Yamhill City Zoning Code
CHAPTER 10
34 E-I EMPLOYMENT INDUSTRIAL ZONE
§ 10.34.010 Purpose.
The purpose of the E-I zone is to provide areas suitable for light industrial uses including primary and secondary processing, assembly, artisan work, packaging, fabricating of finished goods and equipment with related outdoor storage and incidental, related sales. The Employment Industrial Zone is intended to have developments that mitigate negative impacts on nearby uses through screening, lighting, building design, etc. The Employment Industrial Zone is appropriate in those areas designated "industrial" in the Comprehensive Plan where the location has access to an arterial street or highway and where the noises, lights, odors, and traffic will not significantly impact residential areas.
(Ord. 489 §1, 2010)
§ 10.34.020 Use.
The following uses, when developed under the applicable development standards in this Title, are permitted in the E-I zone:
(A)
Dwelling for caretaker or watchman.
(B)
Industrial Uses.
(1)
Beverage bottling facility, including warehousing and distribution.
(2)
Feed and seed facilities, grain elevators and storage; not including retail or wholesale sales of agricultural chemical, fertilizer, or insecticide products, or the storage of such products in bulk with the intent of shipping those products to another location.
(3)
Textile and leather products manufacture, excluding tanneries.
(4)
Dairy products manufacturing, such as butter, milk cheese, and ice cream.
(5)
Manufacture of secondary wood and paper products not including sawmills and other primary wood products manufacturing.
(6)
Fabrication and assembly of products created from wood, metal, stone, ceramic, plastic, glass, and other raw materials, with those materials having their primary manufacturing off-site.
(7)
Food processing, including canning, freezing, drying and similar food processing and preserving.
(8)
Research centers and laboratories.
(9)
Artisan studios and workshops including artisan foundries and metal working; wood working; production of oils, soaps, essences, perfumes, and other artisan products derived from agricultural sources; and other activities producing works sold as art or craft.
(C)
Office uses accessory to, and in conjunction with a permitted industrial use where the office area occupies no more than 25% of the building area.
(D)
Temporary Uses. Yard sales and auctions, provided there are not more than three sales in a calendar year with each sale not to exceed three consecutive days. Merchandise and signs shall remain on private property.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.030 Conditional Uses.
The following uses shall require a Conditional Use Permit:
(A)
Retail uses accessory to and in conjunction with a permitted industrial use. The retail use must predominantly be secondary, directly related, and limited to products manufactured, repaired, or assembled on the site, or by the operator of the site. For purposes of this section, retail use shall mean sales of goods, materials, and services to daily general public customers. Retail use does not include "wholesale sales" businesses, which sell and distribute merchandise to retailers, industrial, commercial and professional business users, but not the general public.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.040 Uses Requiring Site Development Review.
When authorized under the procedure provided for Site Development Review in this Title, the following uses will be permitted in the E-1 zone:
(A)
Public Facilities Overlay Zone including educational facilities, municipal service facilities, public service facilities, and public parks and recreation areas.
(B)
Public utility structures when they comply with all yard and setback requirements.
(C)
Other structures/facilities which can meet the provisions of Section 10.112.030, Circumstances for Granting Site Development Review.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.050 Site Development Review.
In the E-I zone, the following conditions shall apply:
(A)
For expansion of the total floor area of existing buildings on a site by more than 10% of the gross floor area and for new construction on a vacant site, a Site Development Review application, filed and processed in accordance with Chapter 10.112, is required. The plan submitted with the Site Development Review application shall show the location of all existing and proposed buildings and structures, parking areas, drainage facilities, utility services, access points, lighting signs, landscaping, and other such data as may have a bearing on the adjacent properties.
(B)
The purpose of reviewing the Site Development Review is to assure conditions are imposed that reasonably mitigate the negative impact of traffic, view, odor, dust, smoke, cinders, fumes, noise, glare, heat or vibration or similar causes.
(C)
In approving a Site Development Review, the decision maker may impose conditions adequate to mitigate identified potential negative impacts relating to:
(D)
Construction shall be in conformance to the plan approved by the Planning Official to assure compatibility with adjacent zones.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.060 Lot Area and Width.
The parcel size shall be adequate to comply with setback requirements and applicable development standards.
(Ord. 489 §1, 2010)
§ 10.34.070 Height of Building.
No building or structure shall exceed 50 feet in height as measured using the Oregon Structural Specialty Code.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.080 Minimum Yard Setback Requirements.
Adjacent Property Use | ||||
|---|---|---|---|---|
Setbacks | Single-Family (R-1) | Single-Family/Mixed-Residential/Multifamily (R-2, R-3, RM) | Commercial (RLC, C-3) | Industrial (L-1) |
Front | 20 feet | 20 feet | 20 feet | 20 feet |
Side | 20 feet, (1) | 15 feet, (1) | 10 feet | 10 feet |
Rear | 20 feet, (1) | 15 feet, (1) | 10 feet | 10 feet |
Street-side | 20 feet | 20 feet | 20 feet | 20 feet |
Notes: | |
|---|---|
(1) | |
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.090 Parking Requirements.
All new developments shall require off-street parking, which shall be provided in accordance with Chapter 10.52, Off-Street Parking and Loading.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.100 Bicycle Requirements.
All new developments shall require bicycle parking, which shall be provided in accordance with Chapter 10.56, Bicycle Parking.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.110 Fence Regulations.
All new developments shall adhere to the fence regulations, which shall be provided in accordance with Chapter 10.60, Fence and Wall Regulations.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.120 Clear-Vision Area.
All new developments shall adhere to the clear-vision requirements, which shall be provided in accordance with Chapter 10.68, Clear-Vision Area.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.130 Sign Regulations.
All signs shall be subject to the provisions of Chapter 10.64, Sign Regulations.
(Ord. 489 §1, 2010)
§ 10.34.140 Yards and Lots.
All new developments shall adhere to the lot area, yards and height restrictions which shall be provided in accordance with Chapter 10.76.
(Ord. 489 §1, 2010; Ord. 545, 7/9/2025)
§ 10.34.150 Landscaping.
A minimum of 15% of the property shall be landscaped, including all required yards.
(Ord. 489 §1, 2010)
§ 10.34.160 Open Storage.
Open storage of materials used for the manufacture or assembly of goods and equipment is prohibited in required yards, but is otherwise permitted, provided that such storage is enclosed with a sight-obscuring fence, wall, hedge, or berm a minimum of six feet in height.
(Ord. 489 §1, 2010)