18.15.130 Large lot industrial (LLI)

18.15.130 Large lot industrial (LLI).

(1) Purpose. The Large Lot Industrial Zone is intended to provide opportunities for the development of traded sector uses and implement the Central Oregon Regional Large Lot Industrial Needs Analysis.

(a) Allowed Uses. Uses allowed in the LLI Zone are listed in Table 18.15.130-1, which includes uses permitted outright (P), uses permitted as accessory to the primary permitted use (A), uses permitted conditionally (C), and prohibited uses (X). The Planning Commission may approve uses not listed in the table in accordance with MDC 18.80.320.

Table 18.15.130-1. Allowed Uses
Use	Review
1. Traded sector uses.	P
2. Subordinate industrial uses that support a primary traded sector use located in the LLI Zone.	P(1)
3. Service commercial and retail uses.	P(1)
4. Public or semi-public uses including municipal, police, fire, other related governmental uses and buildings.	P
5. Temporary uses subject to MDC 18.30.010.	P
6. Residential Uses	X

1These uses are not permitted until a traded sector use is established and can only be sited in an area subject to an approved LLI master plan.

(3) Development Standards. The following development standards apply to all development within the Large Lot Industrial (LLI) Zone. These standards ensure that the public health, safety and general welfare are protected and the general interest of the public is served. The standards provide for originality, flexibility and innovation in site planning and development to promote traded sector uses. Development in the LLI Zone shall comply with the industrial design review standards in MDC 18.40.030. Uses in the LLI zone also are subject to the development standards in Table 18.15.130-2. When there are differences between standards in MDC 18.40.030 and Table 18.15.130-2, the standards in Table 18.15.130-2 shall apply.

Table 18.15.130-2. LLI Development Standards
Standard	Unit
1. Lot Standards
a. Minimum Size	50 acres¹
b. Maximum Size	None
c. Street Frontage	50' minimum, unless otherwise approved by the City of Madras Public Works Director
2. Site Development
a. Setbacks
1. Front Minimum	20'
2. Front Maximum	None
3. Side	None, unless the lot or parcel abuts a residential zone, in which case the setback shall be 50'
4. Rear	None, unless the lot or parcel abuts a residential zone, in which case the setback shall be 50'
b. Lot Coverage
1. Maximum	85% of the property or lease area
2. Landscaping	10% minimum. Natural features including, but not limited to, jurisdictional wetlands, rock outcroppings, and Goal 5 resources may be used to meet landscaping requirements, but may not be substituted for landscape in parking areas, building frontages, and entryways. Natural features need not be irrigated but must be maintained for their functional condition and to limit wildfire danger to adjoining properties.
c. Parking	The number of off-street parking spaces shall be consistent with Table 18.25.050-1.
d. Buildings
1. Height	The maximum building height shall be 45' unless there are specific compelling needs related to the manufacture or fabrication of goods and services related to a traded sector use or a supporting use that necessitate a deviation from this limit. In no case shall the height of a building exceed the requirements of the Federal Aviation Administration.
2. Orientation	Buildings shall be oriented to the street or to a primary drive aisle.
e. Outdoor Storage	Outdoor storage areas shall be sited out of public view or behind a sight-obscuring fence.

1The minimum lot size is fifty (50) acres until such time as a traded sector use is established. After a traded sector use is established, the remaining land within the LLI master planned area may be divided or reconfigured to accommodate supporting industrial and commercial uses. The minimum lot size shall be one acre for supporting industrial and commercial uses.

(4) Other Requirements. All development in the LLI Zone is subject to compliance with the following special regulations:

(a) Aviation Regulations. Development applications must comply with applicable Federal Aviation Administration (FAA) regulations concerning building heights, lighting, emissions, water features, and other land development and use limitations. The Madras Community Development Director shall be consulted to establish the list of applicable FAA regulations.

(b) Floodplains. Development in a floodplain must meet Federal Emergency Management Agency (FEMA) and related City Zoning Ordinance regulations for development in identified hazard areas.

(i) The current Madras Municipal Airport Master Plan.

(ii) The current City of Madras Wastewater Master Plan.

(iii) The current City of Madras Transportation System Plan.

(iv) The current Industrial Site Readiness Plan.

(d) Natural Features. Natural features including, but not limited to, jurisdictional wetlands, rock outcroppings, and Goal 5 resources shall not be developed.

(e) Master Development Plan. Each traded sector use within the LLI Zone on a site ten (10) acres or larger must first prepare and secure approval for an LLI master plan meeting the requirements of this section. Subsequent site plan applications within the LLI master planned area must either adhere to the approved LLI master plan or submit an amendment to the LLI master plan.

(A) Development Narrative. The applicant shall supply a narrative describing the proposed traded sector use, site needs, the area to be included within the LLI master plan, and any other development proposed or contemplated within the proposed master plan area.

(B) Master Plan Map. The applicant shall provide a map of the master planned area showing the proposed configuration of lots within the master planned area, the location of proposed uses, the location of natural features to be designated as protected open space, and the configuration of streets, driveways, and other transportation facilities. The master plan map shall require an amendment if a different use, transportation layout, lot configuration, or other significant deviations are proposed.

(C) Street Connectivity and Trail Networks. A transportation plan for local streets, bicycle routes, pedestrian paths, and other transportation facilities within the LLI master planned area shall be prepared. The transportation plan shall be consistent with both the City and County transportation system plans, adopted as part of their respective comprehensive plans, and shall provide connections to planned or existing transportation facilities on properties adjacent to the LLI master planned area.

(D) Utility Needs Analysis. The plan shall include an analysis of the anticipated utility demand for all planned development in the LLI master planned area for wastewater, stormwater, potable water, power, telecommunications, natural gas. The applicant shall also prepare a utility plan setting forth the utility infrastructure, with locations and specifications meeting the Public Improvement Standards, necessary to support development proposed as part of the LLI master plan.

(E) Transportation Analysis. The applicant shall submit a transportation impact analysis consistent with the requirements set forth in the TSP demonstrating that the proposed development can be safely and efficiently served by existing or proposed transportation facilities.

(A) The uses proposed are permitted within the LLI Zone.

(B) Proposed lots within the LLI master planned area meet the development standards in Table 18.15.130-2.

(C) There is adequate capacity in existing facilities (water, sewer, stormwater, and transportation), or sufficient upgrades or new facilities are proposed, to serve proposed development within the LLI master planned area.

(D) The LLI master plan is consistent with the requirements in subsection (4)(a) through (c) of this section.

(iii) Review Procedure. The LLI master plan shall be reviewed at a public hearing before the Planning Commission, who will make a final decision. Amendments to the LLI master plan that do not create additional lots, affect the amount of designated open space, or increase the overall intensity of development permitted under the LLI master plan may be approved administratively by the Community Development Director. Any other amendments, or at the election of the Community Development Director for changes subject to administrative review, shall follow the procedure for adoption of the LLI master plan. The approval criteria for a modification shall be limited to those approval criteria for the LLI master plan that require different findings on account of the proposed modification.

(iv) Conditions of Approval. The City may impose any conditions of approval necessary to achieve compliance with the approval criteria or to otherwise protect the health, safety, and welfare of the community.

(v) Subsequent Development. Any structures developed or modified (with the exception of incidental accessory structures such as sheds, utility enclosures, etc.), change of use, or outdoor use proposed within the master planned area shall be subject to site plan approval pursuant to Section 4.8 and shall be evaluated for compliance with Section 4.8, the LLI master plan, and the standards set forth in this section. Partition, subdivision, or property line adjustment approvals will also be required to divide or reconfigure the lots within the master planned area.

(f) No land zoned LLI may be rezoned to another City zone within ten (10) years of its initial LLI designation.

(5) Design Review. Development in the LLI Zone shall comply with the design review criteria for industrial development set forth in MDC 18.40.030.

(6) Conditions of Approval. In addition to any conditions of approval imposed as part of LLI master plan, site plan, conditional use, or any other concurrent approval, the following shall be mandatory conditions of approval for all development and uses within the LLI Zone:

(a) At all times:

(i) Development and uses will not adversely affect or interfere with airport operations and will be subject to applicable FAA regulations and any other federal airport authority, including, without limitation, the City’s grant assurances and requirements under 14 C.F.R. Part 77, as amended, and any applicable airport rules and regulations.

(ii) Development and uses will be subordinate to, and conducted in a manner that will not adversely affect and/or interfere with, airport-related flight operations and/or contribute to flight hazards, including, without limitation, the following: (A) emitting electronic interference with aircraft radio communications or electronic navigational aids; (B) inhibiting pilot visibility through, among other things, emission of smoke or vapor, the use of glaring lights, the use of lights that resemble a layout or color of a landing area, or the use of search lights or flash-type advertising signs; (C) creation of hazards which are dangerous to the safety of aircraft or flying in the vicinity of the airport; and/or (D) creating attractants of birds or wildlife that are hazardous to aircraft.

(iii) The City and the public shall have a right of flight for passage of aircraft in the airspace above the subject land together with the right to cause noise, vibration, dust, fumes, smoke, vapor, and other effects inherent in the navigation or flight of aircraft and/or operation of the airport.

(iv) Development and uses will not interfere with the operation and/or activities of the Airshow of the Cascades during airshow days and will otherwise comply with applicable airshow regulations.

(b) Prior to issuance of a certificate of occupancy:

(i) All buildings with bathroom facilities shall be connected to the City sewer system; or where applicable, connected to an approved septic drain field or alternative wastewater treatment system. Development that occurs within 300 feet of an existing City sewer must connect to the City sanitary sewer. Any structures requiring a building permit shall connect to the City water system and demonstrate compliance with fire-flow and fire protection requirements for the building. The City may authorize connections to an adjoining water system.

(ii) The development shall be connected to a permitted and operational on-site or off-site stormwater management system.

(iii) All required on-site and off-site transportation improvements have been completed. [Ord. 898 § 3 (Exh. D), 2017.]