Chapter 2.4
INDUSTRIAL (I) DISTRICTS

Sections:

2.4.100    Industrial districts – Purpose.

2.4.110    Industrial district – Allowed uses.

2.4.120    Industrial districts – Setback yards and buffering.

2.4.130    Industrial districts – Lot coverage.

2.4.140    Industrial districts – Site layout and design.

2.4.150    Industrial districts – Building and structure height.

2.4.160    Special use standards.

2.4.170    Industrial districts – Performance standards.

2.4.100 Industrial districts – Purpose.

A. Industrial District. Provides appropriate locations for intensive industrial uses including heavy industrial uses as well as railroad yards and waste-related activities. Uses include those which involve the use of raw materials, require significant outdoor storage and generate heavy truck and/or rail traffic. Properties are carefully located to minimize impacts on established residential, commercial and light industrial areas.

B. Light Industrial District. Provides appropriate locations for general industrial uses, including manufacturing and production, research and development, warehousing and freight movement and wholesale sales activities with few, if any, nuisance characteristics.

C. Industrial Park District. Provides appropriate locations for combining light manufacturing, office and small-scale commercial uses (restaurants, personal services and fitness centers) in a campus-like setting. (Ord. 14-01 § 1 (Exh. A), 2014; Ord. 08-06 § 3, 2008)

2.4.110 Industrial district – Allowed uses.

Table 2.4.110 identifies the land uses that are allowed in the industrial districts. The specific land use categories are described and uses are defined in Chapters 1.5 and 1.6 SDC.

Table 2.4.110 

Uses	Status of Use in District
Use Categories (Examples of uses are in Chapter 1.6 SDC; definitions are in Chapter 1.5 SDC)	Industrial (I)	Light Industrial (LI)	Industrial Park (IP)
Residential Categories
Household Living
Residential uses (household living and group living) not allowed, except as follows:
- Lawfully existing before September 1, 2006, per SDC 2.3.160(E); or	S	S	S
- Caretaker dwelling (accessory to a primary permitted use)	P	P	P
Group living uses shall conform to the provisions in SDC 2.2.200
Commercial Categories
Drive-up/drive-in/drive-through (drive-up windows, kiosks, similar uses/facilities)
- Accessory to a primary permitted use	P	CU	CU
- Not accessory to a permitted use	CU	CU	N
Bed and breakfast inn	N	N	N
Educational services, not a school	N	CU	CU
Entertainment, major event	N	N	N
Mobile food vendor, per SDC 2.3.160(B)	S	S	S
Offices	CU	P	P
Outdoor recreation, commercial	N	N	N
Parking lot, when not an accessory use	CU	CU	CU
Quick vehicle servicing or vehicle repair	CU	CU	CU
Retail sales and service
- Accessory to a primary permitted use	P	P	P
- Not accessory to a primary permitted use, limited to 30,000 square feet gross floor area (SDC 2.4.140)	N	S	S
Indoor sports facility – no square footage limit	CU	CU	CU
Self-service storage
- Enclosed	P	P	P
- Unenclosed (any portion)	P	CU	N
Industrial Categories
Heavy industrial	P	P	PH
Industrial service
- Fully enclosed (e.g., office)	P	P	P
- Not enclosed	P	CU	N
Manufacturing and production
- Processing of marijuana	CU	CU	CU
- Fully enclosed	P	P	P
- Not enclosed	CU	N	N
Warehouse and freight movement	CU	CU	CU
Waste-related	CU	CU	N
- Composting facilities	CU	CU	CU
Wholesale sales, per SDC 2.4.140
- Fully enclosed	N	S	S
- Not enclosed	CU	CU+S	CU+S
Institutional Categories
Basic utilities	P	P	P
Renewable energy facilities
- Accessory or primary use	CU+S	CU+S	CU+S
Nonrenewable energy facilities	CU	CU	CU
Colleges, including vocational schools	CU	P	P
Community service	CU	P	P
Daycare, adult or child daycare	N	N	N
Jails and detention facilities	CU	CU	CU
Parks and open space	P	P	P
Religious institutions and houses of worship
- Lawfully existing as of November 5, 2008	P	P	P
- New facilities	N	N	N
- Transitional shelter communities, per the standards in SDC 2.2.200(N)	CU	CU	CU
Schools
- 20 or fewer students	N	P	P
- More than 20 students	N	CU	CU
Funeral services	P	P	P
Cemeteries, mausoleums, and crematoriums	CU	CU	CU
Other Categories
Accessory structures (with a primary use)	P	P	P
Agriculture – Animals	N	N	N
Agriculture – Nurseries and similar horticulture (see also wholesale and retail uses)	P	CU	CU
Agriculture – Marijuana producers and grow sites enclosed, per SDC 2.4.160(B)	CU	CU	CU
Agriculture – Marijuana producers and grow sites nonenclosed, per SDC 2.4.160(B)	N	N	N
Mining	N	N	N
Radio frequency transmission facilities
- Within height limit of district	P	P	P
- Exceeds height limit (free-standing or building-mounted facilities)	CU	CU	CU
Rail lines and utility corridors	CU	CU	CU
Temporary uses (limited to “P” and “CU” uses), per SDC 4.9.100	P/CU	P/CU	P/CU
Transportation facilities (operation, maintenance, preservation, and construction in accordance with the city’s transportation system plan)	P	P	P
Key:
P = Permitted, subject to land use review or design review (Chapter 4.2 SDC)
PH = Permitted, subject to design review conducted by the planning commission in a public hearing
S = Permitted with standards (SDC 2.4.140 and/or 2.4.160). Standards may be modified with a planned development
CU = Conditional use required (Chapter 4.4 SDC)
N = Not permitted

(Ord. 18-22 § 5, 2018; Ord. 16-01 § 5, 2016; Ord. 14-01 § 1 (Exh. A), 2014; Ord. 10-02 Exh. A § B, 2010; Ord. 08-06 § 3, 2008)

2.4.120 Industrial districts – Setback yards and buffering.

A. Purpose. Setback yards and buffers provide separation between industrial and nonindustrial uses for fire protection/security, building maintenance, sunlight and air circulation, noise buffering, and visual separation.

B. Applicability. The setback yard and buffer standards in subsections (C) through (F) of this section are minimum standards that apply to buildings, accessory structures, parking areas, mechanical equipment, and other development (but not buffers as required under subsection (F) of this section). In granting a conditional use, the approval body may increase the standard yards and/or buffers consistent with the criteria in Chapter 4.4 SDC. The approval body may also decrease the standard yards and/or buffers through the CU process; provided, that all applicable building and fire safety codes are met.

C. Front and Street Yard Setbacks.

1. Industrial (I) District: Minimum of 20 feet.

2. Light Industrial (LI) District: Minimum of 10 feet.

3. Industrial Park (IP) District: Minimum of 10 feet.

D. Rear Yard Setbacks. A minimum of 10 feet is required, except where common wall buildings with zero setback are allowed through design review (fire codes must be met); and where abutting a residential district, a minimum of 30 feet is required.

E. Side Yard Setbacks. There are no required side yard setbacks, except a minimum of 30 feet is required when an industrial district (I or LI) abuts a residential district.

F. Buffering – Other Yard Requirements.

1. Buffering. The approval body may require landscaping, fences, walls or other buffering that exceeds the landscaping standards in Chapter 3.2 SDC when it finds through design review (Chapter 4.2 SDC), conditional use review (Chapter 4.4 SDC), and/or planned development review (Chapter 4.5 SDC), as applicable, that more or different buffering is necessary to mitigate adverse noise, light, glare, and/or aesthetic impacts to adjacent properties.

2. Pedestrian Access. The approval body may require the construction of pedestrian access ways through required buffers to ensure pedestrian connections within large developments, between multiple development phases, or connecting to public sidewalks, walkways, or multi-use pathways. Access way design shall conform to SDC 3.1.300. (Ord. 08-06 § 3, 2008)

2.4.130 Industrial districts – Lot coverage.

A. Industrial (I) District. Maximum lot coverage, 90 percent; maximum area of impervious surfaces, 90 percent.

B. Light Industrial (LI) District. Maximum lot coverage, 85 percent; maximum area of impervious surfaces, 85 percent.

C. Industrial Park (IP) District. Maximum lot coverage, 85 percent; maximum area of impervious surfaces, 85 percent. (Ord. 08-06 § 3, 2008)

2.4.140 Industrial districts – Site layout and design.

A. Development Compatibility. Industrial uses and developments shall be oriented on the site to minimize adverse impacts (e.g., noise, glare, smoke, dust, exhaust, vibration, etc.) and to provide compatibility with adjacent uses to the extent practicable. The following standards shall apply to all development in the industrial districts:

1. 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 nonindustrial areas to the maximum extent practicable; and

2. 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, as provided in SDC 2.4.120.

B. Large-Scale Commercial Development. Where a commercial, retail or wholesale use is allowed (LI or IP districts), it shall meet the following standards:

1. Gross floor area used for commercial, retail or wholesale shall be limited to 30,000 square feet;

2. The architectural standards in SDC 2.3.180 must be met on the subject commercial, retail or wholesale building(s), as applicable; and

3. Developments containing more than one building, including commercial or industrial subdivisions containing outlying commercial pads, shall meet the commercial block layout and building orientation standards for the general commercial district contained in Chapter 2.3 SDC, Commercial Districts.

C. Landscape Area.

1. Industrial (I) District. Minimum area: 10 percent.

2. Light Industrial (LI) District. Minimum area: 15 percent.

3. Industrial Park (IP) District. Minimum area: 15 percent. (Ord. 08-06 § 3, 2008)

2.4.150 Industrial districts – Building and structure height.

A. Height. The maximum allowable height of buildings and structures in the industrial districts is 45 feet, except that taller buildings and structures are allowed when approved as part of a conditional use, provided the minimum setback for such structures abutting a residential district shall be increased by one foot for every foot of structure height exceeding 45 feet.

B. Design Standards.

1. Building frontages shall have offsets, jogs, or other distinctive changes in the texture, color and size of the facade.

2. Metal shall not be the predominant building material on the facade facing a street. (Ord. 08-06 § 3, 2008)

2.4.160 Special use standards.

A. Renewable Energy Facilities. Where renewable energy facilities are allowed, they shall require approval through conditional use review (Type III) and conform to all of the following standards:

1. Primary or Accessory Use. The use may be primary or accessory to an allowed use within I, LI, or IP districts.

2. Maximum Height and Setback. Renewable energy facilities structures built according to the International Building Code shall meet the maximum height and setback standards of SDC 2.4.150(A).

3. Performance Standards. Renewable energy facilities shall not exceed the performance standards stated by SDC 2.4.170(C).

4. Landscaping. Screening and buffering for the facilities within IP, LI and I districts shall follow the standards of SDC 3.2.300.

5. Other Permit or Licensing Requirements. The owner of the facility shall be responsible for obtaining and complying with all other applicable permit and/or licensing requirements.

B. Agriculture – Marijuana Producers and Grow Sites. Where marijuana produces and grow sites are allowed, they shall require approval through the conditional use process and conform to all of the following standards:

1. For the purposes of this section, “enclosed” means within a building, which is defined as a permanent rigid fabrication or construction, attached or affixed to land with a permanent foundation, consisting of walls, columns, girders, beams, floors, and a roof, or some combination of these elemental parts, that is enclosed on all sides, that is intended as a habitation or shelter for people or animals or a shelter for tangible personal property, and that has structural integrity independent of the tangible personal property, if any, it is designed to shelter. Greenhouses constructed out of rigid material, or greenhouses constructed out of flexible material, are not considered enclosed.

2. Marijuana producers, processors, and wholesalers shall not be located within 1,000 feet of a public elementary or secondary school for which attendance is compulsory under ORS 339.020; or a private or parochial elementary or secondary school, teaching children as described in ORS 339.030. “Within 1,000 feet” means a straight line measurement in a radius extending for 1,000 feet or less in any direction from the closest point anywhere on the boundary line of the real property comprising a school to the closest point of the licensed premises of a producer, processor, and/or wholesaler. “Premises” has the definition described in OAR 845-025-1015. (Ord. 16-01 § 5, 2016; Ord. 10-02 Exh. A § B, 2010)

2.4.170 Industrial districts – Performance standards.

A. Purpose. The following performance standards apply to all industrially zoned properties, and are intended to minimize the potential adverse impacts of industrial activities on the general public and on other land uses or activities. They are not intended to prevent conflicts between different uses or activities that may occur on the same property.

B. Confined Operations. All uses and operations except storage, off-street parking, loading and unloading, including the transfer of materials from outdoor storage to a building, shall be confined, contained, and conducted wholly within completely enclosed buildings, unless outdoor activities have been approved as part of a conditional use approval.

C. Vibration. Every use shall be so operated that the ground vibration inherently and recurrently generated from equipment other than vehicles is not perceptible without instruments at any boundary line of the property on which the use is located.

D. Odors. Emission of offensive odorous gases or other offensive odorous matter, to a reasonable person of normal sensitivities, in quantities as detectable at any point on any boundary line of the property on which the use is located shall be prohibited.

E. Heat and Glare. Uses and operations shall meet the following standards:

1. Operations producing heat or glare shall be conducted entirely within an enclosed building.

2. Exterior lighting on private property shall be screened, baffled, or directed away from adjacent residential properties. This is not intended to apply to street lighting.

F. Dangerous Substances. Any use which involves the presence, storage or handling of any explosive or nuclear waste product in a manner which would cause a health or safety hazard for any adjacent land use or site shall be prohibited.

G. Liquid and Solid Wastes. Uses and operations shall meet the following standards:

1. Any storage of wastes which attracts insects or rodents or otherwise creates a health hazard shall be abated as a nuisance.

2. Waste products which are stored outside shall be concealed from view from any property line by a sight-obscuring fence or planting as required in Chapter 3.2 SDC.

3. No connection with any public sewer shall be made or maintained in violation of applicable city or state standards.

4. No wastes conveyed shall be allowed to or permitted, caused to enter, or allowed to flow into any public sewer in violation of applicable city or state standards.

5. All drainage permitted to discharge into a street gutter, caused to enter or allowed to flow into any pond, lake, stream, or other natural water course shall be limited to surface waters or waters having similar characteristics as determined by the city, county, and State Department of Environmental Quality.

6. All operations shall be conducted in conformance with the city’s standards and ordinances applying to sanitary and storm sewer discharges.

H. Noise. No noise or sound in an industrial district shall be of a nature which will constitute a nuisance and shall not exceed the limits permitted under OAR 340-035-0005. Noise made by devices which are maintained and utilized solely to serve as warning devices is excluded from these regulations. Noise created by highway vehicles, trains, watercraft, and aircraft is also excluded from these regulations.

I. Electrical Disturbances. Except for electrical facilities wherein the city is preempted by other governmental entities, electrical disturbances generated by uses within the industrial zones which interfere with the normal operation of equipment or instruments within the industrial zones are prohibited. Electrical disturbances which routinely cause interference with normal activity in abutting residential use areas are also prohibited.

J. Discharge Standards. There shall be no emission of smoke, fallout, fly ash, dust, vapor, gases, or other forms of air pollution that may cause injury to human, plant, or animal life, or to property. Plans of construction and operation shall be subject to the recommendations and regulations of the State Department of Environmental Quality. All measurements of air pollution shall be by the procedures and with equipment approved by the State Department of Environmental Quality or equivalent and acceptable methods of measurement approved by the city. Persons responsible for a suspected source of air pollution upon the request of the city shall provide quantitative and qualitative information regarding the discharge that will adequately and accurately describe operation conditions.

K. Open Burning. This activity shall be prohibited.

L. Storage. Uses and operations shall meet the following standards:

1. Outdoor storage area shall be gravel surface or better and shall be suitable for the materials being handled and stored. If a gravel surface is not sufficient to meet the performance standards for the use, the area shall be suitably paved.

2. Any open storage that would otherwise be visible at the property line shall be concealed from view at the abutting property line by a sight-obscuring fence or planting not less than six feet in height.

M. Landscaping. Uses and operations shall meet the following standards:

1. Landscaping for unused property disturbed during construction shall include such things as plantings of ornamental shrubs, lawns, native plants, and mowed, seeded field grass.

2. Unused areas of undisturbed field grass may be maintained in their existing state. Stands of invasive weeds shall meet the noxious vegetation standards of SMC 8.04.050. These unused areas, located within a phased development project or a future expansion, cannot be included in the area calculated to meet the landscape requirements for the initial phase(s) of the development.

3. Unused property shall not be left with disturbed soils that are subject to siltation and erosion. Any disturbed soil shall be seeded for complete erosion cover germination and shall be subject to applicable erosion control standards. (Ord. 14-01 § 1 (Exh. A), 2014; Ord. 10-02 Exh. A § B, 2010; Ord. 08-06 § 3, 2008. Formerly 2.4.160)