The campus industrial district is designed for a mix of clean, employee-intensive industries, and offices serving industrial needs. These areas provide jobs that strengthen and diversify the economy. The uses permitted on campus industrial lands are intended to improve the region's economic climate and to protect the supply of sites for employment by limiting incompatible uses within industrial and employment areas and promoting industrial uses, uses accessory to industrial uses, offices for industrial research and development and large corporate headquarters.

(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)

The following uses may occupy up to one hundred percent of the total floor area of the development, unless otherwise described:

A.

Experimental or testing laboratories;

B.

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

C.

Public and/or private educational or training facilities;

D.

Corporate or government headquarters or regional offices with fifty or more employees;

E.

Computer component assembly plants;

F.

Information and data processing centers;

G.

Software and hardware development;

H.

Engineering, architectural and surveying services;

I.

Non-commercial, educational, scientific and research organizations;

J.

Research and development activities;

K.

Industrial and professional equipment and supply stores, which may include service and repair of the same;

L.

Retail sales and services, including but not limited to eating establishments for employees (i.e. a cafe or sandwich shop) or retail sales of marijuana pursuant to OCMC 17.54.110, located in a single building or in multiple buildings that are part of the same development shall be limited to a maximum of twenty thousand square feet or five percent of the building square footage, whichever is less, and the retail sales and services shall not occupy more than ten percent of the net developable portion of all contiguous industrial lands;

M.

Financial, insurance, real estate, or other professional offices, as an accessory use to a permitted use, located in the same building as the permitted use and limited to ten percent of the total floor area of the development. Financial institutions shall primarily serve the needs of businesses and employees within the development, and drive-through features are prohibited;

N.

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;

O.

Transportation facilities;

P.

Marijuana processors, processing sites, wholesalers and laboratories pursuant to OCMC 17.54.110;

Q.

Mobile food units operating on a property for less than five hours in a twenty-four-hour period.

(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 conditional uses may be established in a campus industrial district subject to review and action on the specific proposal, pursuant to the criteria and review procedures in OCMC 17.50 and 17.56:

A.

Distribution or warehousing.

B.

Any other use which, in the opinion of the planning commission, is of similar character of those specified in OCMC 17.37.020 and 17.37.030. In addition, the proposed conditional uses:

1.

Will have minimal adverse impact on the appropriate development of primary uses on abutting properties and the surrounding area considering location, size, design and operating characteristics of the use;

2.

Will not create odor, dust, smoke, fumes, noise, glare, heat or vibrations which are incompatible with primary uses allowed in this district;

3.

Will be located on a site occupied by a primary use, or, if separate, in a structure which is compatible with the character and scale or uses allowed within the district, and on a site no larger than necessary for the use and operational requirements of the use;

4.

Will provide vehicular and pedestrian access, circulation, parking and loading areas which are compatible with similar facilities for uses on the same site or adjacent sites.

(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)

Dimensional standards in the CI district are:

A.

Minimum lot area: No minimum required.

B.

Maximum building height: Except as otherwise provided in subsection B.1 of this section building height shall not exceed forty-five 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.

C.

Minimum required setbacks:

1.

Front yard: Twenty feet minimum setback;

2.

Interior side yard: No minimum setback;

3.

Corner side yard: Twenty feet minimum setback;

4.

Rear yard: Ten feet minimum setback.

Public utility easements may supersede the minimum setback. Maximum setback may be increased per OCMC 17.62.055.D.

D.

Buffer zone: If a use in this zone abuts or faces a residential use, a yard of at least twenty-five feet shall be required on the side abutting or facing the adjacent residential or commercial zone in order to provide a buffer area, and landscaping thereof shall be subject to site plan review.

E.

If the height of the building exceeds forty-five feet, as provided in subsection B.1 of this section for every additional story built above forty-five feet, an additional twenty-five-foot buffer shall be provided.

(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)

All development within the CI district is subject to the review procedures and application requirements under OCMC 17.50, and the development standards under OCMC 17.62. In addition, the following specific standards, requirements and objectives shall apply to all development in this district. Where requirements conflict, the more restrictive provision shall govern:

A.

Landscaping. A minimum of fifteen percent of the developed site area shall be used for landscaping. The design and development of 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 system within the development with appropriate connections to surrounding properties;

4.

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

5.

Provide buffering or transitions between uses;

6.

Encourage outdoor eating areas conveniently located for use by employees;

7.

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

B.

Parking. No parking areas or driveways, except access driveways, shall be constructed within the front setback of any building site or within the buffer areas without approved screening and landscaping.

C.

Fences. Periphery fences shall not be allowed within this district. Decorative fences or walls may be used to screen service and loading areas, private patios or courts. Fences may be used to enclose playgrounds, tennis courts, or to secure sensitive areas or uses, including but not limited to, vehicle storage areas, drainage detention facilities, or to separate the development from adjacent properties not within the district. Fences shall not be located where they impede pedestrian or bicycle circulation or between site areas.

D.

Outdoor Storage and Refuse/Recycling Collection Areas.

1.

No materials, supplies or equipment, including company owned or operated trucks or motor vehicles, shall be stored in any area on a lot except inside a closed building, or behind a visual barrier screening such areas so that they are not visible from the neighboring properties or streets. No storage areas shall be maintained between a street and the front of the structure nearest the street;

2.

All outdoor refuse/recycling collection areas shall be visibly screened so as not to be visible from streets and neighboring property. No refuse/recycling collection areas shall be maintained between a street and the front of the structure nearest the street.

(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)

A.

Applicability. This section applies to all development in the CI district within the Thimble Creek Concept Plan Area.

B.

Relationship of Standards. These standards apply in addition to and supersede the standards of the CI zone within the Thimble Creek Concept Plan Area. In the event of a conflict, the standards of this section control.

C.

Uses.

1.

The following permitted uses supersede the uses allowed in OCMC 17.37.020.L. Retail sales and services, including but not limited to eating establishments for employees (i.e. a cafe or sandwich shop) or retail sales of marijuana pursuant to OCMC 17.54.110, located in a single building or in multiple buildings that are part of the same development, shall be limited to a maximum of five thousand square feet in a single outlet or twenty thousand square feet in multiple outlets that are part of the same development project.

2.

The following permitted uses supersede the uses allowed in OCMC 17.37.020.M. Retail and professional services including but not limited to financial, insurance, real estate and legal office uses limited to a maximum of five thousand square feet in a single outlet or twenty thousand square feet in multiple outlets that are part of the same development project. Financial institutions shall primarily serve the needs of businesses and employees within the development, and drive-throughs are prohibited.

3.

Offices as an accessory to a permitted use are permitted.

4.

Parks, trails, urban agriculture and community garden uses are permitted.

5.

Distribution and warehousing not associated with a primary use or are more than fifty percent of the size of the primary use building(s) are prohibited.

6.

Tax Lots 00300, 00301, 00302, 00303, 00400 and 00401, located on Clackamas County Map #32E10C have a special provision to allow single-family detached residential use as a permitted use. This property may only maintain and expand the current use.

D.

Buffer zone treatment required in OCMC 17.37.040.D shall include:

1.

Landscaping shall be installed to provide screening of parking, loading and vehicle maneuvering areas, refuse/recycling collection areas, outdoor storage, and building façades. Buffer zone treatment may substitute for perimeter parking lot landscaping required per OCMC 17.52.060.C. Landscaping shall include at least one of the following:

a.

Trees a minimum of two caliper inches DBH planted on average thirty feet on center. Existing mature vegetation may be used to meet this standard if it achieves a similar level of screening as determined by the community development director;

b.

An evergreen hedge screen of thirty to forty-two inches high or shrubs spaced no more than four feet apart on average; or

c.

Ground cover plants, which includes grasses covering all landscaping areas. Mulch (as a ground cover) shall only be allowed underneath plants at full growth and within two feet of the base of a tree and is not a substitute for ground cover.

2.

Landscape buffer shall incorporate a berm no less than three feet in height above the existing final grade, constructed with a slope no steeper than 3:1 on all sides. The berm shall be planted with vegetative materials to prevent erosion.

3.

A minimum six-foot tall, decorative, sight-obscuring fence or wall. The fence or wall shall be constructed of materials commonly used in the construction of fences and walls, such as wood, stone, rock, brick, or other durable materials. Chain-link fencing with slats shall be not allowed to satisfy this standard.

E.

Outdoor storage permitted per OCMC 17.37.050.D shall be limited to a maximum of twenty-five percent of the net developable area.

F.

Power Line Corridors. A distinct feature of this district is the power line corridors north of Loder Road that define open corridors.

1.

Within the power line corridors, a minimum thirty-foot wide open space and public access easement shall be granted to the city. The easement shall run parallel to the power line corridor and align with easements on abutting properties to create a continuous corridor.

2.

The easement may be shown on the final plat or recorded as a separate easement document. In either case, the easement must be recorded prior to issuance of a certificate of occupancy.

3.

Open spaces within the power line corridors, including the open space easements, may be counted as landscaping satisfying the requirements of OCMC 17.62.050.A.

4.

Additional uses encouraged in the power line corridors include community gardens, urban agriculture, stormwater and water quality features, plant nurseries, and solar farms.

G.

Sustainability Features. Each development must incorporate at least six of the following sustainability features:

1.

A vegetated eco-roof for stormwater management. An eco-roof covering twenty to forty percent of the total roof area shall count as one feature, and a roof covering more than forty percent of the total roof area shall count as two features;

2.

A white roof with a Solar Reflectance Index (SRI) of seventy-eight or higher if the roof has a 3/12 roof pitch or less, or SRI of twenty-nine or higher if the roof has a roof pitch greater than 3/12 covering a minimum of seventy-five percent of the total roof area;

3.

A system that collects rainwater for reuse on-site (e.g., site irrigation) designed to capture an amount of rainwater equivalent to the amount of stormwater anticipated to be generated by fifty percent of the total roof surface;

4.

An integrated solar panel system mounted on the roof or anywhere on site. A solar system with surface area equivalent to a minimum of twenty to forty percent of the total roof area shall count as one feature, and a solar system with surface area equivalent to forty percent or more of the total roof area shall count as two features;

5.

Use of native plant species selected from the Oregon City Native Plant List. Native plantings that cover twenty to thirty percent of the total landscaped area shall count as one feature, and plantings that cover thirty percent or greater of the total landscaped area shall count as two features;

6.

Provision of pedestal or wall-mounted Level 2, two hundred forty-volt electric vehicle chargers, or similar alternative fueling stations as approved by the community development director, at a minimum ratio of one station per fifty vehicle parking spaces up to a maximum of five such stations;

7.

Permeable paving, which may include porous concrete, permeable pavers, or other pervious materials as approved by the city engineer. Permeable paving totaling twenty to forty percent of all paved surfaces shall count as one feature, and permeable paving of forty percent or more of all paved surfaces shall count as two features; or

8.

Buildings LEED-certified by the U.S. Green Building Council at any level shall be counted as three features.

(Ord. No. 21-1006, § 1(Exh. A), 7-1-2020)