18.15.100 Mixed-use employment (MUE)

18.15.100 Mixed-use employment (MUE).

(1) Purpose. The purpose of the Mixed-Use Employment Zone is to provide land for the development of a variety of employment uses, including business and office parks, office buildings, service outlets, light manufacturing/assembly, wholesale trade and show rooms, warehouse/distribution, storage, trade schools, retail goods and services, and other commercial and light industrial uses that are commonly found in mixed-use employment districts. Single-family housing is not permitted as a standalone use but may be approved as an ancillary use. Given the potential within the zone for diverse uses to be constructed in close proximity to each other, design standards in the MUE Zone are intended to limit activities within buildings and design finishes that are inconsistent for the range of allowed uses.

(a) Permitted Uses. Uses permitted in the MUE Zone are listed in MDC Table 18.15.100-1, which is divided into uses permitted outright (P), uses permitted conditionally (C), and uses permitted as accessory to another allowed use (A). The Planning Commission may approve uses not listed as allowed in the MUE Zone in accordance with MDC 18.80.320.

Table 18.15.100-1. Uses in the Mixed-Use Employment Zone
Use Categories and Uses	Review
Commercial
Day care facilities – establishments that provide for the daily care of children and adults with special needs, including before and after school care, child development facilities, and adult activity centers that do not include lodging.	C
Drive-through facilities – when developed in conjunction with an allowed use. Examples include a coffee kiosk, food cart, bank drive-through, food take-out window, etc.	P
Eating and drinking establishments – businesses primarily involved in the preparation and sale of food and beverages for on-site consumption or take-away, including bakeries, restaurants, coffee shops, brewpubs, taverns, sandwich shops, etc.	P
General office – professional and administrative service uses, including banks, financial services, insurance, real estate, medical and dental clinics, professional services, call centers, and other employment uses that typically operate in an office setting.	P
Medical facility – allowed uses include medical and dental offices, health care delivery service centers such as an urgent care center, hospice care, medical testing laboratory, and veterinary services.	P
Personal and contract services – uses oriented toward the sale and delivery of personal services, including day spas, hair care, pet grooming, laundry and dry cleaning, printing, etc.	P
Hotel/Motel – commercial lodging where tenancy is less than one month, including hotels, motels, bed and breakfasts, and truck stops. Does not include senior and retirement housing.	P
Recreation and fitness – uses oriented to delivering youth and adult recreation activities, including dance and yoga studies, fitness centers, climbing gyms, martial arts centers, bowling alleys, soccer centers, movie theaters, skating rinks, etc.	P
Repair-oriented – establishments engaged in the maintenance and repair of consumer and business goods, including electronics, automotive, bicycles, jewelry, cobblers, office equipment, tailors and seamstresses, upholsterers, aviation and marine equipment, etc.	P
Retail sales and services – sales-oriented establishments involved in the sale, leasing, or rental of new or used products and services to the public, including car sales, home and business goods and services, pharmaceuticals, jewelry, hardware, household supplies and furnishings, electronics, clothing, dry goods, pet supplies and pets, office and art supplies, etc.	P
Private schools – preschools, primary schools, secondary schools, colleges, and vocational schools.	C
RV parks allowed subject to standards in MDC 18.30.040.	P
Light Manufacturing and Production
Light manufacturing and production – uses engaged in the fabrication, manufacture, assembly, and packaging of goods for resale. Examples include agricultural processing, except for live animal processing, food and catering services, breweries, distilleries and wineries, woodworking and cabinet makers, metal fabrication, motor machinery, electronics, marine and aviation products, etc.	P
Trade services and storage – uses engaged in the storage, distribution, and resale of wholesale goods and bulk items, including warehousing and distribution and commercial storage facilities.	C
Research and development – uses engaged in product or service research, including laboratories, testing facilities, design studios, and other research-oriented activities.	P
Industrial hemp processing and production Industrial hemp uses must meet the applicable requirements of MDC 18.30.150.	P
Public and Institutional
Utilities – public facilities and utility uses, such as utility substations, pump stations, data storage, etc.	C
Communications towers – allowed subject to standards in MDC 18.30.130.	P
Public schools – pre-schools, primary schools, secondary schools, colleges, and vocational schools.	C
Police, fire, and other governmental uses.	P
Residential
Caretaker residence or apartment for an allowed use.	A
Other
Temporary uses subject to MDC 18.30.010.	P
Public parking lots.	P
Churches and places of worship.	P

(i) Motor sports training and competitive venues, bulk fuel storage, wrecking yards, solid waste handling, animal processing, chemical and petroleum processing, explosives manufacturing, asphalt/cement/rock crushing operations, commercial composting, and outdoor shooting/target ranges.

(ii) Outdoor fabrication, assembly, processing, or repair of goods and materials. This restriction does not apply to inventory stored outdoors, provided it meets screening requirements for outdoor storage (e.g., nursery stock).

(iii) Residential uses other than those allowed as accessory to an allowed use pursuant to MDC Table 18.15.100-1.

(3) Development Standards. The allowed mix of uses in the MUE Zone requires that new development be appropriately sited and operated in terms of building location, orientation to the street, vehicular access, the orientation of parking and loading docks, storage areas, and lighting so that uses remain compatible over time. Uses in the MUE Zone are subject to the following development standards.

MDC Table 18.15.100-2 summarizes development standards that apply in the MUE Zone. Standards are explained in detail below the table.

Table 18.15.100-2. Development Standards in the Mixed-Use Employment Zone
Design Standards	Unit
Lot Standards
Minimum size	5,000 sq. ft.
Maximum size	None
Street frontage	50 ft. minimum
Site Development
Setbacks
Front minimum	10 feet
Front maximum:
Building <5,000 sq. ft.	60 feet
>5,000 but <20,000	75 feet
>20,000 sq. ft.	None
Side*	None
Rear*	None
Lot coverage
Maximum	85%
Landscaping	Compliance with landscaping standards
Parking	Parking must be consistent with Table 18.25.050-1 and the provisions of MDC 18.25.040 through 18.25.070.
Parking lots	Landscaped buffers are required between parking aisles; 7% of a parking lot area must be landscaped.
Loading docks	Must be located on the side or rear of a building and must not block a public street.
Access and circulation	Site access and local circulation are subject to City of Madras Public Improvement Design and Construction Standards, Chapter 18.20 MDC.
Building orientation	Main entrance oriented to the street or primary drive aisle.
Cross-access	Easements are required between adjacent properties with less than 200 feet of street frontage for auto, bike, and pedestrian use.
Local circulation	Development on parcels greater than three acres must include a local street circulation plan.
Environment
Lighting	Must comply with outdoor lighting standards.
Air and noise	See below.
Storage	Must comply with outdoor storage, trash collection, and loading areas.

*When development abuts residential uses, a landscaped side yard/rear yard and a minimum 15-foot setback is required.

(i) Lot size requirement: 5,000 square foot minimum.

(ii) Coverage requirement: Eighty-five percent (85%) maximum coverage by buildings and impervious surfaces.

(A) Front Setback: 15 feet minimum; 75 feet maximum.

(B) Side Setbacks: None, except 15 feet minimum when abutting a residential use.

(ii) Landscaping. All landscaping must comply with the landscaping standards.

(i) All parking and loading must comply with the provisions of MDC 18.25.040 through 18.25.070.

(ii) Two parking bays with a drive aisle may be located in front of a building. All other parking areas must be located to the side or behind buildings.

(iii) Parking areas must include sidewalks or pedestrian walkways that provide safe pedestrian access to buildings.

(iv) Loading Docks. In the MUE Zone, loading docks must be located to the side or rear of buildings. Loading docks must be recessed far enough that trucks using them do not obstruct public roadways or drive aisles.

(i) Building access must be oriented toward the primary public street or drive aisle that serves the building.

(ii) Vehicular and Bicycle/Pedestrian Cross-Access. Properties with less than 200 feet of street frontage must provide cross-access easements for pedestrians and vehicles to adjoining properties in accordance with Chapter 6, Access Management Strategies, in the Transportation System Plan.

(iii) Local Circulation. Development plans that involve more than three acres must include a local street circulation plan that details how existing and future development will be served by and connect to the local street network in a manner that is consistent with the Madras Transportation System Plan (TSP). Plans must adhere to City block standards and street classification guidelines. Where the TSP includes a local street circulation plan for the area where the development is proposed, the local street circulation plan must be consistent with the TSP.

(i) Lighting. All lighting must comply with the outdoor lighting standards.

(ii) Air and Noise. All uses must comply with applicable air and noise quality standards established by the Oregon Department of Environmental Quality or City standards, whichever are more restrictive.

(iii) Outdoor Storage, Trash Collection, and Loading Areas. All uses must comply with the outdoor storage, trash collection and loading area standards, MDC 18.25.110.

(4) Building Standards. Buildings in the MUE Zone must meet the design standards set forth in MDC Table 18.15.100-3 below.

Table 18.15.100-3. Building Design Standards in the Mixed-Use Employment Zone
Element	Standard	Exceptions
Height Limit	45'	Roof-mounted equipment may exceed the height limit by 10 feet. Roof-mounted equipment must be screened except for communication equipment and solar collectors.
Size Limit	Minimum: None Maximum: 100,000 sq. ft.
Exterior Materials	Brick, concrete panel, smooth-finished concrete block, stucco, stone, and wood siding may be used as primary materials.	Accent materials, not exceeding 20% of the front facade, may include prefabricated metal, stone, and wood.
Glazing	The front facade must include 30% glazing for the first 15 feet of the building height.
Roofs	Roof designs may be flat, gabled, arched, or other designs with coverings that complement the building design. Sloped roofs must incorporate eaves that extend over the exterior walls a minimum of 2 feet beyond the wall.	Buildings with flat roofs must incorporate exterior parapet walls that extends at least 2 feet above the roof.
Entryways	Each building must have a primary building entry facing the primary public street or drive aisle serving the building. All public entries must include weather-protection features.
Walkways	There must be a 6-foot walkway between the building and parking lot. The walkway must connect pedestrian access ways from parking areas to entryways.

(5) Design Review. All development applications in the MUE Zone are subject to the Design Review Standards.

(6) Nonconforming Structures. An existing attached or detached single-family dwelling that is incorporated into a development may be permitted subject to compliance with Chapter 18.50 MDC, Exceptions and Variances. [Ord. 957 § 2.1 (Exh. B), 2021; Ord. 933 § 3.10, 2019.]