildings are permitted with a footprint up to 20,000 sq. ft.

Mixed-Use Buildings.

Within 200 feet of an HCT station site, multi-dwelling residential developments with densities above 25 units per net acre shall include at least 10% of the ground floor (up to 5,000 sq. ft.) as retail products and services or office commercial uses. Live/work units do not meet this standard.

In mixed-use buildings including residential uses, retail products and service and office uses are permitted on all floors. Commercial uses in a mixed-use building shall occupy at least 5,000 sq. ft. of the ground floor.

Animal Service Facilities. Overnight pet boarding is permitted at veterinary clinics; but is allowed elsewhere only with Conditional Use approval. Outdoor exercise areas are not permitted. See Section 12.40.110 for additional standards on this use.

Drive-Through Facilities. New drive-through facilities are not permitted except as provided in Subsection 12.30.900.E.

Institutional Uses. Colleges and universities are permitted with Planned Unit Development approval. Modifications of existing approved concept plans are also permitted with Planned Unit Development approval.

Additional Regulations for Special Uses. The following retail products and services uses are subject to additional standards in Subchapter 12.40 as noted:

Day care facilities: see Section 12.40.150;

Marijuana retail sales: see Section 12.40.194.

(Ord. 6160 § 1, 2016; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.460 Development Standards.

Development standards in the SCC-SC zone are listed in Table 12.23.460-1. Certain standards are illustrated in Figure 12.23.460-A.

Table 12.23.460-1: Development Standards in the SCC-SC Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Density
• Free-standing, within 1300' of an LRT station	30 du/na
• Free-standing, beyond 1300' from an LRT station	24 du/na
• In Mixed-Use Buildings	None
Maximum Density
• Free-standing, within 1300' of an LRT station	36 du/na
• Free-standing, beyond 1300' from an LRT station	30 du/na
• In Mixed-Use Buildings	None
Minimum FAR
• within 1300' of an LRT station	0.5
• beyond 1300' from an LRT station	0.4
Minimum Lot Dimensions*
• Width (at front building plane)	25 feet
• Depth	25 feet
Minimum Setbacks*
• Front Yard	None	Setbacks subordinate to OSSC and public utility easements.
• Side Yard	None
• Rear Yard	None
Maximum Setbacks*
• Front Yard ○ Mixed-Use or Commercial ○ Residential	10 feet 15 feet	Additional 10 feet front yard setback for pedestrian amenities may be requested and approved through Development Review.
• Side Yard ○ Mixed-Use or Commercial ○ Residential	None 5 feet (none on alleys)
• Rear Yard ○ Mixed-Use or Commercial ○ Residential	None 5 feet (none on alleys)
Minimum Building Height*
• Within 800 ft. of an LRT Station	30 feet
• Beyond 800 ft. of an LRT Station	None
Maximum Building Height*	75 feet
Maximum Lot Coverage	Not applicable
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Variable	See Section 12.50.220.

*	Standards illustrated in Figure 12.23.460-A

Figure 12.23.460-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the SCC-SC Zone

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.23.470 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCC-SC zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.23.480 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCC-SC zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development
•	Subchapter 12.61 Downtown Plan District Standards

(Ord. 6401 § 1, 2022)

§ 12.23.500 SCC-MM Station Community Commercial - Multi-Modal Zone.

The SCC-MM zone includes the following sections:

12.23.510	Purpose
12.23.520	Housing Types
12.23.530	Uses
12.23.540	Accessory Uses and Structures Permitted by Right
12.23.550	Special Provisions Regarding Uses
12.23.560	Development Standards
12.23.570	Variances and Adjustments
12.23.580	Other Pertinent Regulations

(Ord. 6401 § 1, 2022)

§ 12.23.510 Purpose.

Provide Full Range of Commercial Activities. The SCC-MM zone implements the Station Community Planning Area Comprehensive Plan designation at locations on arterial streets approximately 2,600 feet from an LRT platform, providing opportunity to locate a mixture of commercial and community service uses oriented City-wide.

Provide Opportunities for Higher Density Residential and Mixed-Use Development. The higher density residential and mixed-use residential/commercial development opportunities provided in the SCC-MM zone increase housing choices and entrepreneurial opportunities for larger scale businesses.

Reduce Vehicle Trips and Encourage Active Transportation. By siting a wider mix of commercial uses in SCC-MM locations on arterial streets where existing and planned street systems will support such uses, shoppers have opportunities to undertake several errands in a single trip and/or to access the commercial center by walking, bicycling or transit.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.520 Housing Types.

Table 12.23.520-1 lists housing types permitted in the SCC-MM zone. Housing types are defined in Section 12.01.500.

Table 12.23.520-1: Housing Types Permitted in the SCC-MM Zone
Housing Types	Status	Clarifications
Single detached dwelling	N
Duplex	P
Triplex	P
Quadplex	P
Townhouse	P
Cottage cluster	N
Multiple-dwelling structure	P
Manufactured dwelling	N
Manufactured dwelling project	N
Live-work dwelling	L	Residential uses permitted above or behind commercial use.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.530 Uses.

Table 12.23.530-1 lists uses permitted, conditionally permitted, limited or not permitted in the SCC-MM zone. Within each use category, certain uses may be restricted pursuant to Section 12.30.900.

Table 12.23.530-1: Use Categories in the SCC-MM Zone
Use	Status	Clarifications
Residential Use Categories
Household Living	P	See Housing Types Table 12.23.520-1.
Group Living	L/C	Permitted for person with disabilities with Director's Interpretation of Reasonable Accommodation (see Subsection 12.80.050.B); all other uses permitted with Conditional Use approval.
Residential Service	P/L	Residential services not exceeding maximum density permitted. Residential services exceeding maximum density permitted with PUD approval.
Residential Business	L	Residential use to be located above or behind business use.
Commercial Use Categories
Commercial Lodging	P
Commercial Recreation	P
Commercial Parking	P
Durable Goods Sales	L	Subject to limitations in Section 12.23.550.
Eating and Drinking Establishments	P
Educational Services	P
Office	P	Psilocybin facilities permitted, subject to additional standards in Section 12.40.215.
Retail Products and Services	P/L	Subject to limitations in Sections 12.23.550 and 12.30.900; minor assembly facilities also subject to additional standards in Section 12.40.210. Day care facilities permitted subject to additional standards in Section 12.40.150.
Self-Service Storage	L	Subject to limitations in Section 12.23.550.
Vehicle Service and Repair	P/C/L	Automobile service stations permitted with Conditional Use approval; subject to additional standards in Section 12.40.120. All other uses permitted.
Industrial Use Categories - Only Categories Listed Below Permitted
Manufacturing and Production	C/N	Cottage industry permitted with Conditional Use approval. All other uses not permitted.
Institutional Use Categories
Colleges and Universities	L	Subject to limitations in Section 12.23.550 and subject to additional standards in Section 12.40.210.
Community Services	L/P	Emergency shelters are permitted subject to additional standards in Section 12.40.107; all other uses are permitted.
Detention Facilities	N
Hospitals	C	Permitted with Conditional Use approval and subject to limitations in Section 12.23.550.
Major Assembly Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.210.
Schools	C/N	Middle and senior high schools permitted with Conditional Use approval and subject to additional standards in Section 12.40.210. Elementary schools not permitted.
Infrastructure and Utilities Use Categories
Aviation Uses	N
Parks and Open Space	C	Permitted with Conditional Use approval. Cemeteries subject to additional standards in Section 12.40.140.
Public Safety Facilities	P	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Surface Alternative Transportation Facilities	P/C/N	Transit facilities permitted; park-and-ride facilities permitted with Conditional Use approval; storage and maintenance yards not permitted.
Telecommunications Facilities	C	Permitted with Conditional Use approval and subject to additional standards in Section 12.40.240.
Utility Facilities	L	With no equipment storage; subject to additional standards in Section 12.40.260.

(P) Permitted (C) Conditional (L) Limited (N) Not Permitted

(Ord. 6116 § 1, 2015; Ord. 6149 § 1, 2015; Ord. 6160 § 1, 2016; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6393 § 1, 2021; Ord. 6401 § 1, 2022; Ord. 6417 § 1, 2022; Ord. 6451 § 1, 2023)

§ 12.23.540 Accessory Uses and Structures Permitted by Right.

(Ord. 6149 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.550 Special Provisions Regarding Uses.

Accessory Uses to Household Uses. Home occupations as defined in Section 12.01.500 are permitted as accessory uses in permitted housing types subject to the additional standards in Section 12.40.170.

Mixed-Use Buildings. In mixed-use buildings including residential uses, retail products and service and office uses are permitted on all floors. Commercial uses in a mixed-use building shall occupy at least 5,000 sq. ft. of the ground floor.

Durable Goods. Durable goods sales are permitted only on sites farther than 2,600 feet from a light rail station.

Self-Service Storage. Self-service storage facilities shall be at least two stories in height, and shall meet applicable FAR requirements. Exterior access to individual units is not permitted if visible from a public right-of-way. Vehicle storage is not permitted.

Institutional Uses. Colleges and universities, hospitals and medical centers, are permitted with Planned Unit Development approval. Modifications of existing approved concept plans are also permitted with Planned Unit Development approval.

Additional Regulations for Special Uses. The following retail products and services uses are subject to additional standards in Subchapter 12.40 as noted:

Day care facilities: see Section 12.40.150;

Marijuana retail sales: see Section 12.40.194.

(Ord. 6160 § 1, 2016; Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.560 Development Standards.

Development standards in the SCC-MM zone are listed in Table 12.23.560-1. Certain standards are illustrated in Figure 12.23.560-A.

Table 12.23.560-1: Development Standards in the SCC-MM Zone
Standard	Requirement	Clarifications
Minimum Lot Size	None
Maximum Lot Size	None
Minimum Density
• Free-Standing	15 du/na	In mixed-use buildings, residential uses are permitted on or above the second floor.
• In Mixed-Use Buildings	None
Maximum Density Free-Standing and in Mixed-Use Buildings	30 du/na
Minimum FAR	None
Minimum Lot Dimensions
• Width (at front building plane)	None
• Depth	None
• Frontage	25 feet
Minimum Setbacks
• Front Yard ○ to structure ○ to garage door	None Either 5 feet or less; or 19 feet or more	Setbacks subordinate to OSSC and public utility easements.
• Side Yard	None
• Rear Yard ○ to structure ○ to garage door	None Either 5 feet or less; or 19 feet or more
Maximum Setbacks
• Front Yard ○ Residential ○ Commercial	15 feet 20 feet	Maximum setbacks apply only to buildings constructed within 50 feet of a transit truck route or major pedestrian route. Additional 10 feet front setback for pedestrian amenities may be requested and approved through Development Review.
• Side Yard	None
• Rear Yard	None
Minimum Building Height	None
Maximum Building Height	50 feet
Maximum Lot Coverage	Not applicable
Minimum Useable Open Space	Variable	See Section 12.50.210.
Minimum Landscaping	Variable	See Section 12.50.220.

*	Standards illustrated in Figure 12.23.560-A

Figure 12.23.560-A: Minimum Lot Dimensions, Setbacks and Height Requirements in the SCC-MM Zone

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.570 Variances and Adjustments.

Applications for Variances and Adjustments per Section 12.80.150 to standards in the SCC-MM zone may be approved under 1 of 4 processes:

As a Variance pursuant to Section 12.80.152;

As a Minor Adjustment in conjunction with a primary Type II or Type III application pursuant to Section 12.80.154;

As a Major Adjustment in conjunction with a primary Type III application pursuant to Section 12.80.156; or

With a Significant Natural Resource Permit pursuant to Section 12.80.130.

(Ord. 6120 § 1, 2015; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.23.580 Other Pertinent Regulations.

Additional standards such as parking, landscaping, vision clearance, and street improvements also apply to development in the SCC-MM zone as follows:

•	Section 12.50.200 Site Design
•	Section 12.50.300 Vehicle Parking
•	Section 12.50.400 Bicycle Parking/Bicycle and Pedestrian Circulation and Connectivity
•	Section 12.50.500 Access and Street Standards
•	Section 12.50.600 Public Utilities, Site Grading and Storm Water Management Facilities Site Integration
•	Section 12.50.800 Design Standards for Non-Residential and Mixed-Use Development

(Ord. 6401 § 1, 2022)