Chapter 17.235
INDUSTRIAL-COMMERCIAL DISTRICT (I-C)

Sections:

17.235.010    Purpose.

17.235.020    Permitted uses.

17.235.030    Dimensional requirements.

17.235.040    Industrial-commercial development standards.

17.235.010 Purpose.

It is the city’s intent that industrial uses be encouraged in accordance with the comprehensive plan and that potential industrial areas be retained as an essential element for a vital economic base for the population of Coos Bay. The intent of this district is to provide suitable areas for a variety of industrial and commercial uses, including manufacturing, wholesale trade and distribution activities. The industrial-commercial district is intended to contain uses that will not generate excessive noise, pollution, vibration, smoke, dust, gas, fumes, odors, radiation and other violation characteristics. Conditional uses are those which may have some violation characteristics that may be mitigated and where such uses may be appropriately sited in Coos Bay. Industrial-commercial districts are only intended to be located in areas with relatively level topography, adequate water and sewerage facilities, and access to arterial streets and highways. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.235.020 Permitted uses.

The following uses in the industrial-commercial (I-C) zone are permitted (P), conditional (C) or prohibited (X) as indicated in Table 17.235.020.

Table 17.235.020 – I-C Uses 

Use

I-C

Residential

Residential uses above the ground floor or story and up to 30 percent of ground floor or story when secondary to commercial uses. Including residences for a caretaker or night watchman.

P

Existing single-family residential uses may be rebuilt if discontinued for a period of not less than 24 months

P

Tourist habitation/bed and breakfast and home occupations

P

Medium density residential

C

Institutionalized residential-living facilities, such as personal-care homes, nursing homes, convalescent homes, group homes, continuing care retirement facilities and similar uses

C

Homeless shelter

P

Retail Sales – Food and Beverages

Markets in excess of 15,000 square feet gross floor area

P

Markets – under 15,000 square feet of gross floor area

P

Bakery – primarily retail outlet (greater than 10,000 square feet of gross floor area)

P

Bakery – primarily retail outlet (less than 10,000 square feet of gross floor area)

P

Retail Sales – General

General retailer

P

Yard and garden supplies, including nurseries

P

Adult entertainment

P

Retail Sales – Restaurants, Drinking Establishments

Eating and drinking establishments

P

Wineries, breweries and distilleries

P

Retail Sales and Services – Automotive and Equipment

Sales/rentals, light equipment – Sale, retail, or wholesale, and/or rental from the premises of autos, noncommercial trucks, motorcycles, motor homes, recreational vehicles, boats, and trailers with generally less than a 10,000-pound gross cargo weight, together with incidental maintenance. Typical uses include automobile dealers, car rental agencies, or recreational vehicle sales and rental agencies, and small boat sales.

P

Sales/rentals, heavy equipment – Sale, retail or wholesale, and/or rental from the premises of heavy construction equipment, trucks, and aircraft, together with incidental maintenance. Typical uses include aircraft dealers, farm, logging, and heavy construction equipment dealers, or tractor trailers.

P

Repairs, light equipment – Repair of automobiles and the sale, installation, and servicing of automobile equipment and parts but excluding body repairs and painting. Typical uses include muffler shops, auto or motorcycle repair garages, or auto glass shops.

P

Repairs, heavy equipment – Repair of trucks, construction and logging equipment, as well as the sale, installation, or servicing of automotive equipment and parts, together with body repairs, painting, and steam cleaning. Typical uses include truck transmission shops, body shops, or motor freight maintenance groups.

P

Manufactured home sales

P

Cleaning – Washing and polishing of automobiles. Typical uses include auto laundries or car washes.

P

Fleet Storage – Fleet storage of vehicles used regularly in business operation but not for the long-term storage of vehicles, nor for vehicles available for sale. Typical uses include taxi fleets, mobile catering truck storage, or auto storage garages.

P

Commercial off-street parking facilities

P

Storage, nonoperating vehicles – Storage of nonoperating motor vehicles. Typical uses include storage of private parking tow-away or impound yards.

P

Tire retreading and recapping

P

Junkyards, wrecked motor vehicle compounds and used auto or other vehicle parts yards

C

Welding and machine shops

P

Transportation Terminals

Freight

P

People

P

Distribution facilities

P

Bulk gasoline storage and fuel oil distributors

C

Retail Sales – Building Materials and Farm Equipment

Lumber and other building materials stores and yards, with only incidental cutting and planing of products sold

P

Heating and plumbing equipment, including incidental fabrication (operated entirely within an enclosed building)

P

Hardware, home repair and supply stores (over 100,000 square feet gross floor area)

P

Hardware, home repair and supply stores (10,000 to 100,000 square feet gross floor area)

P

Hardware, home repair and supply stores (under 10,000 square feet gross floor area)

P

Farm equipment and implement dealer

P

Hay, grain, and feed stores

P

Lumber yards, saw mills

C

Retail Sales – Products (finished product retailers with primary fabrication or assembly on site and within an entirely enclosed building)

Uses of less than 10,000 square feet gross floor area

P

Services – Personal

Convenience sales and personal services – Establishments or places of business primarily engaged in the provision of frequently or recurrently needed small personal items or services. These include various general retail sales and personal services of an appropriate size and scale to meet the above criterion. Typical uses include neighborhood grocery, drug stores, laundromat/dry cleaners, or barbershops.

P

Personal services, general – Establishments primarily engaged in the provision of informational, instructional, personal improvement, and similar services of a nonprofessional nature, but excludes services classified as “spectator sports and entertainment,” or “participant sports and recreation,” or “group care.” Typical uses include photography studios, driving schools, or reducing salons, laundromats, or dance instruction.

P

Funeral and Interment Services

Undertaking – Undertaking services such as preparing the dead for burial and arranging and managing funerals

P

Cemetery – Places primarily for the burial of human remains; may include crematory and interring services. Typical uses include mausoleums, columbariums, and crematoriums.

P

Cremating/interring – Crematory services involving the purification and reduction of the human body by fire and/or the keeping of human bodies other than in cemeteries. Typical uses include crematories, crematoriums, columbariums, and mausoleums.

P

Services – General

Business support service – Establishments primarily engaged in the provision of services of a clerical, employment, protective, or minor processing nature to firms rather than individuals and where the storage of goods other than samples is prohibited. Typical uses include secretarial services, telephone answering services, blueprint services, or printing and duplicating firms.

P

Professional and administrative services – Offices or private firms or organizations which are primarily used for the provision of professional, executive, management, or administrative services. Typical uses include administrative offices, legal offices, or architectural firms.

P

Building/property maintenance service – Establishments primarily engaged in the provision of maintenance and custodial services to firms rather than individuals. Typical uses include janitorial, landscape maintenance, or window cleaning services.

P

Moving and storage (mini-storage)

P

Financial, insurance, and real estate services – Establishments primarily engaged in the provision of financial, insurance, real estate, or securities brokerage services. Typical uses include banks, insurance agencies, or real estate firms.

P

Event facilities (commercial recreation facilities enclosed and unenclosed and auditoriums and civic centers)

P

Art galleries, libraries and museums

P

RV storage

P

Services – Tourist Habitation

Lodging – Lodging services involving the provision of room and/or board. Typical uses include hotels or motels.

P

Campground – Campground services involving transient habitation areas for travelers in recreational vehicles or tents. Typical uses include recreational vehicle parks.

P

Services – Medical and Health

Hospitals

P

Medical services – Establishments primarily engaged in the provision of personal health services ranging from prevention, diagnosis, and treatment, or rehabilitation services provided by physicians, dentists, nurses, and other health personnel as well as the provision of medical testing and analysis services

P

Ambulance services

P

Sanitaria, convalescent and rest homes

P

Orthopedic equipment and supplies, rental, sales and services

P

Research and scientific laboratories

P

Services – Animal Sales and Services

Auction – Auctioning of livestock on a wholesale or retail basis with incidental storage of animals produced off-property not exceeding a 48-hour period. Typical uses include animal auctions or livestock auction yards.

C

Animal sales and service: grooming – Grooming of dogs, cats, and similar small animals. Typical uses include dog bathing and clipping salons or pet grooming shops.

P

Animal sales and service: kennel – Boarding, raising, caring, and training services for dogs, cats, and similar small animals. Typical uses include boarding kennels or dog training centers.

P

Animal sales and service: pet shop – Establishment for the retail sale of household pets and pet supplies

P

Animal sales and service: veterinary (small animals) – Veterinary services for small animals. Typical uses include pet clinics, dog and cat hospitals, or animal hospitals.

P

Veterinary (large animals) – Veterinary services for large animals. Typical uses include animal hospitals or veterinary hospitals.

P

Animal waste processing – The processing of animal waste and by-products including, but not limited to, animal manure, animal bedding waste, and similar by-products of an animal-raising agricultural operation, for use as a commercial fertilizer or soil amendment and including composting for commercial purposes

X

Aquaculture – Raising, feeding, planting, harvesting fish and shellfish, and associated facilities as necessary for such use, including commercial harvest of naturally occurring clam beds

X

Exterminators and pest control businesses

P

Services – Amusement

Community recreation – Recreational, social, or multi-purpose uses typically associated with parks, playfields, golf courses, or community recreation buildings

C

Theaters, indoor

P

Drive-in theaters, stadium and arena facilities

C

Participant sports and recreation: indoor – Those uses conducted within an enclosed building. Typical uses include bowling alleys, skating rinks (ice and/or roller), billiard/pool parlors, video arcades, swimming pools, physical fitness centers, or racquetball centers.

P

Participant sports and recreation: outdoor – Those uses conducted in open facilities. Typical uses include driving ranges, miniature golf courses, or swimming pools.

P

Zoos, circuses, carnivals, or amusement rides, excluding temporary civic events endorsed by the city council

C

Services – Educational

Nursery schools, preschools

P

Day care facilities

P

Libraries

P

Public/private educational institutions including colleges, universities and vocational schools

P

Artistic studios and schools including but not limited to dance, music and martial arts (less than 10,000 square feet)

P

Public parks, parkways, recreation facilities, trails and related facilities

P

Services – Membership Organizations

Clubs, lodges, fraternal institutions and other places of assembly for membership groups

P

Civic, social, fraternal, charitable, labor and political (less than 5,000 square feet)

P

Civic, social, fraternal, charitable, labor and political (greater than 5,000 square feet)

P

Religious assembly

P

Public Services and Facilities

Buildings entirely dedicated to public services, such as City Hall, police and fire substations

P

Sewer, water and utility transmission lines

P

Wireless communications facilities

P

Museums, historic and cultural exhibits and the like

P

U.S. post offices

P

Public transit facilities, including park and ride facilities

P

Bus shelters (subject to a Type II site plan review)

P

Utilities and communication facilities, such as telephone exchanges, radio and television studios, electric substations and public television stations

P

Radio, television and cellular phone towers and antennas

P

Transportation, communication and utility facilities, not otherwise specifically permitted

P

Accessory Uses and Activities

On-site hazardous waste treatment and storage facilities, subject to state siting criteria

C

Drive-through or drive-up facilities subject to the requirements of CBDC 17.335.070

P

Accessory uses and structures which are incidental to one or more permitted principal uses in this zone

P

Open Air Activities

Open air display of plants and produce in conjunction with a permitted use

P

Open air storage of materials

P

Open air work activities such as restaurants, portable walk-up vendors (not including drive-through facilities) such as espresso carts, flower stands and food stands, plant nurseries and other uses generally conducted outside in conjunction with a permitted commercial use, unless otherwise prohibited by this title

P

Open air storage of company vehicles, such as cars and light duty trucks, in conjunction with a permitted use

P

Storage buildings and storage yards, for nonhazardous raw materials and finished products

P

Sand, gravel, topsoil, clay, dirt, precious metals, gems or other natural resources; and paper

P

Manufacturing

Manufacturing, fabrication, assembling and packaging activities, including accessory storage, for the following products and/or materials: cloth, fiber, fur and hair; electrical and communication equipment; cosmetics, drugs and pharmaceuticals; food, beverage, dairy and tobacco products; and medical, dental, optical precision and surgical instruments and equipment

P

Manufacturing, fabrication, assembling, processing, canning, packaging, compounding, storage and treatment activities for the following activities and/or materials: brick, concrete, cement, clay, mortar, plaster and tile; chemicals and floor coverings; extraction or removal of sand, gravel, topsoil, clay, dirt, precious metals, gems or other natural resources; and paper

P

Marijuana processing

P

Cold storage plants, frozen food lockers and ice manufacture

P

Asphalt plants

X

Fertilizer manufacture

X

Explosives manufacture and storage

X

Acid manufacture

X

Rubber manufacture

X

Other Uses

Dry-cleaning plants

P

Solid waste handling and disposal sites

C

Temporary uses which may be approved by the director

P

Warehouses, wholesale and storage establishments, mail order houses and distribution facilities

P

Agricultural uses

X

Conical burners and incinerators, including biomedical waste

X

Land fill

X

Paper and pulp mills

X

Recycling plants, including any processing facilities

X

All uses or services not listed, unless determined to be similar to a listed use

X

[Ord. 511 § 6 (Exh. 2), 2019; Ord. 503 § 1 (Exh. B), 2018; Ord. 486 § 2, 2017; Ord. 473 § 3 (Exh. A), 2016].

17.235.030 Dimensional requirements.

Table 17.235.030 establishes dimensional requirements for industrial-commercial districts:

Table 17.235.030 – I-C
Dimensional Requirements

Standard

I-C

Minimum lot size

No requirements

Minimum lot frontage

No requirements

Minimum lot width

No requirements

Front and street side yard building setback

10 feet side yard setback if abutting residential zone

Side and rear yard building setback

10 feet if abutting residential zone

Minimum distance between principal buildings

No requirement other than those imposed by the building code

Maximum building coverage

No requirement other than those imposed by the building code

Maximum height

No requirement other than those imposed by the building code

[Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.235.040 Industrial-commercial development standards.

Developments in the I-C zoning district shall be designed and constructed in accordance with the following standards:

(1) Shared access points with abutting or adjacent development shall be provided whenever practicable.

(2) New land divisions creating lots of less than one acre are not permitted unless consistent with a site plan approved under the standards of this title.

(3) Site plan review is required for all new development and modifications to existing permitted development unless expressly exempted by this title.

(4) Service Roads, Spur Tracks, Hard Stands, Outside Storage Area. No service road, hard stand or outside storage area, or similar use shall be permitted within required setbacks adjoining residential districts.

(5) Fences and Walls. Sight-obscuring fencing or walls, visible from the public right-of-way, shall be screened with dense sight-obscuring plant materials.

(6) Site Landscaping and Design Plan. Development within this zoning district shall be subject to site plan review prior to the issuance of a building permit; which review may be conducted concurrent with the processing of building permits. In addition to the site plan application requirements, the following requirements shall apply:

(a) Blank walls are discouraged next to residential zones. If a blank wall is adjacent to residential zones the applicant shall provide and maintain a vegetative buffer of at least 11 feet high that creates a varied appearance to the blank wall. Other features such as false or display windows, artwork, and varied building materials are acceptable.

(b) Building facades facing public streets shall have 50 percent of the total surface area of the wall transparent.

(c) Parking areas adjacent to rights-of-way shall be physically separated from the rights-of-way by landscaping or other features to a height of three feet. A combination of walls, berms and landscape materials is highly recommended. Sidewalks may be placed within this landscaping if the street is defined as a collector or arterial with a speed limit of 35 miles per hour or above, in order to separate the pedestrian from heavy or high-speed traffic on adjacent roads.

(d) Primary building entrances shall be physically oriented to the street or to a pedestrian walkway.

(e) If a development is located within 250 feet of an existing or proposed transit stop, the applicant shall provide a transit stop and shelter directly adjacent or as close as possible to the main building entrance as the transit authority requires.

(f) All off-street parking areas shall be planted with a minimum of one deciduous tree for every six parking spaces. Trees shall be of such species and spacing that a canopy effect shall result. Trees must be dispersed throughout the parking lot.

(g) Required setback areas adjacent to streets and those abutting a residential district shall be continuously maintained in lawn or live ground cover. Allowed uses in these areas are bikeways, pedestrian paths and water quality facilities.

(h) A minimum of 20 percent of the site shall be landscaped. Vegetated stormwater treatment facilities and pedestrian plazas may be used to satisfy the requirement. To qualify as a pedestrian plaza the following conditions must be met:

(i) Minimum Size. A minimum of 10 feet depth and width with a minimum size of 650 square feet.

(ii) Paving. A minimum of 80 percent of the area shall be paved in a decorative paver or textured, colored concrete. Asphalt is prohibited as a paver in pedestrian plazas.

(i) Structures and open spaces should be clustered on site to maximize the campus and open space qualities within the development.

(j) When security fencing is required, it shall be a combination of solid wall, wrought iron, dense hedges or other similar treatment. Long expanses of fences or walls shall be interspersed with trees or hedges to break up the appearance of the wall at least every 50 feet for a distance of at least five feet.

(7) Pedestrian Access Plan. An on-site pedestrian circulation system must be provided, which connects the street to the public entrances of the structure(s) on site.

(a) The circulation system shall be hard-surfaced and be at least five feet wide.

(b) Where the system crosses driveways, parking, and/or loading areas, the system must be clearly identifiable through the use of elevation changes, speed bumps, varied paving materials or other similar methods approved by the reviewing authority and in compliance with the Americans with Disabilities Act (ADA).

(c) The on-site pedestrian circulation system and parking areas must be lighted to a level which provides adequate lighting so that parking areas can be used safely when natural light is not present.

(d) The pedestrian system must connect the site to adjacent streets and transit stops. The pedestrian system must also connect on-site public open space or parks, commercial, office and institutional developments to adjacent like uses and developments for all buildings set back 45 feet or farther from the street lot line, when existing development does not preclude such connection. Development patterns must not preclude eventual site-to-site connections, even if an adjoining site is not planned for development at the time of the applicant’s development.

(8) Performance Standards.

(a) No land or structure shall be used or occupied within this district unless the activity complies with the following minimum performance standards:

(i) Maximum permissible noise levels shall not exceed permitted levels measured at the appropriate measuring points established by the Oregon Department of Environmental Quality. If there is doubt that the proposed use will violate these standards or if a valid complaint has been registered about the level of noise, the owner or agent may be required to show written compliance with state regulations.

(ii) Vibration. Vibration other than that caused by highway vehicles, trains, and aircraft, which is discernible without instruments at the property line of the use concerned, is prohibited.

(iii) Smoke and Particulate Matter. Air emissions must be within legal limits as approved by the Oregon Department of Environmental Quality.

(iv) Odors. The emission of noxious gases or matter in such quantities as to be readily detectable at any point beyond the property line of the use creating such odors is prohibited.

(v) Heat and Glare. Except for exterior lighting, operations producing heat and glare shall be conducted entirely within an enclosed building. Exterior lighting shall be designed to shield surrounding streets and land uses from violation and glare.

(b) Administration. As a condition for the granting of a building permit and/or site plan approval, at the request of the responsible official, the applicant shall furnish information sufficient to determine the degree of compliance with the standards in this section. Such request may include submission of continuous records of operation for periodic checks to assure maintenance of standards, and special surveys.

(9) Light and Glare Standards.

(a) Except for exterior lighting, operations producing heat and glare shall be conducted entirely within an enclosed building.

(b) Exterior lighting shall be shielded and directed away from lots in adjacent uses.

(c) Interior lighting in parking structures shall be shielded to minimize nighttime glare affecting lots in adjacent uses.

(d) When nonconforming exterior lighting is replaced, new lighting shall conform to the requirements of this section.

(10) Outdoor Storage Standards.

(a) All storage areas (including but not limited to areas used to store raw materials, finished and partially finished products and wastes) shall be screened from adjoining properties or public rights-of-way. Storage areas which adjoin residential districts or in areas where differences in elevation defeat the purpose of this requirement shall be screened with a fence which shall be placed on top of a berm in order to effectively screen the use.

(b) Screening shall be placed on all sides of storage areas other than where a building wall would act as a screen.

(c) Outdoor storage is prohibited as follows:

(i) In floodways;

(ii) On slopes greater than 15 percent;

(iii) In parking stalls;

(iv) In areas where outdoor storage or display causes traffic or pedestrian circulation problems as determined by the responsible official or where a minimum five-foot-wide walkway does not remain clear and free of obstructions;

(v) Any materials that attract animals, birds or vermin; and

(vi) In fire lanes.

(d) The applicant shall demonstrate that both outdoor storage and the screening for outdoor storage are in the appropriate locations on the site to minimize impacts, given the operational practices of the facility.

(11) Vibration. Site-generated ground vibrations shall not be perceptible by a person of ordinary sensitivity, without instruments, at any point of any property line of the property on which a use or structure is located. Vibrations from temporary construction activities and vehicles that leave the property (such as trucks, trains, airplanes and helicopters) are excluded.

(12) Electromagnetic Interference. Electric fields and magnetic fields shall not be created that adversely affect the normal operation of equipment or instruments or normal radio, telephone, or television reception from off the premises where the activity is conducted. This section does not apply to telecommunication facilities which are regulated by the Federal Communications Commission under the Federal Telecommunications Act of 1996 or its successor. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].