Chapter 19.101D
COMMUNITY INDUSTRIAL ZONE
Sections:
19.101D.040 Property development standards.
19.101D.010 Purpose.
The community industrial zone is intended to allow a broad range of intensive institutional and industrial uses that are more likely to involve significant land use impacts. Lands within this zone are areas that are now developed, or historically developed, with heavier institutional or industrial uses. The community industrial zone shall include lands already zoned and committed to rural industrial zoning at the time this zone is implemented. [2005 RLDC § 101.410.]
19.101D.020 Permitted uses.
The following uses, with accessory uses and structures, shall be permitted using ministerial review procedures (Chapter 19.22 JCC), unless site plan review is required (Chapter 19.42 JCC), in which case uses shall be permitted using quasi-judicial review procedures (Chapter 19.22 JCC). Recycling centers, resource recovery facilities, sewage transfer sites, waste transfer centers and solid waste sites must be authorized using Planning Commission review procedures (Chapter 19.24 JCC). Uses shall also meet the applicable development standards listed in JCC 19.101D.040. In all cases, a development permit (Chapter 19.41 JCC) shall be required as final permit approval.
A. Institutional. Public operated or County franchised uses such as a recycling center, resource recovery facility, sewage transfer site, waste transfer center or solid waste site (subject to Chapter 19.86 JCC), water treatment plant or reservoir, sewage disposal plant, correctional or jail facility, ambulance or police or fire station, utility yard or facility and airport.
B. Preparation, Repair, Assembly and Manufacturing. A comprehensive range of preparation, repair, assembling and manufacturing activities, such as the preparation and assembly of components or merchandise into other products, the manufacturing of component or end products, the processing, cooking or packaging of food products, the cleaning, repair, reconstituting or refurbishing of previously manufactured products, wood processing mill, wood products manufacturing, truck or automobile or heavy equipment body shop or repair garage or sales lot, metal working, reduction, refining or smelting, tire sales or repair or recapping, cement or asphalt batching, aggregate processing, animal slaughtering or meat processing. The secondary retail sale and service of goods shall be permitted only when the sales involve items that are prepared, repaired, assembled or manufactured on the same site.
C. Storage and Distribution. A comprehensive range of storage and distribution uses, such as transit storage, mini-storage, cold storage, warehousing, wholesale distribution, fuel distribution, equipment rental yard, fee parking lot, towing terminal with impound yard, automobile wrecking yard, truck or automobile or equipment parts warehouse (wholesale or retail sales).
D. Support Services. Activities that may be considered support uses to other industrial uses such as a restaurant or café, food catering, convenience store, building maintenance or janitorial service, automobile or truck gas station, consultant or professional service office (engineers, scientists, quality assurance labs, etc.).
E. One On-Site Dwelling. A manufactured dwelling or quarters may be placed or developed for a caretaker or night watchman when all of the following requirements are met:
1. The resident must be an employee of the business (no rent may be charged);
2. The employee status of the resident must be documented at the County’s request;
3. Employee quarters shall strictly comply with the definition for “quarters” contained in JCC 19.11.190 (no variance); and
4. The dwelling must be served by a septic system developed on the same lot or parcel as the industrial use that it serves, or be connected to a community sewer system.
F. Lawfully existing single-family and/or manufactured dwellings (alteration or replacement only, subject to the time limits contained in JCC 19.13.030, Nonconforming structures.
G. Agricultural, farming and farm use as defined by Chapter 19.11 JCC. [Ord. 2016-004 § 1(3); 2005 RLDC § 101.420.]
19.101D.030 Temporary uses.
The following uses, with accessory uses and structures, shall be permitted using ministerial review procedures (Chapter 19.22 JCC), subject to temporary use requirements (Chapter 19.43 JCC). All uses shall meet the applicable development standards listed in JCC 19.101D.040. In all cases, a development permit (Chapter 19.41 JCC) shall be required as final permit approval.
A. Mass gatherings;
B. Temporary storage of an unoccupied manufactured dwelling. [2005 RLDC § 101.440.]
19.101D.040 Property development standards.
All uses authorized by this chapter are subject to certain additional permit, process and property development standards that are contained elsewhere in this title. The following is a list of chapters that are or may be applicable:
A. Permit Review Requirements.
1. Basic review provisions – Chapter 19.20 JCC.
2. Pre-application review – Chapter 19.21 JCC.
3. Permit review procedures – Chapter 19.22 JCC.
4. Basic application requirements – Chapter 19.40 JCC.
5. Administration of permits – Chapter 19.41 JCC.
6. Site plan review – Chapter 19.42 JCC.
7. Temporary uses – Chapter 19.43 JCC.
8. Variances – Chapter 19.44 JCC.
9. Conditional uses – Chapter 19.45 JCC.
B. Property Development Standards.
1. Minimum lot size – One-half acre.
2. Lot dimensions – See Chapter 19.71 JCC.
3. Building size, accessory heights, setbacks and yard dimensions shall conform to the provisions of Chapter 19.72 JCC, except:
a. Maximum building size for small-scale, low impact uses shall be 40,000 square feet (space approved for an operator, caretaker or night watchman shall not be counted against the building size limitation).
b. There shall be no building size limit for the following other uses:
[1] Expansion of uses existing as of October 28, 1994;
[2] Uses requiring proximity to a rural resource as defined in OAR 660-004-022(3)(a);
[3] New uses that will not exceed the capacity of water and sewer service available to the site as of October 28, 1994;
[4] New uses where the site itself has capacity to provide water and absorb sewage;
[5] New uses that are necessary to provide employment that does not exceed the total projected work force within the MNVC and surrounding areas (for specific requirements see OAR 660-022-0030(3)(f)); and
[6] New uses, sited on an abandoned or diminished industrial mill site that was engaged in the processing or manufacturing of wood products, provided the uses will be located only on the portion of the mill site that was zoned for industrial uses on October 28, 1994.
c. Maximum structure height – 35 feet or two and one-half stories, whichever is less.
d. Minimum setback from property lines – Front: 20 feet; rear: 10 feet; side: 10 feet.
4. Special Development Requirements.
a. Land Divisions, Site Development, and Development of Nonconforming Lots or Parcels. As a condition of final approval, the owner shall:
[1] Obtain a site approval for a subsurface sewage disposal system from the Oregon Department of Environmental Quality within each newly configured lot or developed site, or connect to a community sewer system; and
[2] The requirements of Chapter 19.84 JCC (Water Standards) shall apply to new land divisions creating parcels two acres or smaller, and to developments requiring site plan review that require more than 1,600 gallons per day of groundwater. This requirement shall apply to all land divisions even though JCC 19.84.020(A) and (B) specify a one-acre threshold. The Water Resources Director or the Planning Director shall administer the requirements of Chapter 19.84 JCC. This requirement shall not apply if the water source is a community water system or the City of Grants Pass.
b. Merger of Nonconforming Lots or Parcels. When one or more nonconforming lots or parcels are involved in a single development, the nonconforming lots or parcels shall be merged with each other, and with other conforming lots or parcels also involved in the development, by property line adjustment or replat to the extent needed to achieve conformity or the least nonconformity possible. In addition, no variance to any setback standard shall be authorized to support development of nonconforming lots or parcels.
c. Water Service Agreement. Users receiving water service from the City of Grants Pass shall execute the documents required by the City for the provision of such service. The County shall assure performance of this requirement prior to final land use approval.
d. Transportation Facilities. New industrial uses shall not cause the use of transportation facilities to exceed capacities as specified in the County’s transportation plan. In addition, a traffic assessment by a qualified Oregon registered engineer shall be required for any new or expanded industrial use that generates more than 25 peak hour trips that are reasonably expected to impact the Louse Creek freeway interchange. Trip generation calculations shall be based on the most recent edition of the Institute of Transportation Engineer’s Trip Generation Manual. The traffic assessment shall determine the consistency of the use with the identified function, capacity and performance standards of the Louse Creek freeway interchange. The use may be limited or altered by conditions in the permit approval so that consistency is achieved, or denied if consistency cannot be achieved.
5. Access and transportation – See Chapter 19.81 JCC.
6. Aggregate overlay – See Chapters 19.69F and 19.91 JCC.
7. Airport overlay – See Chapter 19.69D JCC.
8. Archaeological resources – See Chapter 19.93 JCC.
9. Erosion, sediment control and storm drain facilities – See Chapter 19.83 JCC.
10. Fences, walls and screens – See Chapter 19.73 JCC.
11. Flood hazard overlay – See Chapter 19.69A JCC.
12. Historic resources – See Chapter 19.94 JCC.
13. Mineral and aggregate overlay – See Chapter 19.69F JCC.
14. Parks and playgrounds – See Chapter 19.98 JCC.
15. Signs – See Chapter 19.74 JCC.
16. Solid waste – See Chapter 19.86 JCC.
17. Stream setbacks – See Chapter 19.72 JCC.
18. Utilities – See Chapter 19.85 JCC.
19. Water hazard overlay – See Chapter 19.69E JCC.
20. Water standards – See Chapter 19.84 JCC.
21. Wild and scenic rivers overlay – See Chapter 19.69C JCC. [2005 RLDC § 101.450.]