The Willamette Falls Downtown (WFD) District applies to the historic Willamette Falls site, bordered by 99E to the north and east, and the Willamette River to the west and south. This area was formerly an industrial site occupied by the Blue Heron Paper Mill and is the location of Oregon City's founding. A mix of open space, retail, high-density residential, office, and compatible light industrial uses are encouraged in this district, with retail, service, and light industrial uses on the ground floor and office and residential uses on upper floors. Allowed uses in the district will encourage pedestrian and transit activity. This district includes a downtown design overlay for the historic downtown area. Design guidelines for this sub-district require storefront facades along designated public streets featuring amenities to enhance the active and attractive pedestrian environment.

(Ord. No. 14-1016, § 1(Att. B), 11-5-2014; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

Permitted uses in the WFD district are defined as:

A.

Retail trade, including grocery, hardware and gift shops, bakeries, delicatessens, florists, pharmacies, marijuana pursuant to OCMC 17.54.110, and specialty stores provided the maximum footprint of a freestanding building with a single store does not exceed forty thousand square feet (a freestanding building over forty thousand square feet is allowed as long as the building contains multiple tenant spaces or uses);

B.

Industrial uses including food and beverage production, limited to the design, light manufacturing, processing, assembly, packaging, fabrication and treatment of products made from previously prepared or semi-finished materials, and not to exceed sixty thousand square feet;

C.

Research and development activities;

D.

Offices, including finance, insurance, real estate, software, engineering, design, and government;

E.

Restaurants, eating and drinking establishments without a drive-through, and mobile food units;

F.

Parks, playgrounds, outdoor entertainment space, and community or neighborhood centers;

G.

Museums, libraries, and interpretive/education facilities;

H.

Outdoor markets, such as produce stands, craft markets and farmers markets;

I.

Indoor entertainment centers and arcades;

J.

Studios and galleries, including dance, art, film and film production, photography, and music;

K.

Hotel and motel, commercial lodging;

L.

Conference facilities and meeting rooms;

M.

Public and/or private educational or training facilities;

N.

Child care centers and/or nursery schools;

O.

Health and fitness clubs;

P.

Medical and dental clinics, outpatient; infirmary services;

Q.

Repair shops, except automotive or heavy equipment repair;

R.

Residential units—Multi-family, triplexes and quadplexes;

S.

Services, including personal, professional, educational and financial services; laundry and dry-cleaning;

T.

Seasonal sales;

U.

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, pump stations, water tanks, telephone exchanges and cell towers;

V.

Veterinary clinics or pet hospitals, pet day care;

W.

Home occupations;

X.

Religious institutions;

Y.

Live/work units;

Z.

Water-dependent uses, such as boat docks;

AA.

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

BB.

Existing parking, storage and loading areas, as an interim use, to support open space/recreational uses;

CC.

After-hours public parking.

(Ord. No. 14-1016, § 1(Att. B), 11-5-2014; 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; Ord. No. 22-1001, 1(Exh. A), 6-1-2022)

The following uses are permitted in this district when authorized and in accordance with the process and standards contained in OCMC 17.56:

A.

Emergency services;

B.

Hospitals;

C.

Assisted living facilities; nursing homes, residential care facilities and group homes for over fifteen patients;

D.

Parking not in conjunction with a primary use on private property, excluding after-hours public parking;

E.

Retail trade, including grocery, hardware and gift shops, bakeries, delicatessens, florists, pharmacies and specialty stores in a freestanding building with a single store exceeding forty thousand square feet;

F.

Public facilities such as sewage and water treatment plants, water towers and recycling and resource recovery centers;

G.

Industrial uses including food and beverage production, design, light manufacturing, processing, assembly, packaging, fabrication and treatment of products made from previously prepared or semi-finished materials that exceed sixty thousand square feet;

H.

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

I.

Stadiums and arenas.

(Ord. No. 14-1016, § 1(Att. B), 11-5-2014; 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 WFD district:

A.

Kennels;

B.

Outdoor sales or storage that is not accessory to a retail use allowed in OCMC 17.35.020 or 17.35.030;

C.

Self-service storage;

D.

Distributing, wholesaling and warehousing not in association with a permitted use;

E.

Single-family detached residential units, duplexes and townhouses;

F.

Motor vehicle and recreational vehicle repair/service;

G.

Motor vehicle and recreational vehicle sales and incidental service;

H.

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

I.

Marijuana production, processing, wholesaling, research, testing, and laboratories.

(Ord. No. 14-1016, § 1(Att. B), 11-5-2014; 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; Ord. No. 22-1001, 1(Exh. A), 6-1-2022)

A.

Temporary activities are short-term or seasonal nature and do not fundamentally change the site. Examples of temporary activities include: Movie and TV filming, construction and film staging, and general warehousing. Temporary activities are not considered primary or accessory uses and require a temporary use permit be obtained from the city. The city has a right to deny or condition any temporary use permit if it feels the proposal conflicts with the purpose of the district or to ensure that health and safety requirements are met. Temporary use permits are processed as a Type II land use action.

B.

The following uses may be allowed in the district on a temporary basis, subject to permit approval:

1.

Outdoor storage or warehousing not accessory to a use allowed in OCMC 17.35.020 or 17.35.030;

2.

Movie and Television Filming. On-site filming and activities accessory to on-site filming that exceed two weeks on the site are allowed with a city temporary use permit. Activities accessory to on-site filming may be allowed on-site, and include administrative functions such as payroll and scheduling, and the use of campers, truck trailers, or catering/craft services. Accessory activities do not include otherwise long-term uses such as marketing, distribution, editing facilities, or other activities that require construction of new buildings or create new habitable space. Uses permitted in the district and not part of the temporary use permit shall meet the development standards of the district;

C.

General Regulations for Temporary Uses.

1.

The temporary use permit is good for one year and can be renewed for a total of three years;

2.

Temporary activities that exceed time limits in the city permit are subject to the applicable use and development standards of the district;

3.

These regulations do not exempt the operator from any other required permits such as sanitation permits, erosion control, building or electrical permits.

(Ord. No. 14-1016, § 1(Att. B), 11-5-2014; Ord. No. 18-1009, § 1(Exh. A), 7-3-2019; Ord. No. 19-1008, § 1(Exh. A), 12-18-2019)

A.

Minimum lot area: None.

B.

Minimum floor area ratio (as defined in OCMC 17.34.080): 1.0.

C.

Minimum building height: Two entire stories and twenty-five feet, except for:

1.

Accessory structures or buildings under one thousand square feet; and

2.

Buildings to serve open space or public assembly uses.

D.

Maximum building height: Eighty feet.

E.

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

F.

Maximum allowed setbacks: Ten feet.

G.

Maximum site coverage: One hundred percent.

H.

Minimum landscape requirement: None for buildings. Landscaping for parking areas required per OCMC 17.52.

(Ord. No. 14-1016, § 1(Att. B), 11-5-2014; 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)