(A)
Purpose. The purpose of the industrial districts is to:
(1)
Broaden, improve, and diversify the Springfield economy while maintaining
or enhancing environmental quality and Springfield’s natural
heritage.
(2)
Provide certainty, predictability, and flexibility in the development
of industrial development.
(3)
Make development decisions predictable and cost effective.
(B)
Applicability. This section applies to development in the Campus
Industrial (CI), Light Medium Industrial (LMI), Heavy Industrial (HI),
and the Special Heavy Industrial (SHI) Districts. These districts
are identified on the City’s official Zoning Map. Properties
designated within each district that contain additional standards
must comply with the provisions of the applicable district, except
as may be modified by this section. The districts serve different
uses as described below.
|
District
|
Location and Characteristics
|
|---|---|
|
Campus Industrial (CI)
|
This district is intended to provide opportunities for diversification
of the local economy by offering prime sites in a campus environment
for large-scale light manufacturing firms and research and development
complexes emphasizing modern technology and employing skilled workers
in family wage jobs. The term “campus” includes innovative
building designs, enhanced landscapes, large open spaces, and substantial
pedestrian amenities.
|
|
Light-Medium Industrial (LMI)
|
This district is intended to provide opportunities for the secondary
processing of materials into components, the assembly of components
into finished products, transportation, communication and utilities,
wholesaling, and warehousing. The external impact from these uses
is generally less than heavy industrial, and transportation needs
are often met by truck. Activities are generally located indoors,
although there may be some outdoor storage. This designation also
can accommodate supporting offices and campus industrial uses.
|
|
Heavy Industrial (HI)
|
This district is intended to provide opportunities for the processing
of large volumes of raw materials into refined materials and/or that
have significant external impacts. Heavy industrial transportation
needs often include rail and truck. Less intensive industrial uses
that are permitted in the LMI District are also permitted in this
district.
|
|
Special Heavy Industrial (SHI)
|
This district is intended to provide opportunities to accommodate
industrial developments that need large parcels, particularly those
with rail access. Although the primary purpose of this district is
to provide sites for heavy industries other industry is allowed.
|
(6443)
(A)
For the purpose of SDC 3.2.400, uses and activities are classified
into use categories on the basis of common functional, product, or
physical characteristics, as described below.
(1)
Determination of Use Category. Uses are assigned to the category
whose description most closely describes the nature of the primary
use. Developments may have more than 1 primary use. Developments may
also have 1 or more accessory uses.
When a use’s category is not clearly identifiable, the
Director, through an administrative action, determines the applicable
use category. The Director will consider the following factors to
determine what use category the use is in, and whether the activities
constitute primary uses or accessory uses:
(a)
The description of the activity in relationship to the characteristics
of each use category;
(b)
The relative amount of site or floor space and equipment devoted
to the activity;
(c)
Relative amounts of sales from each activity;
(d)
The customer type for each activity;
(e)
The relative number of employees in each activity;
(f)
Hours of operation;
(g)
Building and site arrangement;
(h)
Vehicles used with the activities;
(i)
The relative number of vehicle trips generated by the activities;
(j)
The signage for the proposed use(s) and activities;
(k)
How the use advertises itself; and
(l)
Whether the activities function independently of other activities
on the site.
(2)
Multiple Uses. When all of the primary uses of a development fall
within 1 use category, then the development is assigned to that use
category. When the primary uses of a development fall within different
use categories, each primary use is classified in the applicable category
and is subject to the regulations for that category.
(3)
Determination of Similar Use Category. Subject to prior submittal
and approval of an application pursuant to Type 2 procedures, uses
and development similar to those found in Table 3.2.420 may be allowed
if found by the Director to be “clearly similar” to the
uses and development allowed by Table 3.2.420. The applicant has the
burden to provide sufficient information to allow the Director to
make findings on the following criteria.
The Director must make findings that the proposed use is “clearly
similar” based on the following criteria:
(a)
The use and development are consistent with the purpose of this section.
(b)
When compared with the uses and development permitted by Table 3.2.420,
the use and development are similar to 1 or more of these uses and
development based on an analysis of the:
(c)
The use and development comply with the other applicable provisions
of this section.
|
Uses that are not “clearly similar” because they
do not meet the standards above, may be allowed as a new use, according
to the procedures and standards in SDC 5.11.100, Interpretations.
|
(6443)
(A)
Industrial Use. Employment activities, including, but not limited
to, the use of land primarily for the manufacture, assembly, fabrication,
processing, storage, logistics, warehousing, importation, distribution
and transshipment, and research and development, that generate income
from the production, processing, handling or distribution of goods
and services, including goods and services in the traded sector as
defined by ORS 285A.010.
(B)
Heavy Manufacturing and Production.
(1)
“Heavy manufacturing and production” refers to the manufacturing
from raw materials, processing from raw materials, or assembly of
goods. Natural, human-made, raw, secondary, or partially completed
materials may be used. Products may be finished or semi-finished and
are generally made for the wholesale market, for transfer to other
plants, or to order for firms or consumers. Goods are generally not
displayed or sold on site, but if so, they are a subordinate part
of sales. Relatively few customers come to the manufacturing site.
(2)
Examples of heavy manufacturing and production uses include, but
are not limited to: lumber mills, pulp and paper mills, and other
wood products manufacturing; manufacturing and processing of metals
or metal products including enameling and galvanizing; biotechnology;
manufacturing or processing of chemical, rubber, leather, clay, bone,
plastic, stone, concrete, glass materials, or related products; manufacturing
or production of food and beverage or related products; manufacturing
of textiles or apparel; woodworking, including cabinet makers; the
production of energy; and paper products or other similar materials
manufacturing or processing.
(C)
Light Manufacturing, Fabrication, and Repair.
(1)
“Light manufacturing, fabrication, and repair” refers
to the manufacturing, processing, fabrication, packaging, or assembly
of goods. Natural, human-made, raw, secondary, or partially completed
materials may be used. Products may be finished or semi-finished and
are generally made for the wholesale market, for transfer to other
plants, or to order for firms or consumers. Goods are generally not
displayed or sold on site, but if so, they are a subordinate part
of sales. Relatively few customers come to the manufacturing site.
(2)
Examples of light manufacturing, fabrication, and repair uses include,
but are not limited to: manufacturing, fabrication, or repair of appliances,
electronic equipment, furniture, signs, and similar goods; fabrication
of metal or metal products; manufacturing, assembly, or repair of
machinery, equipment, instruments, biotechnology; manufacturing of
apparel or other finished goods made from canvas, cloth, fabrics,
feathers, felt, leather, textiles, wool, yarn, or similar materials;
finished woodworking and assembly, including cabinet makers; preparation
of food and related products including catering establishments; breweries,
distilleries, and wineries; media production facilities; and manufacturing
of prefabricated or modular structures including manufactured homes
and related components.
(D)
Industrial Service.
(1)
“Industrial service” refers to the repair or servicing
of business or consumer machinery, equipment, products or by-products.
Firms that service consumer goods do so by mainly providing centralized
services for separate retail outlets. Contractors and building maintenance
services and similar uses perform services off site. Few customers,
especially the general public, come to the site.
(2)
Examples of industrial service uses include, but are not limited
to: welding shops; machine shops; tool repair; electric motor repair;
repair of scientific or professional instruments; storage of building
materials; heavy truck servicing and repair; tire retreading or recapping;
contractors including building, heating, plumbing, electrical, or
similar; health, safety, first aid, and EMS service; printing, publishing
and lithography; recycling operations; janitorial and building maintenance
services including exterminators; fuel oil distributors; solid fuel
yards; research, development, and testing laboratories or facilities;
technology development and support centers; industrial laundry, dry-cleaning,
and carpet cleaning plants; and photofinishing laboratories.
(3)
Exceptions.
(a)
Contractors and others who perform industrial services off site are
included in the office category, if equipment and materials are not
stored at the site, and fabrication or similar work is not carried
on at the site.
(b)
Hotels, restaurants, and other services that are part of a truck
stop are considered accessory to the truck stop.
(E)
Warehouse and Wholesale Sales.
(1)
Warehouse and wholesale sales includes the wholesale storage or movement
of goods by a company for themselves or other firms. Goods are generally
delivered to other firms or the final consumer, except for some will-call
pickups. There is little on-site sales activity with the customer
present. “Warehouse” refers to the storage of finished
and unfinished products and materials within an entirely enclosed
building. This use may include facilities for regional wholesale distribution,
if permitted by the applicable land use district. “Wholesale
sales” refers to the sale, lease, or rental of products primarily
intended for industrial, institutional, or commercial businesses.
The uses emphasize on-site sales or order taking and often include
display areas. Businesses may or may not be open to the general public,
but sales to the general public are limited as a result of the way
in which the firm operates. Products may be picked up on site or delivered
to the customer.
(2)
Examples of warehouse and wholesale sales uses include, but are not
limited to: regional distribution headquarters including storage,
wholesale warehouses used by retail stores such as furniture and appliance
stores; household moving and general freight storage; cold storage
plants, including frozen food lockers; wholesale distribution centers;
truck/freight terminals; bus barns; parcel delivery services; major
post offices; grain terminals; and the stockpiling of sand, gravel,
or other aggregate materials. Additionally, wholesale sales includes
sale or rental of machinery, equipment, heavy trucks, building materials,
special trade tools, welding supplies, machine parts, electrical supplies,
janitorial supplies, restaurant equipment, and store fixtures; mail
order houses; and wholesalers of food, clothing, auto parts, building
hardware, and office supplies.
(3)
Exceptions.
(a)
Uses that involve the transfer or storage of solid or liquid wastes
are classified as waste-related uses.
(b)
Uses that engage primarily in sales to the general public are classified
as retail sales and service as found in SDC 3.2.300.
(c)
Uses that engage in sales on a membership basis are classified as
retail sales and service as found in SDC 3.2.300.
(F)
Waste-Related.
(1)
“Waste-related” includes uses that receive solid or liquid
wastes from others for disposal on the site or for transfer to another
location, uses that collect sanitary wastes, or uses that manufacture
or produce goods or energy from the biological decomposition of organic
material. Waste-related uses also include uses that receive hazardous
wastes from others and are subject to the regulations of OAR 340-100,
Hazardous Waste Management.
(2)
Examples of waste-related uses include, but are not limited to: sanitary
landfills, limited use landfills, waste composting, energy recovery
plants, sewer treatment plants, portable sanitary collection equipment
storage and pumping, processing of waste, and hazardous-waste-collection
sites.
(3)
Exceptions.
(a)
Disposal of clean fill, consisting of soil, rock, concrete, brick,
building block, tile, or asphalt paving, which does not contain contaminants
that could adversely impact public health and which does not contain
putrescible waste, construction and demolition waste, or industrial
solid waste, is not a waste-related use.
(b)
Sewer pipes that serve a development are considered a basic utility.
(c)
Recycling operations are not considered a waste-related use. They
are classified as an industrial service use.
(G)
“Corporate or regional headquarters” means a building
or portion of a building in which people are employed in the management
or direction of a business consisting of 1 or more companies, or divisions
or groups of companies. This use must be directly associated with
and subordinate to a permitted use or a use allowed with a Discretionary
Use Permit on the same site.
Corporate or regional headquarters may be permitted as part
of a large-scale light-manufacturing use or located within a business
park. Corporate or regional headquarters also may be a stand-alone
use. The acreage comprising standalone corporate or regional headquarters
site must be applied to the 40 percent gross acre standard for business
parks. Corporate or regional headquarters must have at least 20 or
more employees at the time of occupancy.
(H)
Secondary Use.
(1)
“Secondary use” means a use that is integrated with the
primary use, is not stand alone, and is not permitted in the absence
of a primary use.
(2)
Examples of secondary uses include, but are not limited to: eating
and drinking establishments; personal services such as hair stylists,
beauty, fitness, spa, shoe repair, dry cleaning, and tailors; child
care facilities primarily serving employees; building maintenance
services; industrial and professional equipment and supply stores;
financial institutions including ATMs.
(3)
Retail, wholesale and service uses, either alone or in combination,
cannot exceed 20 percent of the gross floor area of a building. These
uses exclude any drive-through facility and must not primarily serve
the general public. Except for ATMs, each use is limited to 2,500
square feet of gross floor area.
(4)
Child care facilities may exceed the 2,500 square foot standard in
order to comply with size requirements.
(I)
Accessory Use.
(1)
“Accessory use” means a use that is subordinate to the
primary use.
(2)
Examples include, but are not limited to: accessory structures; administrative
professional or business offices; copying and photo developing; cafeteria
serving employees; developed recreation area or pedestrian amenities
serving the development area; storage yards or warehouses; parking
lots and parking structures; truck fleet parking; repair and maintenance
areas; docks; rail spur or rail lead line; heliports and helistops;
and 1 dwelling unit per site.
(6443)
(A)
The land uses listed in Table 3.2.420 are permitted in each of the
applicable districts, subject to the provisions of this section.
|
Table 3.2.420 Permitted Uses
| |||||
|---|---|---|---|---|---|
|
Land Use
|
Industrial District
|
Applicable code standards
| |||
|
**CI
|
LMI
|
HI
|
*SHI
| ||
|
Industrial
| |||||
|
Heavy Manufacturing and Production
|
N
|
D
|
P
|
P
|
|
|
Light Manufacturing, Fabrication, and Repair
|
D
|
P
|
P
|
P
|
|
|
Industrial Service
|
P
|
P
|
P
|
P
|
|
|
*Warehouse and Wholesale Sales
|
P
|
P
|
P
|
P
|
SDC 3.2.428
|
|
Waste-Related
|
N
|
N
|
D
|
D
|
|
|
Explosives or Fireworks, Manufacturing, Warehouse, or Distribution
|
N
|
D
|
D
|
N
|
|
|
Corporate Office/Headquarters
|
P
|
P
|
P
|
P
|
|
|
Outdoor Storage Directly Related to an Approved Use
|
N
|
P
|
P
|
P
|
|
|
Automobile Wrecking, or Towing Service Operations
|
N
|
N
|
D
|
N
|
|
|
Industrial Park
|
N
|
P
|
P
|
P
|
|
|
Business Park
|
P
|
N
|
N
|
N
|
|
|
Slaughterhouse
|
N
|
N
|
D
|
N
|
|
|
Other
| |||||
|
*Secondary Use (as defined)
|
P
|
D
|
D
|
D
|
SDC 3.2.415
|
|
*Accessory Use (as defined)
|
P
|
P
|
P
|
P
|
SDC 3.2.415
|
|
*Marijuana Production Facility
|
N
|
N
|
P
|
P
|
SDC 4.7.177
|
|
*Marijuana Processing Facility
|
N
|
P
|
P
|
N
|
SDC 4.7.177
|
|
*Marijuana Wholesale Facility
|
N
|
P
|
P
|
N
|
SDC 4.7.177
|
|
*Marijuana Retail Outlet or Sales, as Primary or Secondary Use
|
N
|
N
|
N
|
N
|
SDC 4.7.177
|
|
*Recreational Facilities
|
N
|
P
|
P
|
P
|
SDC 4.7.205
|
|
Child Care Centers
|
P
|
P
|
N
|
N
|
SDC 4.7.340
|
|
Bicycle Paths and Pedestrian Trails
|
P
|
P
|
P
|
P
|
|
|
Linear Parks
|
P
|
P
|
P
|
P
|
|
|
Agricultural Cultivation of Vacant Land
|
P
|
P
|
P
|
P
|
|
|
Income-Qualified Housing
|
P*
|
P*
|
N
|
N
|
SDC 4.7.405
|
|
Public and Institutional
| |||||
|
*Education Facilities (schools)
|
N
|
D*
|
N
|
N
|
SDC 4.7.195
|
|
*High Impact Public Utility Facilities
|
D
|
P
|
P
|
P
|
SDC 4.7.160
|
|
Low Impact Public Utility Facilities
|
P
|
P
|
P
|
P
|
|
|
*Wireless Telecommunications System (WTS) Facilities
|
N
|
See SDC 4.3.145
|
See SDC 4.3.145
|
See SDC 4.3.145
|
SDC 4.3.145
|
|
P = Permitted Use; D = Discretionary Use permit required; N
= Not Allowed;
| |
|
*
|
Permitted subject to cited code standards; In the SH District,
the standard is found in SDC 3.2.425(A)(1).
|
|
**
|
Uses in the CI District must meet the operational performance
standards specified in SDC 3.2.430.
|
(6443; Ord.
6466, 11/20/2023; Ord. No. 6482, 7/1/2024)
In addition to applicable provisions contained elsewhere in
this code, the development standards listed in this section apply
to all development in industrial districts. In cases of conflicts,
standards specifically applicable in the industrial district apply.
In cases of conflicts in this section between the general standards
and the area-specific standards, the area-specific standards apply.
(A)
Lot Area, Dimensions, and Coverage. The following Table 3.3.425 sets
forth the industrial district lot area, lot dimension, and coverage
standards.
|
Table 3.2.425(A) Industrial District Lot Area, Dimension, and
Coverage Standards
| ||||
|---|---|---|---|---|
|
Development Standard
|
CI
|
LMI
|
HI
|
SHI
|
|
Minimum lot/parcel size
|
10,000 square feet
|
10,000 square feet
|
10,000 square feet
|
10,000 square feet see (A)(1) below
|
|
Minimum frontage, see (A)(2) below
|
75 feet
|
75 feet
|
75 feet
|
75 feet
|
|
Panhandle lot/parcel minimum frontage, both single and double
panhandles
|
N/A
|
40 feet
|
40 feet
|
40 feet
|
|
Maximum lot/parcel coverage
|
Limited only by requirements of other sections of this code
| |||
(B)
Setbacks. Setbacks provide separation between industrial and non-industrial
uses for fire protection/security, building maintenance, sunlight
and air circulation, noise buffering, and visual separation. All developments
must meet applicable fire and building code standards, which may require
greater setbacks than those listed in this section (e.g., for combustible
materials, etc.).
Required setbacks are measured from the special street setback
in SDC 4.2.105(N), where applicable.
The following setback standards apply to all structures, except
as otherwise provided by this section.
(1)
(2)
Parking, Driveway, or Outdoor Storage Setback.
(a)
Campus Industrial District. The minimum yard setback for parking,
or driveway is 5 feet from any property line. In the CI district no
outdoor storage is allowed.
(b)
Light Medium Industrial District. The minimum yard setback for parking,
driveway, or outdoor storage is 5 feet from any property line.
(c)
Heavy Industrial District. The minimum yard setback for parking,
driveway, or outdoor storage is 5 feet from any property line.
(d)
Special Heavy Industrial District. The minimum yard setback for parking,
driveway, or outdoor storage is 5 feet from any property line.
(3)
Other Setbacks.
(a)
Building Setback From a R-1, R-2, or R-3 Residential District.
(i)
Campus Industrial District. The minimum setback for a building
from a residential district boundary is 50 feet.
(ii)
Light Medium Industrial District. The minimum setback for a
building from a residential district boundary is 10 feet.
(iii)
Heavy Industrial District. The minimum setback for a building
from a residential district boundary is 10 feet.
(iv)
Special Heavy Industrial District. The minimum setback for a
building from a residential district boundary is 10 feet.
(b)
Building Setback From a CI District.
(i)
Campus Industrial District. NA.
(ii)
Light Medium Industrial District. The minimum setback for a
building from a CI district boundary is 10 feet.
(iii)
Heavy Industrial District. The minimum setback for a building
from a CI district boundary is 10 feet.
(iv)
Special Heavy Industrial District. The minimum setback for a
building from a CI district boundary is 10 feet.
(c)
Building Setback Within the CI District From Other Districts. The
minimum setback for a building within the CI district from another
nonresidential district boundary is 10 feet.
(d)
Building separation From Other Buildings Within the CI District.
The minimum building separation between buildings in the CI district
is 20 feet.
(4)
Setback Exceptions and Special Circumstances.
(a)
Where a public utility easement (PUE) is larger than the required
setback standard, no building or above grade structure, except a fence,
can be built upon or over that easement.
(b)
CI District Setback Exceptions. Required building setbacks and separations
may be reduced through the Site Plan Approval process without a variance
when:
(i)
The building design incorporates landscaped stormwater quality
facilities within the setback area that also enhances pedestrian amenities
and the campus environment;
(ii)
Necessary to protect natural assets identified in the Gateway
Refinement Plan or elsewhere in this code;
(iii)
Necessary to preserve existing healthy mature trees;
(iv)
Necessary to accommodate handicapped access requirements; or
(v)
Legally created lots/parcels do not meet the minimum lot/parcel
size.
Table 3.2.425(B) summarizes the above setback standards.
|
Table 3.2.425(B) Setback Standards
| ||||
|---|---|---|---|---|
|
Development Standard
|
CI
|
LMI
|
HI
|
SHI
|
|
Front setback for building
|
20/30 feet
|
10 feet
|
10 feet
|
10 feet
|
|
Setback for parking, driveway, or outdoor storage
|
5 feet
|
5 feet
|
5 feet
|
5 feet
|
|
Building setback from residential district
|
50 feet
|
10 feet
|
10 feet
|
10 feet
|
|
Building setback from CI district
|
N/A
|
10 feet
|
10 feet
|
10 feet
|
|
Building setback within the CI district from other district
|
20 feet
|
N/A
|
N/A
|
N/A
|
|
Building separation from other buildings within CI district
|
20 feet
|
N/A
|
N/A
|
N/A
|
(C)
Height.
(1)
The following building height standards are intended to promote land
use compatibility and flexibility for industrial development at an
appropriate community scale.
(a)
Buildings and structures in the Campus Industrial District are limited
to the maximum height of 45 feet.
(b)
Buildings and structures in the Light Medium Industrial, Heavy Industrial,
and Special Heavy Industrial Districts have no maximum height, except
when abutting a residential district. When abutting a residential
district, the following height standards apply:
(i)
The height of a structure must not exceed the height permitted
in the adjacent residential land use district for a distance of 50
feet. For the adjacent R-1 zone the applicable height limit would
be 35 feet and R-2 zone the applicable height limit would be 50 feet.
(2)
Incidental equipment, as defined in SDC 6.1.110 may exceed the height
standard.
Table 3.2.425(C) summarizes the above height standards.
|
Table 3.2.425(C) Height Standards
| ||||
|---|---|---|---|---|
|
Development Standard
|
CI
|
LMI
|
HI
|
SHI
|
|
Maximum Height
|
45 feet
|
No maximum height, except when abutting residential districts
(see below)
| ||
|
Industrial District abuts an R-1 or R-2 District
|
N/A
|
The height of a structure must not exceed the height permitted
in the adjacent residential land use district for a distance of 50
feet from the property line.
| ||
(6443)
(A)
Manufactured Dwelling as a Permanent Office Use. A manufactured
dwelling, provided it meets City and state construction and safety
standards for the proposed use, may be used as a permanent office
building in the Light-Medium Industrial and Heavy Industrial Districts,
provided the following conditions are met prior to occupancy:
(1)
A permanent foundation is provided for the manufactured dwelling.
(2)
Siding must be compatible with adjacent structures; the roof
must have a minimum 16 percent pitch.
(3)
Foundation covers, skirting, landscaping and backfill are required.
(4)
Compliance with these regulations is a condition of continued
use of the manufactured dwelling on the property.
(B)
Warehouse Commercial Retail and Wholesale.
(1)
Buildings must be located in the front of lots/parcels, where
possible, to minimize the visibility of outdoor storage yards or areas.
(2)
Any outdoor storage yard or area must be surrounded by a sight-obscuring
fence.
Exception: Sales of heavy equipment and trucks does not require
fencing.
(3)
In the Downtown Exception Area, the storage and display of rental
equipment must be confined within a building.
(4)
For mini-storage facilities, an on-site manager's living quarters
must be permitted when the living quarters are constructed as part
of and attached to a new or existing mini-storage facility.
(5)
Light-Medium Industrial and Warehousing. For warehouse-commercial
use, at least 50 percent of the structure must be used for storage
of materials and 50 percent or less may be used for combined retail
and office floor space.
(Ord. No. 6482, 7/1/2024)
The operational performance standards listed below apply to
all uses permitted within the CI District. For permitted light industrial
manufacturing uses, compliance with these operational performance
standards shall be the determining factor. In all other cases, the
use lists in SDC 3.2.420 are the determining factor.
(A)
All manufacturing operations shall be entirely enclosed within
a building.
EXCEPTION: The Director may allow an outdoor utility
yard to store tanks containing gases and/or fluids that are essential
to the operation of the permitted use that cannot otherwise be contained
in an enclosed building for fire and life safety reasons, as determined
by the Fire Marshall. The utility yard shall be screened from public
view by a masonry or decorative concrete wall at least 8 feet in height
that is an extension of the building, complements the façade
of the building and meets the setback requirements specified in SDC
3.2.425.
(B)
All applicable on-site design standards specified in SDC 3.2.450
shall be met.
(C)
The storage of raw materials and/or finished products shall
occur entirely within enclosed buildings. The parking of trucks necessary
for the operation of the facility shall also occur within enclosed
buildings, unless permitted as specified in SDC 4.6.125 and SDC 3.2.450(C).
(D)
Office and commercial uses shall not primarily serve the public.
(E)
The movement of heavy equipment on or off the site shall not
be permitted.
EXCEPTION: Truck deliveries and shipments are permitted;
(F)
Proposed uses not listed as permitted uses in SDC 3.4.420 are
not be permitted.
(G)
Proposed uses shall also comply with the additional operational
performance standards listed below. The intent is not to specifically
deny a use, but ensure compliance with applicable local, State, and
Federal regulations. Compliance with these operational performance
standards are the continuing obligation of the property owner. Failure
to comply with these operational performance standards shall be a
violation of this Code and/or Chapter 5 of the Springfield Municipal
Code, 1997.
(1)
Air pollution. Air pollution includes, but is not limited to,
emission of smoke, dust, fumes, vapors, odors, and gases. Air pollution
shall not be discernable at the property line by a human observer
relying on a person's senses without the aid of a device. The applicant
shall obtain and maintain all applicable licenses and permits from
the appropriate local, State, and Federal agencies.
EXCEPTION: Water vapor or other benign plumes from
processes or pollution control equipment shall not be considered air
pollution.
(2)
Fire and explosive hazards. All activities involving the use,
storage and/or disposal of flammable or explosive materials shall
comply with the Uniform Fire Code as most recently adopted by the
City.
(3)
Glare.
(a)
Glare resulting from exterior lighting, excluding
low-intensity pedestrian-level lighting, shall be controlled by deflecting
light away from abutting uses and from public rights-of-way as specified
in SDC 4.5.100.
(b)
Glare resulting from an industrial operation including
welding or laser cutting shall not be visible from the outside of
the building.
(4)
Groundwater Protection. Proposed development utilizing hazardous
materials that may impact groundwater quality shall be as specified
in SDC 3.3.200.
(5)
Hazardous Waste. Proposed development shall not utilize or produce
hazardous waste unless permitted as specified in Oregon Administrative
Rule (OAR) 340-102-0010 through 340-102-0065 or any applicable Federal
regulation.
(6)
Noise. These standards apply to noise generated by any machinery
or equipment on the development site. The maximum permitted noise
levels in decibels across lot/parcel lines and district boundaries
shall be as specified in OAR 340-035-0035, Noise Control Standards
for Industry and Commerce.
EXCEPTION: Excluded from these noise standards
are background traffic on State highways and public streets and occasional
sounds generated by temporary construction activities, truck deliveries,
warning devices, or other similar temporary situations.
(7)
Radiation. There are various sources of radiation, including,
but not limited to ionizing radiation, electromagnetic radiation,
and radiation from sonic, ultrasonic, or infrasonic waves. Uses that
involve radiation shall comply with the regulations in OAR 333-100-0001
through 333-100-0080 and any applicable Federal regulation.
(8)
Vibration. No use, other than a temporary construction operation,
shall be operated in a manner that causes ground vibration that can
be measured at the property line. Ground-transmitted vibration shall
be measured with a seismograph or a complement of instruments capable
of recording vibration displacement, particle velocity, or acceleration
and frequency simultaneously in 3 mutually perpendicular directions.
(H)
Warehousing is permitted only as a secondary use in the following
circumstances:
(1)
For the storage and regional wholesale distribution of products
manufactured in the CI District;
(2)
For products used in testing, design, technical training or
experimental product research and development in the CI District;
and/or
(3)
In conjunction with permitted office-commercial uses in the
CI District.
(4)
The secondary use status of warehousing is typically determined
by a square footage standard which is less than 50 percent of the
gross floor area of the primary use. In the CI District, the number
of employees at the time of occupancy may also be used to determine
secondary use standards status. In this case, the primary use must
have 20 or more employees and the warehousing use must have fewer
employees than the primary use. If the employee standard is met, the
warehousing use may have more square footage than the primary use.
(6443; Ord.
6466, 11/20/2023)
(A)
CI District uses shall be monitored by implementing a Pre-certification
process. The purpose of Pre-certification is to determine whether
a proposed use us, in fact, a permitted use within the CI District.
Pre-certification applies to all new uses and any change of use in
the CI District.
(B)
The Director shall review the proposed use prior to the submittal
of a development application or in some cases, a building permit.
The Director shall consider both the permitted uses and the operational
performance standards specified in SDC 3.2.415 and SDC 3.2.425. If
the Director does not approve the Pre-certification, the applicant
may submit a request in writing to the Director to make a determination
that the proposed use is similar to a permitted use. If the Director
cannot make a determination that the proposed use is similar to a
permitted use, the applicant may apply for an Interpretation as specified
in SDC 5.11.100. After Pre-certification by the Director, the form
will be kept on file in the Development and Public Works Department
to be used for continued compliance with SDC 3.2.420.
(6443; Ord.
6466, 11/20/2023)
Unless existing uses are on the prohibited use list specified
in SDC 3.2.420 after July 6, 2004, existing uses have status as specified
below. The intent is that the existing uses do not become non-conforming
uses.
(A)
Corporate headquarters that are located outside of a business
park including, Pacific Source, Symantec, and Holt International are
permitted primary uses. If these uses own or have options on adjacent
property for future expansion, they may expand without the need to
be located within a business park.
(B)
Large-scale light industrial manufacturing buildings may be
reused for permitted office/commercial uses as long as these uses
do not exceed 50 percent of the gross floor area of the building.
In addition, warehousing may occur as specified in SDC 3.2.420.
EXCEPTION: For SONY, reuse may include any permitted
use in the CI District. If no large- or medium-scale light industrial
manufacturing use is proposed, conversion to a business park is permitted.
The SONY site may also use the excess facility capacity as a private
utility to serve other properties in the vicinity.
(C)
Stand-alone day care centers that primarily serve CI District
businesses are a permitted secondary use.
(D)
Permitted stand alone office/commercial uses outside of business
parks are a permitted primary use.
(E)
Significant Goal 5 historic resources, including the Brabham
farm, the Koppe farm, and the Rice farm, may continue as a residential
use or as any permitted commercial use. Any external modifications
to these structures shall be as specified in SDC 3.3.900.
(6443; Ord.
6466, 11/20/2023)
A Conceptual Development Plan is required for all new CI Districts
over 50 acres in size approved after July 6, 2004, unless a Site Plan
or Master Plan is proposed for the entire CI District. A Master Plan
may be submitted when phased developments exceeding 3 years in duration
are proposed. A Master Plan shall comply with any applicable approved
Conceptual Development Plan or upon approval of a Master Plan or Site
Plan for the entire CI District, the Master Plan or Site Plan may
supplant and take precedence over an approved Conceptual Development
Plan. Master Plan approval for a CI District site shall be as specified
in SDC 5.13.100.
(6238; 6443; Ord. 6466, 11/20/2023)
In the CI District, new buildings; expansions of, or additions
to existing buildings; or improvements to existing façades
that require a building permit shall provide architectural designs
that encourage flexibility and innovation in site planning by complying
with the following on-site design standards:
(A)
Building Exteriors. In order to break up vast expansions of single
element building elevations applicable to both length and height,
building design shall include a combination of architectural elements
and features, including, but not limited to: offsets, windows, entrances,
and roof treatments.
(1)
Offsets. Offsets shall occur at a minimum of every 100 feet of lineal
building wall by providing recesses or extensions with a minimum depth
of 4 feet.
EXCEPTION: Variations in building wall materials,
including, but not limited to: wood siding, brick, stucco, textured
concrete block, tile, glass, stone, or other suitable materials may
be used instead of offsets.
The Director, in consultation with the Building Official, may
approve other suitable materials without the need for a Variance.
Smooth-faced concrete panels or prefabricated steel panels may also
be used as accents, but shall not dominate the building exterior.
Exterior colors for buildings and fences shall be subdued or earth
tones.
(2)
Windows. Ground floor windows are required for all office and commercial
uses, including those office and commercial uses that are contained
within light industrial manufacturing uses. Ground floor windows for
the remainder of a light industrial building are optional. All elevations
of office and commercial buildings abutting any street shall provide
at least 50 percent of their length (e.g., a 100-foot-wide building
façade shall have a total of at least 50 linear feet of windows)
and at least 25 percent of the ground floor wall area as windows and/or
doors that allow views into lobbies, merchandise displays, or work
areas. On corner lots/parcels this provision applies to both elevations.
Where upper story windows are proposed, either awnings, canopies,
or other similar treatments shall be required for ground floor windows
or variations in window materials, trim, paint or ornamentation may
be used.
EXCEPTIONS:
(3)
Entrances. To the greatest extent practicable, all new buildings
in the CI District shall be oriented toward both exterior and internal
streets.
(4)
Roof Treatments. The following roof treatments are required.
(a)
Sloped roofs and multiple roof elements shall be the primary methods
for roof treatment. Variations within one architectural style; visible
roof lines and roofs that project over the exterior wall of a building
enough to cast a shadow on the ground and architectural methods used
to conceal flat roof tops may also be used. Mansard style roofs shall
not be permitted. If building wall offsets are used, offsets or breaks
in roof elevation with a minimum of 3 feet or more in height may be
used for every 100 feet of lineal building wall.
(b)
The architectural design of the building roof shall also incorporate
features which screen all heating, ventilation and air conditioning
units from adjacent R-1 and R-2 properties and the street. Mechanical
equipment shall also be buffered so that noise emissions do not exceed
the standards specified in SDC 3.2.425(G)(6). The City may require
a noise study certified by a licensed acoustical engineer for compliance
verification.
(B)
Landscaping. The following landscaping standards are in addition
to standards specified in SDC 4.4.105:
(1)
A minimum of 35 percent of each development area shall be landscaped
open space.
(2)
Plants shall be sized to attain 90 percent coverage of required landscape
areas (excluding tree canopies), within 3 years of installation. Plantings
of native species and plant communities shall achieve 90 percent coverage
within 5 years of installation.
(3)
At least 10 percent of the interior of a parking lot having 20 or
more parking spaces shall be landscaped. This standard is in addition
to any landscaping setbacks required in SDC 3.2.420.
(4)
Natural assets identified in the Gateway Refinement Plan, any other
applicable refinement plan or elsewhere in this code shall be included
in the site design and protected. Where protection of these natural
assets prevents the development of the site consistent with this code,
the functional equivalent of the natural assets may be substituted
as may be allowed by the City.
(5)
Vegetation within a structural stormwater control that complies
with SDC 4.3.110 may be counted toward the minimum landscaping requirements
of this section.
(C)
Screening. Screening shall be as specified in SDC 4.4.110. In addition,
truck parking for vehicles necessary for the operation of the facility
shall be screened by a masonry or concrete wall that is an extension
of the building and complements the façade of the building.
The wall shall have a minimum height of 8 feet. The wall shall
totally conceal trucks from public view and shall meet the setback
requirement specified in SDC 3.2.420.
EXCEPTION: The Director may consider proposed truck
parking that is enclosed by buildings and complies with SDC 4.6.125.
(D)
Pedestrian Walkways and River Access.
(1)
Walkways From a Sidewalk to Building Entrances. A continuous pedestrian
walkway shall be provided from the primary frontage sidewalk for pedestrians
to access building entrances.
(2)
Walkways From Parking Lots to Building Entrances. Internal pedestrian
walkways shall be developed for persons who need access to the buildings
from the parking lots. The walkways shall be located within the parking
lots and designed to provide access from the parking lots to the entrances
of the buildings. The walkways shall be distinguished from the parking
and driving areas by use of any of the following material: special
pavers, brick, raised elevation, scored concrete or other materials
as approved by the Director.
(3)
In the Gateway CI District, access to the McKenzie River, both for
pedestrians and bicycles, shall be addressed in the site design, where
specified in the applicable refinement plan or TransPlan.
(E)
Transit Stations and Stops. When required, transit stations and stops
shall conform to the standards of the Lane Transit District.
(6443; Ord.
6464, 11/20/2023; Ord. 6466, 11/20/2023)
(A)
Development plans submitted as part of a Business/Industrial
Park Site Plan Review application shall be prepared by a design team
comprised of a project architect, engineer, and landscape architect,
1 of whom shall serve as the project coordinator. The design team
shall certify that building, elevation, site, and landscape plans
submitted in connection with the Site Plan Review application comply
with the on-site design standards specified in SDC 3.2.450 and any
other applicable CI District provisions.
(B)
Subdivisions in the LMI District shall conform to Industrial
Park standards.
(1)
Development plans submitted as part of an Industrial Park Site
Plan Review application shall be prepared by a design team comprised
of a project architect, engineer, and landscape architect, 1 of whom
shall serve as coordinator. The design team shall certify that building,
site, and landscape plans submitted in connection with the Site Plan
Review and Building Permit applications comply with applicable SDC
provisions and conditions of approval.
(2)
Buildings and uses within an Industrial Park shall be approved
as specified in the criteria specified below:
(a)
The proposed development is of general design character,
(including, but not limited to: anticipated building design, type,
location, setback, bulk, height, signage, and distribution of landscaped
area, parking, streets and access) which will not create problems
for the appropriate development of neighboring properties.
(b)
The proposed development will create an attractive,
safe, efficient, and stable internal environment.
(C)
Proposed buildings, streets and other uses will be designed
and sited to ensure preservation of significant on-site vegetation,
topographic features, and other unique or worthwhile natural features,
and to prevent soil erosion or flood hazard.
(6443; Ord.
6466, 11/20/2023)
