The employment and industrial districts are for areas of the city that are reserved for industrial uses and for areas that have a mix of uses with a strong industrial orientation. The districts reflect the diversity of industrial and business areas in the city. The districts differ in the mix of allowed uses, the allowed intensity of development, and the development standards. The regulations promote areas which consist of uses and developments which will support the economic viability of the specific zoning district and of the city. The regulations protect the health, safety and welfare of the public, address area character, and address environmental concerns. In addition, the regulations provide certainty to property owners, developers, and neighbors about the limits of what is allowed.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

The General Employment (EG) District implements the mixed employment map designation of the comprehensive plan. The district allows a wide range of employment opportunities without potential conflicts from interspersed residential uses. The emphasis of the district is on industrial and industrially-related uses. Other commercial uses are allowed to support a wide range of services and employment opportunities. The development standards are intended to allow new development which is similar in character to existing development. The intent is to promote viable and attractive industrial/commercial areas.

General employment areas have larger lots and an irregular or large block pattern. The area is less developed, with sites having medium and low building coverages and buildings which are usually set back from the street.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

The regulations in this chapter state the allowed uses and the development standards for the base districts. Sites in overlay districts or plan districts and designated historical landmarks are subject to additional regulations which supercede those of this chapter. The official zoning maps indicated which sites are subject to the additional regulations. Specific uses or development types may also be subject to regulations in the two hundreds series of chapters.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Allowed Uses. Uses allowed in the employment and industrial district are listed in Table 30-1 with a "Y." These uses are allowed if they comply with the development standards and other regulations of this title. Being listed as an allowed use does not mean that a proposed development will be granted an adjustment or other exception to the regulations of this title.

B.

Limited Uses. Uses allowed that are subject to limitations are listed in Table 30-1 with an "L." These uses are allowed if they comply with the limitations listed below and the development standards and other regulations of this title. In addition, a use or development listed in the two hundreds series of chapters is also subject to the regulations of those chapters. The paragraphs listed below contain the limitations and correspond with the footnote numbers from Table 30-1.

1.

EG Commercial Limitation. This regulation applies to all parts of Table 30-1 that have a [1].

a.

Limited Uses.

i.

Office uses are allowed if the FAR for each use is not more than one is to one, except in historic landmarks. In historic landmarks, the FAR may be up to two is to one.

ii.

Retail sales and service uses are allowed if the floor area plus the exterior display and storage area of each use is not more than ten thousand square feet, and the FAR for each use is not more than one is to one, except in historic landmarks. In historic landmarks, retail sales and service uses are allowed if the floor area plus the exterior display and storage area of each use is not more than ten thousand square feet, and the FAR for each use is not more than two is to one.

b.

Conditional Uses.

i.

Retail sales and service uses where the floor area plus the exterior display and storage area of each use is more than ten thousand square feet, or the Floor Area Ratio (FAR) is more than one is to one, are a conditional use, except in historic landmarks. In historic landmarks, retail sales and service uses where the floor area plus the exterior display and storage area of each use is more than ten thousand square feet, or the FAR is more than two is to one, are a conditional use.

C.

Prohibited Uses. Uses prohibited in the employment and industrial district are listed in Table 30-1 with a "PR". These uses are prohibited.

Table 30-1

Y = Yes, Allowed

L = Allowed, But Special Limitations

CU = Conditional Use Review Required

PR = Prohibited

Notes:

The use categories are described in this section.

Regulations that correspond to the bracketed numbers are stated in subsection B of this section.

2.

Community Service Uses in EG Districts. This regulation applies to all parts of Table 30-1 that have a [2]. Most community service uses are allowed by right. Short term housing may be allowed by right if it meets certain standards. Mass shelters are prohibited.

3.

Basic Utilities in EG Districts. This regulation applies to all parts of Table 30-1 that have note [12]. Public safety facilities that include radio frequency transmission facilities a conditional use.

C.

Conditional Uses. Uses which are allowed if approved through the conditional use review process are listed in Table 30-1 with a "CU." These uses are allowed provided they comply with the conditional use approval criteria for that use, the development standards, and other regulations of this title. Uses listed with a "CU" that also have a footnote number in the table are subject to the regulations cited in the footnote. In addition, a use or development listed in the two hundreds series of chapters is also subject to the regulations of those chapters. The conditional use review process and approval criteria are stated in Chapter 17.14, Article V Conditional Uses.

(Ord. 477 §§2, 3, 2005; Ord. 472 §2, 2005; Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

(Ord. No. 536, § 6, 8-24-10; Ord. No. 588, 11-9-20)

A.

Purpose. These regulations are intended to allow hazardous substances in a manner consistent with the intent of the specific districts while maintaining the public safety and protecting the environment.

B.

Allowed Quantities of Hazardous Substances. The allowed on-site quantities of hazardous substances are stated in Table 30-2. Radioactive materials are not covered by the regulations of this chapter.

Table 30-2

Notes:

[1] Hazardous substances belonging to more than one category are subject to the regulations of the more stringent category.

[2] If the site is 1/2 mile or closer to a residential district, school, college or medical center, a hazardous material review is required.

[3] If the substance is stored underground, then it is allowed outright.

C.

Hazardous Substance Categories. The hazardous substance categories are defined by the U.S. Department of Transportation (DOT) in the code of Federal Regulations (CFR), Title 49, Parts 100 to 177 (October, 1983). Specific hazardous substances are assigned to categories in the Hazardous Materials Table, 49 CFR, Part 172.101. Hazardous substances that are not listed in the Hazardous Material Table are assigned to categories based on the definitions of the categories. Radioactive materials are not covered by the regulations of this section.

D.

Descriptions of Hazardous Substance Quantities.

1.

Bulk Plant. Hazardous substances at the bulk plant level are manufactured, collected, repackaged, stored or distributed, but are generally not used on the site. The primary emphasis of uses at the bulk plant level is on hazardous substances. Materials are stored in large, permanent tanks. Bulk plant quantities are larger than amounts transported in or out in any single shipment. Processors of hazardous substances will generally be at this level. Uses which produce hazardous substances as a by-product or accessory to another product are not in this category.

2.

Bulk Use. Hazardous substances at the bulk use level are used or sold on site. The hazardous substances are incidental to the primary product or service of the use. Hazardous substances are transported to the site in an unpackaged form and are then transferred to the use's storage tank by hose, pipeline, conveyor belt, etc. On-site use of a portable tank such as a rail car, tanker truck or similar vehicle is considered to be at this quantity level. Use of containers over sixty gallons in size is classified at this level.

3.

Package Use. Hazardous substances at the package use level are stored in discrete containers of sixty gallons or less which are handled individually or on pallets for purposes of transportation. Package materials are used or sold on site. Packages may include cylinders, drums, boxes, glass jars, etc.

4.

Consumer Commodities. Consumer commodities are packaged and distributed in a form intended or suitable for sale through retail sales outlets for consumption by individuals for purposes of personal care or household use.

E.

Fire Bureau Standards. In addition to these regulations, all storage or use of hazardous substances must be approved by the Fire District and must conform with all appropriate fire and building codes.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

On-site disposal of solid wastes generated by a use is subject to the same regulations as for uses in the Waste-Related use category. See Table 30-1.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Purpose. The lot size standards promote new lots with sizes and shapes that are practical to assemble and develop, now and in the future. The standards are intended to prevent the creation of small lots which are difficult to develop or to aggregate with other lots. The standards also discourage narrow lots which increase demand for curb cuts.

B.

Existing Lots that are not in Conformance with the Lot Size Standards. Existing lots that are not in conformance with the lot size standards of subsection C of this section are subject to the following regulations. Development on all existing lots of record as of May, 2002, is allowed. Development is prohibited on a lot of record created after May, 2002, which did not comply with the zoning regulations when it was recorded.

C.

Minimum Size and Shape for New Lots.

1.

Creation of new lots is also subject to the regulations and standards of Title 15, Land Divisions.

2.

EG District.

a.

For subdivisions of ten or more lots, at least eighty percent of the lots must meet standard B stated in Table 30-3 and the remainder must meet standard C.

b.

In land divisions of less than ten lots, all but one lot must meet standard B stated in Table 30-3. One lot may meet standard C. The lots that meet standard B may not be redivided unless they continue to meet standard B.

Table 30-3

Industrial District New Lot Standards

D.

Division of Developed Lots. In all districts, land under existing buildings may be divided when the ownership of the existing building is also being divided. There are no minimum lot sizes in these cases. However, all development standards must be met.

E.

Exempt Lots. Lots or tracts created for the purposes of providing a right-of-way or dedicated open space are exempt from the lot size and shape standards of this section.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Purpose. Floor area ratios (FARs) regulate the amount of use (the intensity) allowed on a site. FARs provide a means to match the potential amount of uses with the desired character of the area and the provision of public services. FARs also work with the height, setback, and building coverage standards to control the overall bulk of development.

B.

The Floor Area Standards. The FARs are stated in Table 30-4. The FARs apply to all nonresidential development in all of the districts and to residential uses in the EX District. The FAR standards of plan districts supersede the FAR standards of this chapter.

Table 30-4

Floor Area Ratios

Table 30-5

Minimum Building Setbacks From Residential

District Lot Lines 1

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Purpose. The setback standards promote different streetscapes. The EG District setbacks promote a spacious style of development. The setback standards are also intended to ensure that development will preserve light, air and privacy for abutting residential districts.

B.

The Setback Standards. The required building setbacks are stated in Table 30-4. The setback standards apply to all buildings and structures on the site except as specified in this section. Setbacks for exterior development are stated below, and for parking areas in Section 17.32.020.

1.

Setbacks from the Lot Line. Except for setbacks from a transit street, or from any street in a pedestrian district, setbacks are measured from the lot line.

2.

Exemption. Flag lots are exempt from the maximum setback standards of this subsection.

3.

Lot Lines Abutting a Residential District. Building setbacks on lot lines that abut lots in residential districts must include a five foot deep landscaped area which complies with at least the L3 standard as stated in Chapter 17.30, landscaping and screening.

C.

Extensions into Required Building Setbacks.

1.

Minor Projections of Features Attached to Buildings.

a.

Minor Projections Allowed. Minor features of a building, such as eaves, chimneys, fire escapes, bay windows, uncovered stairways, wheelchair ramps, and uncovered decks or balconies, may extend into a required building setback up to twenty percent of the depth of the setback. However, in no case may they be less than three feet from a lot line;

b.

Full Projection Allowed. In addition to subsection (C)(1)(a) of this section, the following features are allowed to project farther into required building setbacks:

i.

Canopies, marquees, awnings and similar features may fully extend into a street setback,

ii.

Uncovered stairways and wheelchair ramps that lead to the front door of a building; uncovered decks and stairways that are no more than two and one-half feet above the ground, and

iii.

On lots that slope down from the street, vehicular and pedestrian entry bridges that are no more than two and one-half feet above the average sidewalk elevation.

c.

Projections not Allowed. Attached mechanical structures, such as heat pumps, air conditioners, emergency generators and water pumps, are allowed in a street setback but not a required setback from an abutting residential district.

i.

Detached Accessory Structures. The setback standards for detached accessory structures are stated in Section 17.30.220 of this chapter. Fences are addressed in Section 17.30.235 of this chapter. Signs are addressed in Section 17.32.040.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Purpose. The building coverage standards work with the FAR, height, and setback standards to control the overall bulk of structures. The standards assure that taller buildings will not have such a large footprint that their total bulk will overwhelm adjacent development or be inconsistent with the desired character of the district. In the EG zone the standards work to assure that buildings will not dominate areas they are in.

B.

Building Coverage Standards. The maximum building coverage for a site is stated in Table 30-4. The building coverage limits apply to all buildings and covered structures.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Purpose. Landscaping is required to help soften the effects of building and paved areas. It also helps in reducing storm water runoff by providing a surface into which storm water can percolate. Landscaping is required for all employment district lands abutting residential district lands to provide buffering and promote the livability of the residential lands.

B.

Plant Selection. A combination of deciduous and evergreen trees, shrubs and ground covers shall be used for all planted areas, the selection of which shall be based on the local climate, exposure, water availability and drainage conditions. When new vegetation is planted, soils shall be amended, as necessary, to allow for healthy plant growth.

C.

Non-Plant Ground Covers. Bark dust, chips, aggregate or other non-plant ground covers may be used, but shall cover no more than fifty percent of the area to be landscaped and shall be confined to areas underneath plants. Non-plant ground covers cannot be a substitute for ground cover plants.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

(Ord. No. 536, § 7, 8-24-10)

A.

Purpose. The screening standards address specific unsightly features which detract from the appearance of an area.

B.

Garbage Collection Areas. Exterior garbage cans and garbage collection areas must be screened from the street and any adjacent properties.

C.

Mechanical Equipment. Mechanical equipment located on the ground, such as heating or cooling equipment, pumps, or generators, must be screened from the street and any abutting residential districts by walls, fences or vegetation tall enough to screen the equipment. Mechanical equipment on roofs must be screened from the ground level of any abutting R-district lands.

D.

Other Screening Requirements. The screening requirements for parking, exterior storage, and exterior display areas are stated with the regulations for those types of development.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Purpose. The pedestrian standards encourage a safe, attractive, and usable pedestrian circulation system in developments in the employment districts. They ensure a direct pedestrian connection between the street and buildings on the site, and between buildings and other activities within the site. In addition, they provide for connections between adjacent sites, where feasible.

B.

The Standards. The standards of this section apply to all development in the employment districts except houses, attached houses, and duplexes. An on-site pedestrian circulation system must be provided. The system must meet all standards of this subsection.

1.

Connections.

a.

Connection to Street. The system must connect all adjacent streets to the main entrance. One of the connections should be no longer than the straight line distance from the entrance to the closest sidewalk or improved right-of-way if there are no sidewalks. It may not be more than twenty feet longer or one hundred twenty percent of that straight line distance, whichever is less. Buildings or sites where all of the floor area is in Household Living uses are only required to provide this connection to one main entrance,

b.

Internal Connections. The system must connect all buildings on the site, and provide connections to other areas of the site, such as parking areas, bicycle parking, recreational areas, common outdoor areas and any pedestrian amenities.

2.

Materials.

a.

The circulation system must be hard-surfaced, and be at least six feet wide,

b.

Where the system crosses driveways, parking areas, and loading areas, the system must be clearly identifiable, through the use of elevation changes, speed bumps, a different paving material, or other similar method. Striping does not meet this requirement. Elevation changes and speed bumps must be at least four inches high,

c.

Where the system is parallel and adjacent to an auto travel lane, the system must be a raised path or be separated from the auto travel lane by raised curb, bollards, landscaping or other physical barrier. If a raised path is used it must be at least four inches high and the ends of the raised portions must be equipped with curb ramps. Bollard spacing must be no further apart than five feet on center;

3.

Lighting. The on-site pedestrian circulation system must be lighted to a level where the system can be used at night by the employees, residents and customers.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

The regulations for truck and equipment parking apply to business vehicles that are parked regularly at a site. The regulations do not apply to pick-up and delivery activities, or to the use of vehicles during construction, or other service at the site which occurs on an intermittent and short-term basis.

A.

Light and Medium Trucks. The parking of light and medium trucks and similar equipment is allowed in areas that meet the perimeter development standards for parking areas. The areas must be paved.

B.

Heavy Trucks. The parking of heavy trucks and similar equipment is allowed in districts that allow exterior storage. The development standards for exterior storage must be met in the area where the heavy trucks and similar equipment are parked.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

A.

Industrial Wastewater Disposal. Industrial wastewater includes wastewater resulting from production, or resulting from the washing of equipment and vehicles, or resulting from similar activities. Stormwater runoff and runoff from the watering of landscaping is not included. All industrial wastewater disposal must be approved by the city engineer. Industrial wastewater must be disposed into a sanitary sewer unless an alternative disposal is approved by the Department of Environmental Quality (DEQ). The city engineer may require pretreatment. A sampling manhole and industrial wastewater discharge permit may be required. Sanitary and industrial wastewater quality must meet city code requirements.

B.

Stormwater Disposal. All stormwater, groundwater and runoff from the watering of landscaping must be discharged into an adequate watercourse, water body, storm sewer or into an approved on-site disposal system. Stormwater and groundwater disposal methods and the determination of the adequacy of the receiving systems require the approval of the Plumbing Division of OPDR and/or the Bureau of Environmental Services. A permit from DEQ may also be required.

(Ord. 447 §1(part), 2004: Ord. 438 §3 Exh. C (part), 2003)

This section supplements the standards contained in Sections 17.30.010 through 17.30.260.

It provides standards for the following land uses in order to control the scale and compatibility of those uses within the employment and industrial district:

A.

Hydrocarbon/Petroleum Based Extraction Facilities. All facilities where extraction is performed with hydrocarbons and/or petroleum (including, but not limited to, extractors using butane, hexane or propane) shall meet the following provision:

1.

The setback standards on tax lots where extraction shall occur shall be no less than five hundred feet from any residentially zoned lot.

(Ord. No. 570, 4-23-18)