Talent City Council on Aug. 6 adopted an ordinance that changes the city zoning code to prohibit first-floor self-service storage in most zones, require a minimum 2,000-foot separation between automobile service stations, and add design standards that emphasize building orientation, pedestrian landscaping and dark-sky-compatible lighting along Highway 99. The council voted unanimously to adopt the ordinance after a public hearing and staff presentation.

City staff presented the package as a subset of recommendations from the Highway 99/Bear Creek Greenway revisioning effort reviewed by the planning commission. The staff report summarized the planning commission's recommendations and noted the changes respond to state housing law, clarify definitions for craft manufacturing and self-storage, and introduce frontage, connection and design standards for the Highway 99 corridor. "There is a very good precedent that supports the city's proposed approach," a staff member told the council, citing a U.S. appeals court decision that upheld spatial limits on gas stations when a clear public interest is shown.

The changes adopted amend Talent Municipal Code Title 18, including sections 18.15 (definitions), 18.55 (Central Business/Commercial zones), 18.60 (Highway Commercial zone) and 18.155 (conditional use permits). The ordinance defines “self-service storage facility” and revises where and how storage and automobile service uses are reviewed. Under the new rules, self-storage is allowed only when enclosed and located on an upper story; automobile service stations will be added to the list of uses subject to conditional-use review and must be located at least 2,000 feet from any other automobile service station use. The ordinance also requires front setbacks to include pedestrian-friendly landscaping and design elements.

Council members and staff discussed one area of disagreement between staff and the planning commission before the vote: a planning commission recommendation that would require residential and commercial buildings contiguous with Highway 99 to orient primary entrances to the highway. Staff expressed concern the requirement could be rigid in some sites and noted existing code and site constraints sometimes produce different but still acceptable solutions. Planning commission Chair Volkart, whose phraseology was relayed during deliberations, argued the aim is a more attractive, inviting corridor with visible entrances rather than blank façades.

Legal counsel present told the council the city’s approach is likely defensible if a clear public purpose is demonstrated. After deliberation the council first approved a separate ordinance read in full to bring the self-storage and automobile service station provisions into effect sooner; it then introduced the broader Title 18 amendments by first reading with the planning commission’s orientation language struck per the planning commission’s recommendation. The ordinance that was read in full and then adopted by unanimous roll call lists an effective date of 09/06/2025.

Why it matters: The zoning changes alter where certain auto-oriented and storage businesses can locate in Talent and add design standards for the Highway 99 corridor that are intended to improve aesthetics and pedestrian safety. Those provisions could affect future commercial and mixed-use projects along a primary arterial and may reduce the number of first-floor storage facilities and new gas stations within town limits.

Next steps: The ordinance language establishes standards that will guide permit review and conditional-use hearings. Staff advised the council to consult the city attorney on any legal questions and noted that some related comprehensive-plan amendments will be noticed in a future set of hearings. The planning commission’s recommended orientation language remains available for further council consideration if members choose to amend the code at a later meeting.