The MUE zone is designed for employment-intensive uses such as large offices and research and development complexes or similar as defined by the community development director. Some commercial uses are allowed, within limits. The county offices and Willamette Falls Hospital are examples of such employment-intensive uses.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

Permitted uses in the MUE district are defined as:

A.

Banquet, conference facilities and meeting rooms;

B.

Child care centers, nursery schools;

C.

Medical and dental clinics, outpatient; infirmary services;

D.

Distributing, wholesaling and warehousing;

E.

Health and fitness clubs;

F.

Hospitals;

G.

Emergency service facilities (police and fire), excluding correctional facilities;

H.

Industrial uses limited to the design, light manufacturing, processing, assembly, packaging, fabrication and treatment of products made from previously prepared or semi-finished materials;

I.

Offices;

J.

Outdoor markets, such as produce stands, craft markets and farmers markets that are operated on the weekends and after six p.m. during the weekday;

K.

Postal services;

L.

Parks, playfields and community or neighborhood centers;

M.

Research and development offices and laboratories, related to scientific, educational, electronics and communications endeavors;

N.

Passenger terminals (water, auto, bus, train);

O.

Utilities: Basic and linear facilities, such as water, sewer, power, telephone, cable, electrical and natural gas lines, not including major facilities such as sewage and water treatment plants, water tanks, telephone exchange and cell towers;

P.

Transportation facilities;

Q.

Marijuana processors, processing sites, wholesaling and laboratories;

R.

Transitory mobile food units.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 13-1003, § 1(Exh. 1), 7-17-2013; Ord. No. 16-1008, § 1(Exh. A), 10-19-2016, ballot 11-8-2016; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

The following permitted uses, alone or in combination, shall not exceed twenty percent of the total gross floor area of all of the other permitted and conditional uses within the MUE development site or complex. The total gross floor area of two or more buildings may be used, even if the buildings are not all on the same parcel or owned by the same property owner, as long as they are part of the same development site, as determined by the community development director:

A.

Retail services, including but not limited to personal, professional, educational and financial services, marijuana, laundry and dry-cleaning;

B.

Restaurants, eating and drinking establishments;

C.

Retail shops, provided the maximum footprint for a stand-alone building with a single store does not exceed sixty thousand square feet;

D.

Public and/or private educational or training facilities;

E.

Custom or specialized vehicle alterations or repair wholly within a building.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 16-1008, § 1(Exh. A), 10-19-2016, ballot 11-8-2016; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

The following conditional uses are permitted when authorized and in accordance with the process and standards contained in OCMC 17.56.

A.

Correctional, detention and work release facilities;

B.

Drive-through facilities;

C.

Hotels, motels and commercial lodging;

D.

Outdoor markets that do not meet the criteria of OCMC 17.31.020.J;

E.

Public utilities and services such as pump stations and sub-stations;

F.

Religious institutions;

G.

Veterinary or pet hospital, dog day care.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 16-1008, § 1(Exh. A), 10-19-2016, ballot 11-8-2016; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

The following uses are prohibited in the MUE district:

A.

Outdoor sales or storage;

B.

Kennels;

C.

Gas/convenience stations;

D.

Motor vehicle parts stores;

E.

Motor vehicle sales and incidental service;

F.

Heavy equipment service, repair, sales, storage or rental (including but not limited to construction equipment and machinery and farming equipment);

G.

Recreation vehicle, travel trailer, motorcycle, truck, manufactured home, leasing, rental or storage;

H.

Self-storage facilities;

I.

Marijuana production.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 16-1008, § 1(Exh. A), 10-19-2016, ballot 11-8-2016; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

A.

Minimum lot areas: None.

B.

Minimum floor area ratio: 0.25.

C.

Maximum building height: except as otherwise provided in subsection C.1. of this section building height shall not exceed sixty feet.

1.

In that area bounded by Leland Road, Warner Milne Road and Molalla Avenue, and located in this zoning district, the maximum building height shall not exceed eighty-five feet in height.

D.

Minimum required interior and rear yard setbacks if abutting a residential zone: Twenty feet, plus one-foot additional yard setback for every one foot of building height over thirty-five feet.

E.

Maximum allowed setbacks: None. Public utility easements may supersede the minimum setback. Maximum setback may be increased per OCMC 17.62.055.D.

F.

Maximum site coverage of the building and parking lot: Eighty percent.

G.

Minimum landscape requirement (including the parking lot): Twenty percent.

The design and development of the landscaping in this district shall:

1.

Enhance the appearance of the site internally and from a distance;

2.

Include street trees and street side landscaping;

3.

Provide an integrated open space and pedestrian way system within the development with appropriate connections to surrounding properties;

4.

Include, as appropriate, a bikeway walkway or jogging trail;

5.

Provide buffering or transitions between uses;

6.

Encourage outdoor eating areas appropriate to serve all the uses within the development;

7.

Encourage outdoor recreation areas appropriate to serve all the uses within the development.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019; Ord. No. 21-1007, § 1(Exh. A), 4-21-2021)

Floor area ratios are a tool for regulating the intensity of development. Minimum FARs help to achieve more intensive forms of building development in areas appropriate for larger-scale buildings and higher residential densities.

A.

Standards.

1.

The minimum floor area ratios contained in OCMC 17.29.050 and 17.29.060 apply to all nonresidential and mixed-use building development, except stand-alone commercial buildings less than ten thousand square feet in floor area.

2.

Required minimum FARs shall be calculated on a project-by-project basis and may include multiple contiguous blocks. In mixed-use developments, residential floor space will be included in the calculations of floor area ratio to determine conformance with minimum FARs.

3.

An individual phase of a project shall be permitted to develop below the required minimum floor area ratio provided the applicant demonstrates, through covenants applied to the remainder of the site or project or through other binding legal mechanism, that the required density for the project will be achieved at project build out.

(Ord. No. 08-1014, §§ 1—3(Exhs. 1—3), 7-1-2009; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)