Chapter 2.4
Industrial (I) District
Sections:
2.4.140 Development Orientation
2.4.160 Architectural Design Standards
2.4.180 Special Standards for Certain Uses
2.4.100 Purpose
The Industrial District accommodates a range of light and heavy industrial land uses. It is intended to segregate incompatible developments from other districts, while providing a high-quality environment for businesses and employees. This chapter guides the orderly development of industrial areas based on the following principles:
• Provide for efficient use of land and public services
• Locate business services close to employment
• Ensure compatibility between industrial uses and commercial and residential areas
• Provide appropriate design standards to accommodate a range of industrial users, in conformance with the Comprehensive Plan.
2.4.110 Permitted Land Uses
A. Permitted Uses. The land uses listed in Table 2.4.110 are permitted in the Industrial District, subject to the provisions of this chapter. Only land uses which are specifically listed in Table 2.4.110, and land uses which are approved as “similar” to those in Table 2.4.110, may be permitted. The land uses identified with a “CU” in Table 2.4.110 require Conditional Use Permit approval prior to development or a change in use, in accordance with Chapter 4.5.
B. Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 4.8 - Code Interpretations.
C. Land Uses Prohibited in the Industrial District. Only uses specifically listed in Table 2.4.110, and uses similar to those in Table 2.4.110, are permitted in this district. New housing (other than one caretaker’s dwelling), churches, and similar facilities are expressly prohibited.
Table 2.4.110
Land Uses Permitted in the Industrial District
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1. Industrial a. Light manufacture (electronics, printing, bindery, furniture, and similar) b. Warehousing, storage and distribution c. Research facilities d. Commercial uses integral to a primary industrial use (administrative offices, wholesale of goods produced on location, and similar). e. Heavy manufacturing, assembly, and processing of raw materials* (CU) f. Junk yard, motor vehicle wrecking yards, and similar uses*(CU) 2. Residential a. One caretaker unit shall be permitted for each development, subject to the standards in Section 2.4.160. Other residential uses are not permitted. b. All single-family residential dwellings built on industrially zoned property before June 30, 2004 are permitted outright in accordance with the Nonconforming Use provisions of HDC 5.2.1. Expansions, accessory buildings, and other residential uses are allowed according to the standards of the Residential District. c. Any legally permitted single family residential dwellings converted to a permitted commercial, office or industrial use after June 30, 2004 may revert to residential use with an approved Conditional Use Permit in accordance with the Nonconforming Use provisions of HDC 5.2.1. 3. Commercial a. Automobile-oriented uses (vehicle repair, sales, rental, storage, service) b. Automobile-oriented use with drive-up or drive-through facilities (e.g. car wash, quick-lube, etc.) c. Construction offices, including outdoor equipment and materials storage* (CU) d. Hotels and motels e. Outdoor commercial uses (e.g., outdoor storage and sales) (CU) f. Personal and professional services (e.g., child care, food services, restaurants, or similar uses) when ancillary to the primary Industrial Use. g. Repair services (CU) h. Retail trade and services when ancillary to the primary Industrial Use i. Mini-storage or similar uses j. Veterinary offices and boarding facilities k. Wholesale trade and services 4. Public and institutional uses a. Government facilities (e.g., public safety, utilities, school district bus facilities, public works yards, transit and transportation, and similar facilities where the public is generally not received); b. Private utilities (e.g., natural gas, electricity, telephone, cable, and similar facilities); c. Vocational or private schools co-located with parent industry or sponsoring organization; 5. Wireless Telecommunications Equipment, subject to the standards in Chapter 3.6.110. 6. Accessory Land Uses and Structures |
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(CU) Land uses with a CU require a Conditional Use Permit (CUP) subject to the procedure and standards in Chapter 4.5. Other uses may require a Conditional Use Permit if they generate significant noise, light/glare, dust and vibration impacts, or traffic. The standards for determining “significant” are provided in Section 2.4.160.A (Special Standards). * Land uses with an asterisk (*) shall not be permitted north of H Street and South of Hwy 228. |
2.4.120 Development Setbacks
Development setbacks provide separation between industrial and non-industrial uses for fire protection, security, building maintenance, sunlight and air circulation, noise buffering, and visual separation.
A. Front Yard Setbacks.
1. W. 1st Street Industrial Area. No front yard setback is required.
2. All Other Areas within the Industrial District. The minimum front yard setback shall be 20 feet. The setback standard shall increase by one foot for every one foot of building height in excess of 40 feet.
B. Side and Rear Yard Setbacks.
1. There are no required side or rear yard setback in the Industrial District, except as noted below.
2. Setback Exceptions.
a. All industrial development including buildings, parking, outdoor storage and industrial activities shall be set back from Residential districts by a minimum of 40 feet.
b. All industrial development including buildings, parking, outdoor storage and industrial activities shall be set back from other non-industrial districts by a minimum of 20 feet.
c. Any required side and/or rear setback shall increase by one foot for every one foot of building height in excess of 40 feet.
C. Other Yard Requirements.
1. Buffering. The City may require landscaping, walls or other buffering in setback yards to mitigate adverse noise, light, glare, and aesthetic impacts to adjacent properties.
2. Neighborhood Access. Construction of pathway(s) within setback yards may be required to provide pedestrian connections to adjacent neighborhoods or other districts, in accordance with Chapter 3.2 - Access and Circulation Standards.
3. Building and Fire Codes. All developments shall meet applicable fire and building code standards, which may require setbacks different from those listed above.
2.4.130 Lot Coverage
The maximum allowable lot coverage in the Industrial District is 80 percent. The maximum allowable lot coverage is computed by calculating the total area covered by buildings and impervious (paved) surfaces, including accessory structures. Compliance with other sections of this Code may preclude development of the maximum lot coverage for some land uses.
2.4.140 Development Orientation
Industrial developments shall be oriented on the site to minimize adverse impacts such as noise, glare, smoke, dust, exhaust, vibration, and similar, and to protect the privacy of adjacent uses to the extent possible.
Figure 2.4.140 Industrial Development Orientation
The following standards shall apply to all development in the Industrial District:
A. Minimal Impact. Mechanical equipment, lights, emissions, shipping/receiving areas, and other components of an industrial use that are outside enclosed buildings, shall be located away from residential areas, schools, parks and other non-industrial areas to the maximum extent practicable; and
B. Buffering. The City may require a landscape buffer, or other visual or sound barrier (fence, wall, landscaping, or combination thereof) to mitigate adverse impacts that cannot be avoided through building orientation standards alone.
2.4.150 Building Orientation
All of the following standards shall apply to new development within the Industrial District in order to contribute to the aesthetics of the streetscape and the community as a whole.
A. Building Entrances. All buildings shall have a primary entrance oriented to a street. “Oriented to a street” means that the building entrance faces the street or is connected to the street by a direct and convenient pathway. Streets used to comply with this standard may be public streets, or private streets/internal drive that contain pedestrian paths/sidewalks and street trees, in accordance with the design standards in Chapter 3.
B. Pathway Connections. Pathways shall be placed through yard setbacks as necessary to provide direct and convenient pedestrian circulation between developments and neighborhoods. Pathways shall conform to the standards in Chapter 3.
C. Arterial Streets. When the only street abutting a development is an arterial street (Hwy 228 or Hwy 99E), the building’s entrance(s) may be oriented to an internal drive. The internal drive shall provide a pedestrian pathway or sidewalk connecting the building entrances to the street right-of-way. The pathway shall conform to the standards in Chapter 3.
D. Buffers. The City may require a widened landscape buffer between development in the Industrial District and an adjacent Residential District to reduce light, glare, noise, and aesthetic impacts.
E. Commercial Developments. Commercial buildings and uses shall additionally conform to the block layout and building orientation standards for the Commercial District, as contained in Chapter 2.3, Section 2.3.140.
Figure 2.4.160 Industrial Architectural Features (Typical)
2.4.160 Architectural Guidelines and Standards
All developments in the Industrial District shall be evaluated during Site Design Review for conformance with the criteria in this section. The example shown below is meant to illustrate typical building design elements and should not be interpreted as a required architectural style.
Industrial buildings shall comply with the following architectural design standards:
A. Building Mass. Where building elevations are oriented to the street in conformance with Section 2.4.150, architectural features such as windows, pedestrian entrances, building off-sets, projections, detailing, change in materials or similar features, shall be used to break up and articulate large building surfaces and volumes.
B. Pedestrian-Scale Building Entrances. Where building entrances are visible from the street, recessed entries, canopies, and/or similar features shall be used at the entries to buildings in order to create a pedestrian-scale.
2.4.170 Building Height
The following building height standards are intended to promote land use compatibility and flexibility for industrial development at an appropriate community scale:
A. Base Requirement. Buildings shall be no more than 4 stories or 60 feet in height, whichever is greater, and shall comply with the building setback/height standards in Section 2.4.120.
B. Performance Option. The allowable building height may be increased to 80 feet, when approved as part of a Conditional Use Permit. The development approval may require additional setbacks, stepping-down of building elevations, visual buffering, screening, and/or other appropriate measures to provide a height transition between industrial development and adjacent non- industrial development. Smoke stacks, cranes, roof equipment, and other similar features which are necessary to the industrial operation may not exceed 20 feet in height above the roof without approval of a Conditional Use Permit.
C. Method of Measurement. “Building height” is measured as the vertical distance above average ground level measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof (See Figure 2.2.170.A and Figure 2.2.170.B for examples of measurement).
2.4.180 Special Standards for Certain Uses
A. Conditional Use Permit Required for Uses with Potential Adverse Impacts on Adjacent Uses or Neighborhoods. Industrial uses with potential for adverse impacts on adjacent uses or neighborhoods shall be required to obtain a Conditional Use Permit, in addition to Site Design Review approval:
1. Adverse Impacts (e.g. Significant Noise, Light/Glare, Dust and/or Vibration Impacts). Uses which are likely to create significant adverse impacts beyond the Industrial District boundaries in one or more of the following areas: noise, light/glare, dust, or vibration, shall require conditional use approval, in conformance with Chapter 4.5. The following criteria shall be used in determining the adverse impacts of a use are likely to be “significant”:
a. Light/Glare. Lighting and/or reflected light from the development exceeds ordinary ambient light and glare levels typical of the surrounding area. Lighting will be shielded to direct light down and/or away from adjacent uses. Lighting shall be designed to meet “Dark Sky” standards.
b. Dust and/or Exhaust. Dust and/or exhaust emissions from the development exceeds ambient dust or exhaust levels, or levels that existed prior to development.
c. Vibration. Vibration (i.e., from mechanical equipment) is sustained and exceeds ambient vibration levels from adjacent roadways and existing land uses in the surrounding area.
2. Traffic. Uses that are likely to generate unusually high levels of vehicle traffic due to shipping and receiving. “Unusually high levels of traffic” means that the average number of daily trips on any existing street would increase by 20 percent or more as a result of the development. The city may require a traffic impact analysis prepared by a qualified traffic engineering professional prior to deeming a land use application complete and determining whether the proposed use requires conditional use approval. Applicants may be required to provide a traffic analysis for review by Linn County for developments that increase traffic on County roads or by ODOT for developments that increase traffic on state highways.
B. Residential Caretakers. One residential caretaker unit shall be permitted for each primary industrial use, subject to the following conditions:
1. The unit shall be served with public water and sanitary sewerage disposal, in conformance with city engineering requirements.
2. Caretaker units shall be required to meet applicable fire safety and building code requirements, in addition to the applicable setback standards of this chapter.
C. Wireless Communications Facilities. Wireless communications facilities include radio, cellular, television and similar types of transmission and receiving facilities. The requirements for wireless communications facilities are provided in Chapter 3.6.110. Wireless communications facilities shall also comply with required setbacks, lot coverage and other applicable standards of the Industrial District.