Chapter 16.20
COMMERCIAL DISTRICTS

Sections:

16.20.010    Purpose and intent.

16.20.020    Commercial development districts.

16.20.030    Commercial use regulations.

16.20.040    Commercial site development standards.

16.20.010 Purpose and intent.

A. The general plan outlines goals, objectives, and policies regarding the character and location of commercial uses and development within the city. It is the purpose of this chapter to provide regulations which implement those goals, objectives and policies, and which assure the availability of commercial uses within the city. Commercial districts should be conveniently located, efficient, attractive, and designed in a manner which ensures safe and convenient commercial activity, in order to serve the retail and service commercial needs of Highland residents and businesses.

B. It is the further intent of the regulations contained in this chapter:

1. To provide appropriately located areas for retail stores, service establishments, and commercial commodities and services required by residents of the city and the surrounding market area;

2. To encourage the concentration of commercial and office uses for the convenience of the public, and to secure mutually beneficial relationships to one another;

3. To provide adequate space to meet the needs of modern commercial development, including off-street parking and loading areas;

4. To minimize traffic congestion and to avoid the overloading of utilities by regulating the construction of buildings of excessive size relative to the land uses in the city;

5. To protect commercial properties from noise, odor, smoke, unsightliness, and other objectionable influences incidental to industrial uses; and

6. To promote high standards of site planning, architecture and landscape design for commercial developments within the city. (Ord. 171 § 5.10, 1994)

16.20.020 Commercial development districts.

A. General Commercial (CG). The primary purpose of the General Commercial (CG) District is to provide sites for commercial uses which serve a large segment of the population with a wide variety of retail, wholesale, service, and office uses.

B. Neighborhood Commercial District (NC). The primary purpose of the Neighborhood Commercial (NC) District is to satisfy the daily shopping needs of Highland residents by providing for a wide range of common retail and personal services in a centralized location. This district encourages the construction of conveniently located neighborhood centers which provide for limited retail and service commercial uses in a manner which is compatible with the surrounding residential neighborhood.

C. Planned Commercial (PC). The primary purpose of the Planned Commercial (PC) District is to provide a means for the development of mixed use commercial/office projects which recognize and accommodate site-specific constraints.

D. Village Commercial (VC). The general plan outlines the goals, objectives and policies establishing the character and location of the Village Commercial District. It is the purpose of this section to provide regulations which implement those goals, objectives and policies which assure the preservation of the character and vitality of the original Highland townsite.

The provisions of this chapter are intended to ensure that the limited commercial- and office-related development permitted within the Village Commercial District respects the historic significance of the townsite by requiring that all proposed buildings and structures reflect the townsite’s architectural theme and are compatible with the surrounding residential community, as described in the general plan land use and community design elements. (Ord. 307 § 25, 2006; Ord. 171 § 5.20, 1994)

16.20.030 Commercial use regulations.

Identified on Table 16.20.030.A are those land uses or activities which may be permitted in each of the commercial districts, subject to the provisions of this chapter, this title, and applicable general plan policies, and those land uses and activities which are not permitted. Table 16.20.030.A also indicates the development procedure and the approval type by which each listed land use or activity may be permitted in each of the commercial zone districts.

A. Where the symbol “” appears in the column beneath a commercial zone district, the corresponding land use or activity is not permitted in the zone district.

B. Where the symbol “SR” appears in the column beneath a commercial zone designation, the corresponding land use or activity may be permitted subject to the approval of a staff review permit application as provided for in Chapter 16.08 HMC.

C. Where the symbol “C” appears in the column beneath a commercial zone designation, the corresponding land use or activity may be permitted subject to the approval of a conditional use permit application as provided for in Chapter 16.08 HMC.

Table 16.20.030.A

Uses Permitted Within Commercial Districts 

Use

CG

NC

PC

VC

A. Office and related uses

 

 

 

 

1. Administrative and executive offices

SR

SR

SR

2. Artist and photographic studios, not including the sale of equipment or supplies

SR

SR

SR

SR

3. Artist and photographic studios, including the sale of equipment or supplies

SR

SR

SR

SR

4. Clerical and professional offices

SR

SR

SR

SR

5. Financial services and institutions

SR

SR

SR

SR

6. Medical, dental and related health services for humans, including laboratories, clinics, and the sale of articles clearly incidental to the services provided

SR

SR

SR

SR

7. Prescription pharmacies, when located within a building containing the offices of medical practitioners

SR

SR

SR

SR

B. Commercial uses

 

 

 

 

1. Agricultural

SR

SR

SR

SR

2. Adult entertainment (subject to Chapter 16.72 HMC)

SR

SR

3. Ambulance service

C

4. Antique shops

SR

SR

SR

SR

5. Apparel stores (sales)

SR

SR

SR

SR

6. Art, music, dance, studios, photographic studios and supply stores

SR

SR

SR

SR

7. Appliance stores and repair, large appliances

SR

SR

8. Appliance stores and repair, small appliances

SR

SR

SR

SR

9. Arcades

C

C

10. Athletic and health clubs

SR

C

SR

C

11. Auto repair, major (engine overhaul)

C

C

12. Auto repair, minor

SR

SR

SR

SR

13. Auto supply store

SR

SR

SR

SR

14. Automotive washing (full-service)

SR

C

SR

15. Automotive washing (self-service)

SR

C

SR

16. Auction houses

C

17. Automotive rental agencies (excluding outdoor storage)

SR

SR

18. Automotive – paint and body (major engine overhaul)

C

C

19. Automotive and light truck sales/minor repair

C

C

20. Auto sales (major repair)

C

C

21. Bail bond services

SR

22. Bakeries (retail)

SR

SR

SR

SR

23. Barber and beauty shops

SR

SR

SR

SR

24. Bicycle shops (nonmotorized)

SR

SR

SR

SR

25. Blueprint and photocopy services

SR

SR

SR

26. Boat and camper (sales only)

SR

27. Book, gift, and stationery stores

SR

SR

SR

SR

28. Building materials sales (masonry, sand, gravel)

SR

SR

29. Camera shops

SR

SR

SR

SR

30. Candle shops

SR

SR

SR

SR

31. Candy stores and confectioneries

SR

SR

SR

SR

32. Catering establishments

SR

SR

SR

SR

33. Cemetery (human)

C

C

34. Check cashing

C

35. Cleaning and pressing establishments

SR

SR

SR

SR

36. Clothing and costume rental

SR

SR

SR

SR

37. Cocktail lounges/bars, including upgrading an existing ABC license (e.g., beer and wine to a hard liquor license)

C

C

C

38. Communication and telecommunication facilities (radio and television, not including wireless telecommunication facilities)

C

C

C

C

39. Commercial recreational facilities (indoor)

SR

C

SR

C

40. Commercial recreational facilities (outdoor)

C

C

C

C

41. Convenience stores (including alcohol sales)

C

C

C

C

42. Convenience stores (no alcohol sales)

SR

SR

SR

SR

43. Dairy products stores

SR

SR

SR

44. Department stores

SR

SR

45. Drapery and decorating shops

SR

SR

SR

46. Dress-making shops

SR

SR

SR

SR

47. Driving schools

SR

C

48. Drugstores/pharmacies

SR

SR

SR

SR

49. Electronic coin-operated games (operated for compensation) – less than five games

SR

SR

SR

50. Extreme value retail

C

C

C

C

51. Fast food restaurants

C

C

C

C

52. All other drive-in/-thru businesses including theaters

C

C

C

53. Feed tack stores

SR

C

SR

54. Fixed price retail

C

C

C

C

55. Floral shops

SR

SR

SR

SR

56. Food stores and supermarkets

SR

SR

SR

SR

57. Floor covering stores (may include incidental repair)

SR

SR

SR

58. Furniture stores, repair and upholstery

SR

SR

SR

59. General retail stores

SR

SR

SR

SR

60. Hardware stores

SR

SR

SR

SR

61. Hobby shops

SR

SR

SR

SR

62. Home improvement (indoor)

SR

C

SR

63. Home improvement (outdoor)

C

SR

64. Hotels and motels

SR

SR

C

65. Ice machines

SR

SR

SR

66. Insurance services

SR

SR

SR

SR

67. Investigation services

SR

SR

SR

68. Janitorial services and supplies

SR

SR

SR

69. Jewelry stores

SR

SR

SR

SR

70. Kiosks (parking lot film processing and key shops)

SR

SR

SR

SR

71. Laundry pick-up and delivery agencies and self-service laundries (includes diaper service)

SR

SR

SR

72. Liquor stores

C

C

C

C

73. Massage establishments

C

1

C

C

74. Mortgage services

SR

SR

SR

SR

75. Motorcycle shops (sales and service)

SR

SR

76. Locksmith shops

SR

SR

SR

SR

77. Meat markets

SR

SR

C

78. Mortuaries

C

C

C

C

79. Music stores

SR

SR

SR

SR

80. Newspaper and magazine stores

SR

SR

SR

SR

81. Mini-storage (for public use)

C

C

82. Miniature golf courses

SR

SR

83. Nurseries and garden supply stores (provided all equipment and supplies are kept within a building or fenced enclosed area)

SR

SR

SR

SR

84. Odd-lot/close-out retail

C

C

C

C

85. Office and business machines stores

SR

SR

SR

C

86. Paint stores

SR

SR

SR

87. Parking facilities (off-site)

SR

C

C

88. Pet shops

SR

SR

SR

SR

89. Political or philanthropic headquarters

SR

SR

SR

SR

90. Pottery sales

SR

SR

SR

91. Printing and copy shops (other than newspaper)

SR

SR

SR

SR

92. Recycling collection facilities: reverse vending machines, small collection facilities (refer to HMC 16.44.170)

SR

SR

93. Plumbing shops and supplies

SR

SR

SR

94. Real estate services

SR

SR

SR

SR

95. Restaurants other than fast foods:

 

 

 

 

a. With entertainment and/or serving alcoholic beverages, including upgrading an existing ABC license (e.g., beer and wine to a hard liquor license)

C

C

C

C

b. Without entertainment and/or serving alcoholic beverages

SR

SR

SR

SR

96. Shopping centers

C

C

C

C

97. Shoe stores (repairs)

SR

SR

SR

SR

98. Secondhand stores/pawn shops

SR

SR

99. Service stations (automotive, without convenience sales)

SR

SR

SR

SR

100. Service stations (automotive, w/convenience store, w/ or w/o alcoholic beverage sales)

C

C

C

C

101. Sporting goods stores

SR

SR

SR

SR

102. Shoe stores (sales)

SR

SR

SR

SR

103. Stamp and coin shops

SR

SR

SR

SR

104. Stationery stores

SR

SR

SR

SR

105. Statue shops

SR

SR

SR

106. Sign painting shops within completely enclosed buildings

C

SR

SR

107. Surveying services

SR

SR

SR

108. Swimming pool supplies

SR

SR

SR

109. Swimming pool sales/service, outdoor display

SR

110. Telegraph offices

C

111. Tailor shops

SR

SR

SR

SR

112. Taxidermists (no processing)

SR

SR

SR

113. Television (radio sales and repair)

SR

SR

SR

SR

114. Theaters, including both motion picture and live performing arts (excludes open air)

C

C

C

115. Tire sales and service

SR

SR

116. Toy stores

SR

SR

SR

SR

117. Transportation facilities

C

C

C

C

118. Travel agencies

SR

SR

SR

SR

119. Trophy store

SR

SR

SR

SR

120. Upholstering shops (automotive)

SR

SR

121. Variety stores

SR

SR

SR

SR

122. Veterinary offices and animal hospitals including exterior kennels, pens or runs

C

C

C

123. Veterinary offices and animal hospitals excluding exterior kennels, pens or runs

SR

SR

SR

SR

124. Wall covering store

SR

SR

SR

125. Weight reduction center

SR

SR

SR

SR

126. Wireless telecommunication facility

 

 

 

 

a. Major

C

C

C

C

b. Minor

SR

SR

SR

SR

C. Public and quasi-public uses

 

 

 

 

1. Auditoriums

C

C

2. Day nurseries, nursery schools, and child care facilities in CG (General Commercial District), subject to a conditional use permit

C

C

C

3. Hospitals

C

C

C

4. Convalescent homes

C

C

C

C

5. Convention halls, trade shows, exhibit buildings with incidental food service

C

C

6. Community facilities and religious institutions

C

C

C

C

7. Clubs, lodges, fraternities and sororities

C

C

C

C

8. Communication and telecommunication facilities (not including radio and television)

C

C

C

C

9. Educational institutions (including public or private vocational schools)

C

C

C

C

10. Fire and police stations

SR

SR

SR

SR

11. Public administration buildings and civic centers

SR

SR

SR

SR

12. Public libraries and museums

SR

SR

SR

SR

13. Public parks and recreation facilities (public or private)

SR

SR

SR

SR

14. Public utilities and public service substations, reservoirs, pumping plants and similar installations not including public utility offices

SR

SR

SR

C

15. Residential care facilities (per state law)

C

C

C

C

16. Post offices

SR

SR

SR

SR

17. Public utility services offices

SR

C

SR

SR

D. Residential mixed uses

 

 

 

 

1. Attached mixed use structures (per Chapter 16.22 HMC)

 

 

 

C

E. Accessory uses

 

 

 

 

1. Accessory structures and uses located on the same site as a permitted use subject to issuance of a department review permit

SR

SR

SR

SR

2. Accessory structures and uses located on the site as a conditional use

C

C

C

C

F. Temporary uses

 

 

 

 

1. Temporary uses as prescribed in HMC 16.08.120 are permitted subject to issuance of a temporary use permit

SR

SR

SR

SR

G. Other uses similar to, and no more objectionable than the uses identified above, shall be reviewed per the process required by the similar use, as determined by the planning commission

P

P

P

P

1 Massage services may be performed in a beauty shop, nail salon, or day spa where massage services account for less than 30 percent of the gross square footage of the business and when conducted in accordance with the requirements of Chapter 5.16 HMC.

(Ord. 427 § 6, 2018; Ord. 394 § 16, 2014; Ord. 373 § 4, 2013; Ord. 307 §§ 26, 27, 2006; Ord. 267 § 4, 2001; Ord. 213 § 6, 1996; Ord. 205 § 7, 1996; Ord. 194 § 2, 1995; Ord. 171 § 5.30, 1994)

16.20.040 Commercial site development standards.

A. General Requirements. Table 16.20.040.A describes the minimum site development standards applicable to proposed and existing development in all commercial zone districts, excluding the Planned Commercial Zone District. All commercial development shall conform to the standards established in this section. Within the Planned Commercial District, such development standards shall be established by the planning commission, based on site-specific constraints affecting the designated parcels.

1. A development or commercial center may, for purposes of meeting the minimum site size standards, consist of a combination of parcels whose total net acreage meets the minimum site size criteria; provided, that the design for the entire site is integrated and unified.

2. In addition to the minimum standards established in Table 16.20.040.A, developments within the commercial districts shall also comply with the special requirements contained in subsection B of this section, Chapter 16.48 HMC, Performance Standards, other applicable city ordinances, and the city general plan.

Table 16.20.040.A

Commercial Site Development Minimum Standards 

Requirement

CG

NC

PC

VC

A. Minimum site area (net)

1 AC1

10 K2

NA

5 K

B. Minimum site width, in feet

150

80

NA

50

C. Minimum site depth, in feet

175

100

NA

80

D. Front building setback, in feet3

20

20

NA

20

Table 16.20.040.A

Commercial Site Development Minimum Standards (Continued)

Requirement

CG

NC

PC

VC

E. Side street building setback area, street sides, in feet3

20

20

NA

20

F. Maximum floor area ratio

0.50

0.50

Varies4

0.50

G. Building height, in feet, maximum

60

35

NA

35

1.    The term “AC” means acre or acres.

2.    The term “K” means thousands of square feet.

3.    Measured from property line after dedications for public rights-of-way.

4.    Land use intensity and floor area ratio are dependent upon general plan provisions, transitions to adjacent land uses, and are subject to development review.

B. Special Requirements.

1. Wherever a single-story commercial use in any commercial zone district abuts a lot in any residential zone district, a landscaped setback, equal to the commercial building height, shall be required, to a maximum of 30 feet. Where vehicular access is provided along the district boundary, a minimum of 20 feet nearest the district boundary line shall be landscaped.

2. Where a commercial use abuts any residential district, no two-story building shall be constructed within 40 feet of said residential district without issuance of a conditional use permit.

3. Where off-street parking areas in commercial districts are situated so as to be visible from any street, screening in the form of a three-foot high landscaped earthen berm or decorative wall three feet in height shall be erected between the required landscape area and the parking area.

4. In commercial districts, the required front and street side building setback areas shall be landscaped, except where necessary walks and drives are provided. Where off-street parking is located within such building setback areas, a minimum landscaped area 10 feet in depth shall be provided between the property line and said off-street parking area, with an additional minimum landscaped area of 10 feet in depth required between said parking area and the building.

5. Except as otherwise permitted, a street side building setback area in a commercial district shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking.

6. Except as otherwise permitted, required rear and interior side building setback areas in any commercial district shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or facilities, and similar accessory activities.

7. In all commercial districts, no external security bars shall be permitted on structures.

8. Parking for each use shall comply with the provisions of Chapter 16.52 HMC.

C. Exceptions.

1. On legal lots of record existing prior to the date of adoption of the ordinance codified in this title, which comply with the provisions of this title and with all land use regulations existing prior to the adoption of the ordinance codified in this title, and which contain less than the required minimum depths, shall provide a front building setback or landscaping which is at least equal to 20 percent of the depth of the property (excluding right-of-way area).

2. The creation of new lots within these districts shall conform to these minimum dimensions, except in the case of condominium lots or lots within a shopping center, in which case no minimums are established.

3. Parcels created within shopping centers are exempt from the site development standards stated herein, as they relate to minimum site areas, and minimum lot width and depth, as long as a conceptual development plan for the entire center has been approved, and if appropriate easements for reciprocal access parking and maintenance are provided.

D. Repealed by Ord. 344. (Ord. 344 § 3, 2009; Ord. 307 §§ 28, 29, 2006; Ord. 243 § 4, 1999; Ord. 171 § 5.40, 1994)