Chapter 17.164
IUC (UNINCORPORATED COMMUNITY INDUSTRIAL) ZONE
Sections:
17.164.010 Purpose.
17.164.020 Permitted uses.
17.164.030 Conditional uses.
17.164.040 Approval standards for conditional uses.
17.164.050 Conditions imposed where zone change to IUC zone abuts a residential zone.
17.164.060 Property development standards.
17.164.070 Landscaping.
17.164.080 Requirements for large-scale uses.
17.164.010 Purpose.
The purpose of the IUC (unincorporated community industrial) zone is to implement the rural development policies of the Comprehensive Plan. This zone is applied to land committed to or intended for industrial uses within urban unincorporated communities and rural communities, as those terms are defined in the Comprehensive Plan and Oregon Administrative Rules. The uses within the IUC zone are functionally classified by description of the particular activity or by reference to a category in the “Standard Industrial Classification Manual, 1987” (SIC). The SIC index number is referenced as an aid to interpretation of uses. Where the term used to describe a use is defined in Chapter 17.110 MCC, the definition takes precedence over any SIC classification. [Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.010.]
17.164.020 Permitted uses.
Within any IUC unincorporated community industrial zone, no building, structure, or premises shall be used, enlarged, or designed to be used, erected, structurally altered or enlarged except as permitted by this chapter. Only the following uses may be permitted in the specified unincorporated community, as those communities are defined in the Comprehensive Plan:
A. Brooks-Hopmere.
1. The following uses are permitted in an existing building or a new or expanded building up to 60,000 square feet:
a. Construction contractor offices and related outdoor storage (SIC 15, 16 and 17);
b. Agricultural services (SIC 07);
c. Manufacture and processing of:
i. Apparel and other finished products made from fabrics (SIC 23);
ii. Millwork, veneer, plywood, and structural wood members (SIC 243);
iii. Wood containers (SIC 244);
iv. Wood products not elsewhere classified (SIC 2499);
v. Furniture and fixtures (SIC 25);
vi. Stone, clay, glass products (SIC 32) except cement (SIC 324), ready-mix concrete (SIC 3273), and minerals and earth ground or otherwise treated (SIC 3295);
vii. Fabricated metal products (SIC 34);
viii. Household appliances (SIC 363);
ix. Electric lighting and wiring equipment (SIC 364);
x. Communications equipment (SIC 366);
xi. Electronic components and accessories (SIC 367);
xii. Motor vehicle parts and accessories (SIC 3714);
xiii. Laboratory apparatus and analytical, optical, measuring, and controlling instruments (SIC 382);
d. Public warehousing and storage (SIC 4220);
e. Freight trucking terminal, with or without maintenance facility (SIC 4231);
f. Wholesale trade (SIC 50);
g. Automotive repair (SIC 753).
2. The following uses are permitted in an existing building or a new or expanded building up to 60,000 square feet when the property has been approved for on-site sewage disposal by Marion County or the Oregon Department of Environmental Quality:
a. Manufacture and processing of food and kindred products (SIC 20, except meat products, SIC 201);
b. Printing, publishing and allied industries (SIC 27).
3. The following uses are permitted in a building or buildings with over 60,000 square feet of floor space (subject to MCC 17.164.060(D)(2)), if the property is located in a limited use overlay zone that implements either provisions of the Brooks-Hopmere community plan or an exception to statewide Goal 14. The uses are also subject to the standards in MCC 17.164.080:
a. Uses listed in subsection (A)(1) of this section;
b. Uses listed in subsection (A)(2) of this section; and
c. The following agriculturally related facilities: interpretive center, office commercial, and meeting/training facilities, where such uses are expressly recognized in an acknowledged statewide planning goal exception in the Marion County Comprehensive Land Use Plan. As used herein, “agriculturally related” facilities are those that primarily, but not exclusively, provide services or goods to farmers and farming-related organizations or are related to the production or preparation of food or food products.
B. Mehama. The following uses are permitted in an existing building or a new or expanded building with a maximum of 40,000 square feet of floor space:
1. Building construction – general and operative builders (SIC 15);
2. Heavy construction other than building contractors (SIC 16);
3. Construction – special trade contractors (SIC 17);
4. Manufacturing of:
a. Apparel and other finished products made from fabrics and similar materials (SIC 23);
b. Lumber and wood products except furniture (SIC 24);
c. Furniture and fixtures (SIC 25);
d. Leather and leather products (SIC 31);
e. Cutlery, hand tools, and general hardware (SIC 342);
f. Fabricated structural metal products (SIC 344);
g. Miscellaneous fabricated wire products (SIC 3496);
h. Metal foil and leaf (SIC 3497);
i. Farm and garden machinery and equipment (SIC 352);
j. Construction, mining, and materials handling machinery and equipment (SIC 3531, 3535, 3536, and 3537);
k. Metalworking machinery and equipment (SIC 3543, 3544, 3545, 3546, 3547, and 3548);
l. Woodworking machinery (SIC 3553);
m. General industrial machinery and equipment (SIC 3561, 3564, and 3565);
n. Computer and office equipment (SIC 357);
o. Automatic vending machines (SIC 3581);
p. Truck trailers (SIC 3715);
q. Motor homes (SIC 3716);
r. Travel trailers and campers (SIC 3792);
s. Miscellaneous manufacturing (SIC 39 except 3995, 3996, and 3999);
5. Motor freight transportation and warehousing (SIC 42 except 4222);
6. Transportation services (SIC 47 except 4741 and 4789);
7. Communications services (SIC 48);
8. Sanitary services (SIC 4959);
9. Wholesale trade – durable goods (SIC 50 except 5052, 5093, and 5099);
10. Wholesale trade – nondurable goods (SIC 51 except 5142 – 5147, 5154, 5169, 5171, 5172, 5194, 5198, and 5199).
C. Quinaby. The following uses are permitted in an existing building or a new or expanded building with a maximum of 40,000 square feet of floor space:
1. Sheet metal work (SIC 3444).
D. Shaw. The following uses are permitted in an existing building or a new or expanded building with a maximum of 40,000 square feet of floor space:
1. Public warehousing and storage (SIC 422).
E. All Communities.
1. Uses legally established and existing on July 19, 2000. Such uses are permitted pursuant to this section only on the lot(s) or parcel(s) where they existed on July 19, 2000;
2. Expansion of:
a. A use existing on November 15, 1994;
b. A use not included in subsection (E)(2)(a) of this section, up to 40,000 square feet of floor space in a rural community and up to 60,000 square feet of floor space in an urban community (subject to MCC 17.164.060(D));
3. Wireless communications facilities, attached, subject to MCC 17.125.110;
4. Utility facilities necessary for public service;
5. Caretaker dwelling;
6. Fire station; and
7. 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. [Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.020.]
17.164.030 Conditional uses.
When authorized under the procedure provided for conditional uses in this title, the following uses will be permitted in an IUC zone, subject to MCC 17.164.040:
A. Manufacturing, processing, trucking, wholesale distribution, and storage uses not listed in MCC 17.164.020 and not exceeding 40,000 square feet of floor space in a rural community nor 60,000 square feet of floor space in an urban community (SIC 20 through 39 and 42);
B. Wireless communications facilities subject to MCC 17.120.080;
C. Manufacturing, processing, trucking, wholesale distribution, and storage uses not listed in MCC 17.164.020 (SIC 20 through 39 and 42) subject to the standards in MCC 17.164.080, in an urban community where the property is located in a limited use overlay zone that implements either requirements of the community plan or an exception to statewide Goal 14;
D. Medical marijuana processor (see MCC 17.110.376) and/or medical marijuana producer (see MCC 17.110.378), subject to MCC 17.120.120, with a maximum of 40,000 square feet of floor space in a rural community and up to 60,000 square feet of floor space in an urban community. [Ord. 1372 § 4 (Exh. A), 2016; Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.030.]
17.164.040 Approval standards for conditional uses.
Conditional use requests in the IUC zone are subject to all the following criteria:
A. The use will not force a significant change in, or significantly increase the cost of, accepted farm or forest practices on surrounding lands devoted to farm or forest use;
B. The proposed use will not, by itself or in combination with existing uses in the community, result in public health hazards or adverse environmental impacts that violate state or federal water quality regulations;
C. The proposed use will not, by itself or in combination with existing uses in the community, exceed the carrying capacity of the soil or of existing water supply resources and sewer services;
D. The traffic generated by the proposed use is consistent with the identified function, capacity, and level of service of transportation facilities serving the community; or improvements are imposed that maintain the existing level of service;
E. The proposed use will not create significant adverse effects on existing uses or permitted uses on adjacent land, considering such factors as noise, dust and odors; and
F. The proposed use shall not have industrial or manufacturing processes that require water or discharges of wastewater except upon demonstration that the use has an on-site sewage disposal site approved by Marion County or the Oregon Department of Environmental Quality. [Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.040.]
17.164.050 Conditions imposed where zone change to IUC zone abuts a residential zone.
In any zone change or reclassification of property to an IUC zone where the territory proposed to be changed abuts upon a residential zone, or abuts upon a street or alley which would be the boundary line between the proposed IUC zone and the residential zone, conditions to preserve neighborhood qualities may be imposed by the governing body relating to:
A. Size and location of signs;
B. Size, type and location of outdoor lighting;
C. Landscaped areas;
D. Screening;
E. Building setbacks;
F. Ingress and egress for industrial uses. [Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.050.]
17.164.060 Property development standards.
A. Height. The maximum height of any structure shall be 35 feet.
B. Setbacks.
1. Front Yard. No structure other than a fence, wall, or sign shall be located closer than 20 feet from a public right-of-way. When by ordinance a greater setback or a front yard of greater depth is required than specified in this section, then such greater setback line or front yard depth shall apply (see Chapter 17.112 MCC).
2. Side and Rear Yard. No side or rear yard setback is required where abutting property is zoned for commercial or industrial use. Where not abutting a commercial or industrial zone, structures other than fences, walls, and signs shall be set back a minimum of 10 feet.
3. Parking. Parking spaces may abut public rights-of-way and side and rear property lines adjacent to commercial, industrial, or public zones, subject to the landscaping requirements in MCC 17.164.070. Parking spaces shall be set back a minimum of 10 feet from residential, agricultural, and forest zones.
C. Lot Area.
1. Rural Communities. The building site shall be of sufficient size to accommodate on-site sewage disposal and water systems unless these services are provided by a public or community source or can be accessed by easement, required parking, landscaping, and yard areas.
2. Urban Communities. The minimum size of any new lot or parcel shall be 1.25 acres.
D. Parcel Coverage.
1. Rural Communities. No more than 60 percent of a lot or parcel shall be covered by all buildings located thereon.
2. Urban Communities. No more than 40 percent of a lot or parcel shall be covered by all buildings located thereon.
E. Parking. The off-street parking and loading requirements of Chapter 17.118 MCC apply.
F. Access to State Highways. Any new or expanded use with frontage on a state highway shall demonstrate that the property has access approved by the Oregon Department of Transportation or approved access to an alternative public right-of-way.
G. Traffic. Any new or expanded use shall demonstrate that the new development will be consistent with the identified function, capacity, and level of service of transportation facilities serving the site. A transportation impact analysis approved by the Marion County department of public works may be required prior to building permit approval.
H. Sewage Disposal. Any new or expanded use shall demonstrate that the new development will not exceed the existing carrying capacity of the community sewage disposal system or has an on-site sewage disposal site approved by Marion County or the Department of Environmental Quality.
I. In addition to the provisions in Chapter 17.118 MCC, for a new use in a stormwater management area of an urban unincorporated community, except for a single-family dwelling on a lot, all driveways, parking and loading areas shall be developed and maintained as follows: all parking and loading areas and driveways thereto shall be paved to provide an all-weather surface with asphalt concrete, portland cement concrete, clay bricks or concrete blocks. The type of surfacing shall be approved by the Marion County department of public works. Parking and loading areas shall be adequately designed, graded, and drained. Drainage connections to a public storm drain system shall be approved by the Marion County department of public works. A stormwater detention system conforming to the Marion County department of public works’ standards may be required. Alternate paving materials and methods may be allowed if approved by the public works director. [Ord. 1369 § 4 (Exh. B), 2016; Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.060.]
17.164.070 Landscaping.
A. Front yards shall be provided with a landscaped area at least three feet wide adjacent to the right-of-way line, exclusive of through direct driveways, on every lot upon which a new structure is erected, or where a graveled or unimproved lot is paved, or a lot is newly developed for the outdoor sale or display of merchandise, goods or services.
B. Side and rear yards abutting a residential zone shall be landscaped from the property line adjacent to parking and loading zones.
C. The landscaping required in subsections (A) and (B) of this section shall include a single type of shrub or tree, or a variety of shrubs, trees, and ground cover. [Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.070.]
17.164.080 Requirements for large-scale uses.
Large-scale uses are defined as uses permitted in a building or buildings with over 60,000 square feet of floor space.
A. Sewage Disposal.
1. Except for uses listed in MCC 17.164.020(A)(3)(b), evidence shall be submitted that wastewater from the proposed use can be adequately disposed of by either:
a. A community sewage disposal system; or
b. An on-site system approved by Marion County or the Oregon Department of Environmental Quality.
2. For uses listed in MCC 17.164.020(A)(2), evidence shall be submitted that wastewater from the proposed use can be adequately disposed of by an on-site system approved by Marion County or the Oregon Department of Environmental Quality.
B. A transportation impact analysis, approved by the Marion County department of public works and Oregon Department of Transportation, demonstrating that the new development will be consistent with the identified function, capacity, and level of service of transportation facilities serving the site shall be submitted prior to building permit approval. [Ord. 1180 § 4, 2003; Ord. 1139 § 5, 2001; Ord. 1131 § 5, 2000; Ord. 1118 § 5, 2000. RZ Ord. § 164.080.]