Chapter 19.80
LIGHT INDUSTRIAL (LI) DISTRICT
Sections:
19.80.020 Permitted land uses.
19.80.030 Development setbacks.
19.80.060 Building orientation.
19.80.070 Architectural guidelines and standards.
19.80.080 Special standards for certain uses.
19.80.010 Purpose.
The light industrial district accommodates a range of light manufacturing, industrial-office uses, automobile-oriented uses (e.g., lodging, restaurants, auto-oriented retail), and similar uses which are not appropriate in the town center areas. The district’s standards are based on the following principles:
A. To ensure efficient use of land and public services;
B. To provide a balance between jobs and housing, and encourage mixed use development;
C. To provide transportation options for employees and customers;
D. To provide business services close to major employment centers;
E. To ensure compatibility between industrial uses and nearby residential areas;
F. To provide appropriately zoned land with a range of parcel sizes for industry;
G. To provide for automobile-oriented uses, while preventing strip-commercial development in highway corridors. (Ord. 6-2001 § 1)
19.80.020 Permitted land uses.
A. Permitted Uses. The land uses listed in Table 19.80.020.A are permitted in the light industrial district, subject to the provisions of this chapter. Only land uses which are specifically listed in Table 19.80.020.A, and land uses which are approved as “similar” to those in Table 19.80.020.A, may be permitted. The land uses identified with a “CU” in Table 19.80.020.A require conditional use permit approval prior to development or a change in use.
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1. Industrial* a. Light manufacture (e.g., electronic equipment, printing, bindery, furniture, and similar goods) b. Laboratories c. Warehousing and distribution d. Mini-warehouse and storage e. Similar uses 2. Commercial* a. Automobile-oriented uses (vehicle repair, sales, rental, storage, service; drive-up, drive-in, and drive-through facilities; and similar uses) (CU) b. Delicatessen shop (CU) c. Entertainment (e.g., theaters, amusement uses) (CU) d. Hotels and motels (CU) e. Medical and dental clinics and laboratories (CU) |
f. Outdoor commercial uses (e.g., outdoor storage, sales and display) (CU) g. Personal and professional services (e.g., child care, catering/food services, restaurants, laundromats and dry cleaners, barber shops and salons, banks and financial institutions, and similar uses) (CU) h. Repair services (CU) i. Retail trade and services, not exceeding 5,000 square feet of floor area per building j. Wholesale trade and services, not exceeding 5,000 square feet of floor area per building k. Professional, executive and administrative offices (CU) l. Uses similar to those listed above (CU) |
3. Civic and Semi-Public Uses (CU)* a. Government facilities (e.g., public safety, utilities, school district bus facilities, public works yards, transit and transportation, and similar facilities) b. Utilities (e.g., natural gas, electricity, telephone, cable, and similar facilities) c. Special district facilities (e.g., irrigation district, and similar facilities) d. Trade or commercial schools e. Churches f. Uses similar to those listed above 4. Accessory Uses 5. Wireless Communication Equipment (CU)* |
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Land uses with an asterisk (*) are subject to the standards in FMC 19.80.080. Items with a CU require a conditional use permit subject to the procedure and standards in Chapter 19.440 FMC, Conditional Use Permits. |
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B. Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Chapter 19.480 FMC, Code Interpretations.
C. Only uses specifically listed in Table 19.80.020.A, and uses similar to those in Table 19.80.020.A, are permitted in this district. The following uses are expressly prohibited: new housing, and similar facilities, and nonvocational schools. (Ord. 6-2001 § 1)
19.80.030 Development setbacks.
Development setbacks provide building separation for fire protection/security, building maintenance, sunlight and air circulation, noise buffering, and visual separation. Building setbacks are measured from the building foundation to the respective property line.
A. Front Setbacks. The minimum front building setback shall be none, except that additional setback may be required to provide for planned widening of an adjacent street.
B. Rear Setbacks. There is no required rear setback, except that buildings shall be setback from the residential district by a minimum of 20 feet.
C. Side Setbacks. There are no required side setbacks, except that buildings shall be set back from the residential district by a minimum of 20 feet.
D. Other Requirements.
1. Buffering. A 20-foot minimum buffer zone shall be required between development and any adjacent residential district. The buffer zone shall provide landscaping to screen parking, service and delivery areas, and walls without windows or entries, as applicable. The buffer may contain pedestrian seating but shall not contain any trash receptacles or storage of equipment, materials, vehicles, etc. The landscaping standards in Chapter 19.163 FMC may require buffering other situations, as well.
2. Neighborhood Access. Construction of pathway(s) and fence breaks in setback yards may be required to provide pedestrian connections to adjacent neighborhoods or other districts, in accordance with Chapter 19.162 FMC, Access and Circulation.
3. Building and Fire Codes. All developments shall meet applicable fire and building code standards, which may require greater setbacks than those listed above (e.g., for combustible materials, etc.). (Ord. 6-2001 § 1)
19.80.040 Lot coverage.
The maximum allowable lot coverage in the light industrial district is 85 percent. The maximum allowable lot coverage is computed by calculating the total area covered by buildings and impervious (paved) surfaces, including accessory structures, as a percentage of total lot area. Compliance with other sections of this code may preclude development of the maximum lot coverage for some land uses. (Ord. 6-2001 § 1)
19.80.050 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 three stories or 45 feet in height, whichever is greater.
B. Performance Option. The allowable building height may be increased to 55 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 the development and adjacent non-industrial development. Roof equipment and other similar features which are necessary to the industrial operation shall be screened, and may not exceed eight feet in height without approval of a conditional use permit.
C. Method of Measurement. “Building height” is measured as the vertical distance above a reference datum 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. The reference datum shall be selected by either of the following, whichever yields a greater height of building:
1. The elevation of the highest adjoining sidewalk or ground surface within a five-foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade;
2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection A of this section is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flagpoles, and similar features which are not for human occupancy. (Ord. 6-2001 § 1)
19.80.060 Building orientation.
All of the following standards shall apply to new development within the light industrial district in order to reinforce streets as public spaces and encourage alternative modes of transportation, such as walking, bicycling and use of transit.
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 not exceeding 30 feet in length. Streets used to comply with this standard may be public streets, or private streets that contain sidewalks and street trees, in accordance with the design standards in Chapter 19.163 FMC.
B. Corner Lots. Buildings on corner lots shall have their primary entrance oriented to the street corner, or within 15 feet of the street corner (i.e., as measured from the lot corner). In this case, the street corner shall provide an extra-wide sidewalk or plaza area with landscaping, seating or other pedestrian amenities. The building corner shall provide architectural detailing or beveling to add visual interest to the corner.
C. Pathway Connections. Pathways shall be placed through setbacks as necessary to provide direct and convenient pedestrian circulation between developments and neighborhoods. Pathways shall conform to the standards in Chapter 19.162 FMC.
D. Arterial Streets. When the only street abutting a development is an arterial street, the building’s entrance(s) may be oriented to an internal drive. The internal drive shall provide a raised pathway connecting the building entrances to the street right-of-way. The pathway shall conform to the standards in Article III of this title.
E. Buffers. The city may require a 30-foot landscape buffer (including berms, noise abatement structure, sound wall, etc.) between development in the light industrial district and adjacent residential district(s) to reduce light, glare, noise, and aesthetic impacts.
F. Commercial Developments. Commercial buildings and uses comprising more than 40,000 square feet of total ground-floor building space shall additionally conform to the block layout and building orientation standards for the town center commercial district, as contained in FMC 19.65.050. (Ord. 6-2001 § 1)
19.80.070 Architectural guidelines and standards.
All developments in the light industrial district shall be evaluated during site design review for conformance with the criteria in subsections A and B of this section.
A. Building Mass. Where building elevations are oriented to the street in conformance with FMC 19.80.060, 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. Recessed entries, canopies, and/or similar features shall be used at the entries to buildings in order to create a pedestrian-scale.
Figure 19.80.070.A – Architectural Features (Typical)
[Note: the example shown above is meant to illustrate typical building design elements, and should not be interpreted as a required architectural style.]
(Ord. 6-2001 § 1)
19.80.080 Special standards for certain uses.
A. High Traffic-Generating Uses. Uses which are likely to generate “significant” levels of vehicle traffic (e.g., due to shipping, receiving, and/or customer traffic) shall require a conditional use permit, in accordance with FMC 19.80.020(A). “Significant traffic” means that the average number of daily trips, or the average number of peak hour trips, on any existing street would increase by 10 percent or greater as a result of the development. The city may require a traffic impact analysis prepared by a qualified 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 Oregon Department of Transportation (ODOT) for developments that increase traffic on state highways. The conditional use permit shall include appropriate transportation improvement requirements, as identified by the traffic analysis, in conformance with Chapter 19.165 FMC.
B. Wireless Communication Equipment. Wireless communication equipment, including radio (i.e., cellular), television and similar types of transmission and receiving facilities are permitted, subject to the standards for wireless communication equipment in Chapter 19.245 FMC. Wireless communication equipment shall also comply with required setbacks, lot coverage and other applicable standards of the light industrial district.
C. Watchperson’s Quarters. To be occupied by no more than two people, not to exceed 1,000 square feet in size, and such permit shall be renewed annually by the planning commission. In addition, use of the watchperson’s quarters, if approved, would be permitted only as long as the site need exists, with the assumption, rebuttable, that if the concerned area and use was no longer operational, the need would cease and be cause for revocation of permit. (Ord. 6-2001 § 1)