Chapter 16.12
HEAVY INDUSTRIAL – IH ZONE
Sections:
16.12.000 Purpose.
16.12.010 Uses.
16.12.020 Conditional uses.
16.12.030 Prohibited uses.
16.12.100 Development standards.
16.12.110 Height.
16.12.120 Lot area and dimensions.
16.12.130 Front yards and yards abutting streets.
16.12.140 Interior side and rear yards.
16.12.200 Landscaping.
16.12.250 Special requirements within 100 feet of residentially designated zones.
16.12.300 Informational reference to additional standards.
* Terms defined in Chapter 16.49 MCC.
16.12.000 Purpose.
The purpose of the IH (heavy industrial) zone is to provide areas suitable for primary and secondary processing, manufacturing and remanufacturing or reprocessing of all types, with any related outdoor storage and incidental sales. The heavy industrial zone is appropriate in those areas designated industrial in the applicable urban area comprehensive plan where the location has access to an arterial street or highway and where permitted uses will not create significant adverse impacts on local or collector streets and residential, commercial or other nonindustrial uses in the area. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.00.]
16.12.010 Uses.
A. The following uses, when developed under the applicable development standards in this title, are permitted in the IH zone:
1. Dwelling unit* or lodging room* for a caretaker or watchman on the premises being cared for or guarded.
2. Oil and gas field services, SIC 138.
3. Food and kindred products, SIC 20.
4. Tobacco manufacturers, SIC 21.
5. Textile products and apparel, SIC 22, 23.
6. Lumber and wood products, SIC 24.
7. Furniture and fixtures, SIC 25.
8. Paper and allied products, SIC 26.
9. Chemicals and allied products, SIC 28.
10. Petroleum refining and related industries, SIC 29.
11. Rubber and miscellaneous plastic products, SIC 30.
12. Leather and leather products, SIC 31.
13. Stone, clay and glass products, SIC 32.
14. Primary metal industries, SIC 33.
15. Fabricated metal products, SIC 34.
16. Machinery and equipment, SIC 35.
17. Electric and electronic equipment, SIC 36.
18. Transportation equipment, SIC 37.
19. Instruments; photographic, medical, and optical goods, SIC 38.
20. Miscellaneous manufacturing, SIC 39.
21. Transportation, communication, electric, gas and sanitary services, SIC 40, 41, 42, 43, 44, 45, 46, 47, 48, 49.
22. Wholesale trade, SIC 50, 51.
23. Eating and drinking places, SIC 58, in conjunction with an industrial use, except mobile food vendors located within the Woodburn urban growth boundary and the Salem/Keizer urban growth boundary.
24. Fire protection, SIC 9224.
25. Recycling depots*.
26. Solid waste transfer station*.
27. Wrecking yards*.
28. Uses permitted in Chapter 16.25 MCC.
29. Signs subject to Chapter 16.31 MCC.
30. Scrap and waste materials establishment* subject to MCC 16.26.540.
31. Biomass facility* subject to MCC 16.26.740.
32. The following use subject to the special standards in Chapter 16.26 MCC:
a. Mobile food vendors* (see MCC 16.26.570). [Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.01.]
16.12.020 Conditional uses.
The following uses may be permitted subject to obtaining a conditional use permit:
A. Solid waste disposal site subject to Chapter 16.32 MCC.
B. Surface mining subject to Chapter 16.32 MCC.
C. Medical marijuana processor* subject to Chapter 16.32 MCC.
D. Medical marijuana producer* subject to Chapter 16.32 MCC. [Ord. 1372 § 4 (Exh. A), 2016; Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.02.]
16.12.030 Prohibited uses.
Within an IH zone no building, structure, vehicle or land shall be used, erected, structurally altered, or enlarged for any use not permitted under MCC 16.12.010 and 16.12.020. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.03.]
16.12.100 Development standards.
The standards and regulations in this chapter and the additional standards and regulations referenced in Chapter 16.24 MCC and Chapters 16.26 through 16.34 MCC apply to all lots, structures and uses unless indicated otherwise. No structure or use shall be approved until all requirements in this chapter have been satisfied.
The provisions of this chapter are complementary and supplementary to other provisions of this title. In the event of a conflict between a provision of this chapter and a more restrictive provision of this title applicable to a particular lot, structure or use, the more restrictive provision shall apply. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.10.]
16.12.110 Height.
Within an IH zone buildings and structures erected, altered, or enlarged shall not exceed 70 feet in height, provided any portion of a nonresidential structure within 30 feet of a side or rear lot line that abuts on a lot in a residential zone shall not project above a plane 12 feet high at the abutting lot line and increasing one foot for each foot of distance from the lot line. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.11.]
16.12.120 Lot area and dimensions.
Within an IH zone there are no minimum lot area or dimension requirements. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.12.]
16.12.130 Front yards and yards abutting streets.
Within an IH zone:
A. Along the full extent of each lot line abutting a street, there shall be a required yard five feet in depth.
B. Yards for accessory buildings and structures except fences shall be the same as for primary buildings. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.13.]
16.12.140 Interior side and rear yards.
Within an IH zone the following interior side and rear yards shall be provided:
A. Contiguous to a side lot line abutting a lot in any residential zone, a five-foot side or rear yard shall be required. This yard shall be contained by a sight-obscuring fence, wall or hedge.
B. Except as provided in subsection (A) of this section, no side or rear yard is required, but any space between a building and another structure, other than a fence, shall be not less than three feet in depth, exclusive of any alley areas.
C. No side or rear yard is required abutting to a railroad siding or spur track.
D. Yards for accessory buildings and structures except fences shall be the same as for primary buildings. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.14.]
16.12.200 Landscaping.
Within an IH zone:
A. Landscaping shall be provided in any yard abutting a residential zone and in any required front or side yard.
B. A landscaped area at least three feet wide shall be provided between any parking or loading spaces or driveway, and a lot in a residential zone or a street.
C. All required landscape areas shall be landscaped as provided in Chapter 16.29 MCC. [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.20.]
16.12.250 Special requirements within 100 feet of residentially designated zones.
Any nonresidential development proposed within 100 feet of a residentially designated zone in the applicable city comprehensive plan, UD or UT zone shall meet the following requirements:
A. Outdoor storage facilities shall be screened from view of the public road and from adjacent residential property.
B. Exterior lighting shall be designed to illuminate the site and be directed away from public streets and residential properties.
C. Roof equipment shall be screened from view of nearby residential property.
D. Special setback and height standards in MCC 16.12.110 and 16.12.140(A). [Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.25.]
16.12.300 Informational reference to additional standards.
Additional use and development standards may be found in the following chapters:
|
Floodplain Overlay Zone |
Chapter 16.19 MCC |
|
Greenway Management Overlay Zone |
Chapter 16.20 MCC |
|
Airport Overlay Zone |
Chapter 16.21 MCC |
|
Geologically Hazardous Areas Overlay Zone |
Chapter 16.24 MCC |
|
General Development Standards and Regulations |
Chapter 16.27 MCC |
|
Development Standards for Secondary, Accessory and Temporary Structures |
Chapter 16.28 MCC |
|
Landscaping |
Chapter 16.29 MCC |
|
Off-Street Parking and Loading |
Chapter 16.30 MCC |
|
Subdivision and Partition Requirements |
Chapter 16.33 MCC |
[Ord. 1301 § 4 (Exh. A), 2010; Ord. 1204 § 4, 2004; Ord. 863 § 5, 1990. UZ Ord. § 12.30.]