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A. Uses Allowed in Croman Mill Zones. Allowed uses include those that are permitted, permitted subject to special use standards, and allowed subject to a conditional use permit. Where Table 18.3.2.040 does not list a specific use and part 18.6 does not define the use or include it as an example of an allowed use, the City may find that use is allowed, or is not allowed, following the procedures of section 18.1.5.040 Similar Uses. Uses not listed in Table 18.2.2.030 and not found to be similar to an allowed use are prohibited. All uses are subject to the development standards of zone in which they are located, any applicable overlay zone(s), and the review procedures of part 18.5. See section 18.5.1.020 Determination of Review Procedure.

B. Uses Regulated by Overlay Zones. Notwithstanding the provisions of chapter 18.2.2 Base Zones, additional land use standards or use restrictions apply within overlay zones. An overlay zone may also provide for exceptions to some standards of the underlying zone. For regulations applying to the City’s overlays zones, please refer to part 18.3.

C. Mixed-Use. Uses allowed in a zone individually are also allowed in combination with one another, in the same structure or on the same site, provided all applicable development standards and building code requirements are met.

Table 18.3.2.040. Croman Mill District Uses Allowed by Zone1

Croman Mill District Zones2

NC

MU

OE

CI

OS

A. Residential

Residential Uses

S

S

N

N

N

Agricultural Uses, except Keeping of Livestock

N

N

N

N

N

Keeping of Bees, Micro-Livestock and Livestock

N

N

N

N

N

Marijuana Cultivation, Homegrown

S

S

N

N

N

Temporary Employee Housing

N

N

S

S

N

B. Commercial

Stores, restaurants, and shops less than 3,000 sq. ft., excluding fuel sales, automobile sales and repair

P

N

N

N

N

Limited stores, restaurants, and shops, excluding fuel sales, automobile sales, and repair, including marijuana retail sales

N

S

S

S

N

Professional, financial, business, and medical offices

N

P

P

S

N

Administrative or research and development establishments

N

P

P

P

N

Child or day care centers

P

S

S

S

N

Fitness, recreations sports, gym or athletic club

P

N

N

N

N

Ancillary employee services (e.g., cafeteria, fitness area)

N

S

S

S

N

Kennels (indoor) and veterinary clinics

N

N

S

S

N

Motion picture, television or radio broadcasting studios

N

P

P

P

N

Temporary uses

C

C

C

C

C

C. Industrial

Manufacturing, assembly, fabrication or packaging including manufacturing of food products

N

P

S

P

N

Limited manufacturing affiliated with a retail use

S

N

N

N

N

Marijuana laboratory, processing, and production

N

S

S

S

N

Rail freight loading dock facilities

N

N

N

P

N

Rail or rapid transit passenger facilities

P

P

P

P

N

Warehouse and similar storage facilities, including marijuana wholesale

N

S

S

S

N

Limited outdoor storage

N

S

S

S

N

Wireless communication facilities attached to an existing structure pursuant to Sec. 18.72.180

C

C

P

P

N

Freestanding wireless communication support structures pursuant to Sec. 18.72.180

C

C

C

C

N

D. Public and Institutional

Public service or community buildings with office or space used directly by the public

P

C

C

C

P

Public service or community buildings without office or space used directly by the public

C

C

C

C

C

Public and quasi public utility facilities enclosed in a building

S

S

S

S

S

Oregon Department of Transportation (ODOT) maintenance facility and yard

S

N

N

N

N

Private school, college, trade school, technical school or similar school

C

C

C

C

N

Electrical substations

N

N

C

C

N

Rail or rapid transit passenger facilities

P

P

P

P

N

Warehouse and similar storage facilities

N

S

S

S

N

Limited outdoor storage

N

S

S

S

N

Wireless communication facilities attached to an existing structure pursuant to 18.72.180

C

C

P

P

N

Freestanding wireless communication support structures pursuant to 18.72.180

C

C

C

C

N

Public service or community buildings with office or space used directly by the public

P

C

C

C

P

Public service or community buildings without office or space used directly by the public

C

C

C

C

C

Public and quasi public utility facilities enclosed in a building

S

S

S

S

S

Oregon Department of Transportation (ODOT) maintenance facility and yard

S

N

N

N

N

Private school, college, trade school, technical school or similar school

C

C

C

C

N

Electrical substations

N

N

C

C

N

1 Key: P = Permitted Uses; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed.

2 Zones: NC = Neighborhood Commercial; MU = Mixed Use; OE = Office Employment; CI = Compatible Industrial; OS = Open Space.

D. Special Use Standards. The uses listed as “Permitted with Special Use Standards (S)” in Table 18.3.2.040, above, are allowed provided they conform to the requirements of this section and the requirements of chapter 18.5.2 Site Design Review.

1. Residential Uses. Residential uses provided all of the following standards are met.

a. The ground floor area shall be designated for permitted or special permitted uses, excluding residential.

b. Residential densities shall not exceed the densities in section Dimensional Regulations. For the purposes of density calculations, units of less than 500 square feet of gross habitable floor area shall count as 0.75 of a unit.

c. Residential uses shall execute a hold harmless covenant and agreement stating they shall not protest impacts from commercial and industrial uses within the district.

2. Marijuana Cultivation, Homegrown. Subject to the standards in subsection 18.2.3.190.A.

3. Temporary Employee Housing. Residential units for use by persons employed within the facility and their families when all of the following standards are met.

a. Employee housing densities shall not exceed two units per acre. For the purposes of density calculations, units of less than 500 square feet of gross habitable floor area shall count as 0.75 of a unit.

b. The employee housing shall be in conjunction with a permitted or special permitted use on the property.

c. Units shall be restricted by covenant to be occupied by persons employed by a business operating on the property.

4. Limited Commercial Services and Retail. Stores, restaurants, shops, child/day care facilities, and ancillary employee services, when all of the following standards are met.

a. In the CI, MU, and OE zones, a maximum of 15 percent of the gross floor area in a building may be used for any or a combination of the following special permitted uses when the standards in this section are met: limited stores, restaurants, and shops; child or day care facilities; and ancillary employee services.

b. Limited Stores, Restaurants and Shops. In the MU zone, the floor area shall be limited to retail uses in conjunction with a permitted use.

c. Child or Day Care Facilities. Primary program activities are integrated into the interior of the building.

d. Ancillary Employee Services. Developments may include ancillary employee services such as cafeterias, fitness areas, or other supportive services generally intended to support the needs of employees when the following standards are met.

i. The use is integrated into the interior of the building.

ii. The ancillary employee services shall be in conjunction with a permitted or special permitted use on the property.

e. Marijuana Retail Sales. Marijuana retail sales are subject to the standards a-d in subsection 18.3.2.040.D.4, above, and the standards for marijuana-related businesses in subsection 18.2.3.190.B.

5. Professional, Financial, Business and Medical Offices in CI Zone. Developments in the CI zone may include ancillary office uses to support the operations of a permitted use on-site provided the maximum floor area dedicated for office uses shall not exceed 50 percent of the ground floor area.

6. Kennels. Kennels when all of the following standards are met.

a. Kennels shall be located at least 200 feet from the nearest residential dwelling.

b. All animals shall be boarded within a building at all times.

c. No noise or odor shall emanate outside the walls of the building used as a kennel.

d. A disposal management plan shall be provided demonstrating all animal waste will be disposed of in a sanitary manner.

7. Manufacture, Assembly, Fabrication, and Packaging in OE Zone. Developments in the OE zone may include ancillary manufacturing, assembly, fabrication, and packaging uses to support the operations of a permitted or special permitted use on-site when all of the following standards are met.

a. The maximum floor area dedicated to manufacturing, assembly, fabrication, and packaging shall be 50 percent of the ground floor area.

b. No outside space shall be used for the manufacturing, assembly, fabrication, and packaging processes.

8. Limited Manufacturing Affiliated with a Retail Use. Manufacturing, assembly, fabrication, or packaging contiguous to and associated with a retail space, provided the maximum floor area dedicated to manufacturing occupies 1,000 square feet, or ten percent of ground floor area, whichever is less.

9. Marijuana Laboratory, Processing, and Production.

a. Marijuana laboratory, processing, and production are subject to the standards for marijuana-related businesses in subsection 18.2.3.190.B.

b. In the OE zone, marijuana laboratory, processing, and production are subject to subsection 18.3.2.040.D.7, above.

10. Warehouse and Similar Storage Facilities. Warehouse and similar storage facilities when all of the following standards are met.

a. The maximum floor area dedicated for use as warehouse or similar storage uses in the OE and MU zones shall be 50 percent of the ground floor area.

b. Warehouse and storage facilities shall be provided only in conjunction with, and for the exclusive use by, a permitted or special permitted use on the property.

c. Self-service mini-warehouses are prohibited.

d. No outside space shall be used for storage, unless approved as a limited outdoor storage area.

e. Marijuana Wholesale. Marijuana wholesale storage is subject to the standards a-d in subsection 18.3.2.040.D.10, above, and the standards for marijuana-related businesses in subsection 18.2.3.190.B.

11. Limited Outdoor Storage. Limited outdoor storage associated with a permitted or special permitted use when all of the following standards are met.

a. The maximum area dedicated to outdoor storage shall be 1,000 sq. ft. in the OE and MU zone; and 2,500 sq. ft. in the CI zone, or 50 percent of the ground floor area of the building housing the associated permitted or special permitted use, whichever is greater.

b. The outdoor storage shall be located behind or on the side of buildings, and shall be located so the outdoor storage is the least visible from the street that is reasonable given the layout of the site.

c. The outdoor storage shall be screened from view by placement of a solid wood or metal fence, or a masonry wall from five to eight feet in height.

d. The associated permitted use shall obtain a minimum of 50 percent of the employment density targets for the Croman Mill District.

12. Public and Quasi-Public Utility Service Buildings. Public and quasi-public utility service buildings when all of the following standards are met.

a. Facilities and structures that are accessory to a public park in the OS zone, including but not limited to maintenance equipment storage, enclosed picnic facilities, and restrooms.

b. Public and quasi-public utility service building relating to receiving and transmitting antennas and communication towers are subject to the applicable provisions of 18.4.10.

c. Public and quasi-public utility service building shall demonstrate all of the following.

i. The need for the facility, present or future; and how the facility fits into the utility’s master plan.

ii. The facility utilizes the minimum area required for the present and anticipated expansion.

iii. Compatibility of the facility with existing surrounding uses and uses allowed by the plan designation.

13. Oregon Department of Transportation Maintenance Facility and Storage Yard. For the Oregon Department of Transportation Ashland maintenance facility and storage yard located on property within the NC zone, all the following shall apply.

a. Buildings may be enlarged or replaced subject to Basic Site Review Standards.

b. Are exempt from the Dimensional Regulations per 18.3.2.050 with the exception of minimum side and rear yard setbacks abutting a residential district and maximum height.

c. Are exempt from the requirements of part 18.4 Site Development and Design Standards, and the requirements of 18.3.2.060 Croman Mill District Site Development and Design Standards

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