Chapter 22.28
M—INDUSTRIAL ZONE
Sections:
22.28.400 Conditional use considerations.
22.28.600 Intensity standards.
22.28.700 Site development standards.
22.28.800 Environmental performance standards.
22.28.100 Purpose.
The M zone is intended to provide for manufacturing, processing, research, science, engineering, wholesale trade and services and other commercial, institutional and public activities of a nonretail nature, however, certain limited retail sales may be allowed in conjunction with a permitted use. It is further intended that these activities shall:
(a) Provide employment opportunities; and
(b) Provide for the manufacture and distribution of goods, materials, and services important to local as well as regional commerce and industry. The M zone is intended to provide a high quality working environment that is safe, healthy, aesthetically pleasing, and which in no instance shall cause a detrimental effect on adjacent land uses or the community environment as a whole. (Ord. 572 § 3, 1980: Ord. 370 § 1 (part), 1972)
22.28.200 Location.
The following criteria shall be considered in establishing and maintaining the M zone:
(1) Availability of a sufficiently large area with an ownership pattern to permit industrial development that can accommodate substantial buffering from nonindustrial uses;
(2) Existence of freeways, flood control channels, and highways on the periphery of an area to provide barriers and separation from nonindustrial uses;
(3) Vehicular access from freeways and arterial highways without inducing traffic on residential streets or nonarterial commercial streets. (Ord. 370 § 1 (part), 1972)
22.28.300 Permitted uses.
No use shall be permitted in the M zone except as a conditional or accessory use in accordance with the provisions of this chapter and except as provided for in the emergency shelter (M-1) overlay zone as set forth in Chapter 22.60. (Ord. 992 § 1, 2014: Ord. 370 § 1 (part), 1972)
22.28.350 Accessory uses.
The following accessory uses shall be permitted only in conjunction with an approved conditional use:
(1) Employee recreational facilities and play areas;
(2) Employee cafeterias;
(3) Caretaker’s residences. (Ord. 370 § 1 (part), 1972)
22.28.400 Conditional use considerations.
The M zone uses listed in Section 22.28.430 may be permitted in the M zone if it is found in each case that the following criteria and limitations are met:
(1) All operations and storage of equipment and materials shall be within completely enclosed buildings and suitable evidence shall be provided that no negative environmental effects will be caused by reason of odor, noise, glare, vibration, fumes, smoke, particulate matter, or refuse and that no unsafe or dangerous conditions will be created such as the use of explosion or radiation hazard materials;
(2) Any proposed new use or proposed change of use determined by the approving authority as a possible generator of a negative environmental impact shall be permitted only if the applicant complies with the following requirements and the approving authority is satisfied that the proposed use will not create conditions prohibited by this code or by the environmental performance standards under Chapter 22.80 of this code:
(a) The applicant shall submit a comprehensive statement of the environmental impact of the operation of the proposed activity to include, but not be limited to, effects upon the following:
(i) Air quality, including chemical and particulate pollution, odor, and clarity,
(ii) Water resources,
(iii) Levels of sound pressure and vibration at various distances and locations,
(iv) Public safety, including fire and traffic hazards,
(v) General aesthetic impact on planned and existing adjacent uses.
The statement shall include, but not be limited to, information on proposed construction, machinery, processes and the type and amount of products, byproducts, and materials proposed to be used, including but not limited to water, natural and artificial materials, and all forms of waste. Such statement shall be submitted with and become a part of the precise plan application. The precise plan application shall be considered, in part, on the basis of this statement,
(b) If the director of community development determines that consultant services are necessary to evaluate the environmental impact of a proposed use, the applicant shall post a bond not to exceed five thousand dollars to guarantee payment for consultant services. The city council shall set the amount of said bond. Selection of the consultant shall be according to provisions of Section 606 of the city charter and shall be mutually agreed upon by the applicant and the director of community development. (Ord. 770 § 1 (part), 1996; Ord. 370 § 1 (part), 1972)
22.28.430 Conditional uses.
The following uses may be permitted in the M zone if it is found in each case that the indicated criteria and limitations are satisfied and if specific conditions are imposed to carry out the purposes of this code:
(1) Business and research offices;
(2) Bottling works;
(3) Machine shops;
(4) Manufacture of:
(a) Machinery, electrical equipment and precision instruments;
(b) Products made from pre-prepared materials such as metal, plastic, wood, cloth, leather and ceramic;
(c) Chemicals, chemicals products, pharmaceuticals and cosmetics;
(d) Food products such as bakery goods, candy, dairy products and soft drinks;
(5) Metal plating shops;
(6) Public service facilities: governmental or public utility;
(7) Publishing, printing, lithographing and engraving;
(8) Recycling facility, pursuant to the provisions of Section 22.40.700;
(9) Restaurants, not including drive-in or carry-out service:
(10) Scientific research and experimental development laboratories;
(11) Wholesaling and warehousing;
(12) Self-storage facilities, pursuant to the provisions of Section 22.40.730;
(13) Comparable uses as determined according to the provisions of Section 22.20.100;
(14) Limited retail sales and service in conjunction with any other use in this section. (Ord. 1026 § 2, 2019: Ord. 682 § 4, 1989: Ord. 572 § 4, 1980; Ord. 370 § 1 (part), 1972)
22.28.450 Temporary uses.
For information regarding temporary uses, refer to Section 22.20.450. (Ord. 370 § 1 (part), 1972)
22.28.500 Prohibited uses.
The following uses are prohibited in the M zone:
(1) Automobile repair;
(2) Manufacture or storage of explosives or radioactive materials;
(3) Slaughter of animals;
(4) Truck terminals or car storage;
(5) Wrecking or salvage operations;
(6) Other comparable uses determined according to the provisions of Section 22.20.100 and found to be incompatible, harmful, undesirable, or a use which would negatively affect the environment of the area;
(7) Public and private auctions and auction-related events and activities. (Ord. 827 § 3, 2001; Ord. 370 § 1 (part), 1972)
22.28.600 Intensity standards.
On any parcel of land or unit of development, the following intensity standards shall apply:
(1) Building Coverage: Building coverage shall be no greater than fifty-five percent of the parcel area. (Ord. 370 § 1 (part), 1972)
22.28.700 Site development standards.
In addition to the development standards established by or under Chapter 22.70 to Chapter 22.79 of this code, the following standards shall apply to property in the M zone:
(1) Parcel Dimensions.
(a) The minimum parcel width and depth shall be one hundred feet; provided, that all other provisions of this section are met,
(b) In the case of a lot which is irregular, triangular, or gore-shaped in dimension, the director of community development shall determine in accordance with the orientation of said lot which property line shall be the front lot line for purposes of complying with the provisions of this section;
(2) Parcel Area. The minimum parcel area shall be twenty thousand square feet;
(3) Setbacks. The following setback areas shall be provided:
(a) Adjacent to a Residential Street. Buildings shall be located at least fifty feet from the property line along any street facing a residential area and the majority of the setback area shall be landscaped with the exception that low-profile office structures of less than sixteen feet in height may encroach into the required yard no more than twenty-five feet and may cover not more than twenty percent of the required setback area,
(b) Adjacent to a Nonresidential Arterial Street. Along any street facing a nonresidential area, buildings shall be located at least twenty-five feet from the property line and at least fifty percent of the required setback area shall be landscaped,
(c) Adjacent to a Local Industrial Street. Along any local industrial street, buildings shall be located at least fifteen feet from the property line and shall average no less than a twenty-five foot setback. At least fifty percent of the required setback area shall be landscaped,
(d) Adjacent to Residential Parcel. Along any property line adjacent to a residential area and not separated by a street, the building setback shall be twenty-four feet or a distance equal to the height of the building, whichever is greater,
(e) Adjacent to a Commercial Parcel. Along any property line adjacent to a commercial area and not separated by a street there shall be a setback of at least twenty-four feet,
(f) Adjacent to an Industrial Parcel. Along property lines that separate industrial uses there shall be a minimum setback of twelve feet. Buildings may be constructed on a property line adjacent to an industrial area; provided, that no building shall be constructed which is within twenty four feet of another building on separate property, and that the plan for development is approved by the city council so as to enhance the design of the development. The approving authority may reduce the required setback along a property line separating adjacent parcels in separate ownership if such parcels are included within a unified precise plan of development and have the same land use designation.
(4) Building Height. Building height shall be no greater than thirty-five feet, with the exception that business and research offices and scientific laboratories needing additional office space may be permitted additional building height if the approving authority deems that the proposed development enhances existing and planned development in the area. In no instance shall a building or structure exceed a height equal to the least horizontal distance between the building or structure and a property line adjacent to a residential area or an arterial highway.
(5) Architecture. In approving precise plans, consideration shall be given to architectural quality and compatibility. Any question of architectural quality or compatibility may be referred to a design review committee for review as provided for in Section 23.90.240. Site and building design shall be consistent with the highest quality standards for an industrial park. Architectural considerations shall include, but not be limited to, the following provisions:
(a) Exterior walls shall be of concrete or masonry construction. Metal, plastics, and wood may be used for exterior finish only if used in a decorative manner and approved by the director of community development,
(b) The exterior color and materials of all buildings and block walls facing residential areas shall be harmonious with the residential development. All exterior walls must be either painted or surfaced with decorative materials,
(c) Lighting. Lighting shall be designed not only to afford safety and security, but shall serve to enhance the general appearance of the proposed development. Parking lot lighting fixtures are to have a height no greater than sixteen feet. Walkway lighting fixtures are to have a height no greater than twelve feet. Security lighting fixtures are not to project above the fascia or roof line of the building and are to be shielded from streets and other properties. The shields shall be painted to match the surface to which attached. Security lighting fixtures are not be to substituted for parking lot or walkway lighting fixtures and are restricted to lighting of entrances, loading and storage areas, and similar service areas,
(d) Mechanical Equipment and Ductwork.
(i) All roof-mounted mechanical equipment and/or ductwork, which projects above the roof or roof parapet and is visible from any existing or proposed one or two story structure in the vicinity shall be screened by an enclosure which is consistent with the architecture of the building,
(ii) Mechanical equipment shall not be exposed on an exterior wall surface of a building,
(iii) Cyclone blowers shall be screened by walls, fences or landscape materials and shall be located below the fascia and/or roof line of the building. Further, they shall not located on the front of a building and shall be painted to match the surface to which attached,
(iv) Incinerators are prohibited,
(v) Gutters and downspouts are to be painted to match the surface to which attached unless used as a major design element, in which case the color is to be consistent with the color scheme of the building,
(vi) Vents, louvers, exposed flashing, tanks, stacks, overhead doors, and service doors are to be painted consistent with the color scheme of the building;
(6) Storage. The outdoor storage of wares, merchandise, materials, equipment, crates, bottles, or similar items shall be screened on all sides by masonry fencing and solid wood gates. Outdoor storage areas shall be permitted only as accessory uses to a main building and the total area for such storage shall not exceed twenty percent of the floor area of any buildings on the site;
(7) Refuse Containment. All outdoor trash and refuse storage areas located within public view shall be enclosed from view on all sides not adjacent to a building by a concrete block or masonry wall and solid wood gate at least eight feet high. Trash may be contained within an enclosable metal bin if screened from public view;
(8) Loading Areas. Loading areas or docks shall be located in a manner that prohibits a truck from backing to such an area from any street other than a local industrial street. No loading dock shall face an arterial street or a street adjacent to a school or residential use. All loading areas and loading activities shall be screened from an arterial street, school, or residential area with view-obscuring landscaping and/or decorative block walls;
(9) Off-Street Parking. The following parking spaces shall be provided:
(a) One car space shall be provided for each two hundred fifty square feet of gross floor area for office use.
(b) One car space shall be provided for each five hundred square feet of gross floor area for buildings used exclusively for manufacturing.
(c) One car space shall be provided for each one thousand square feet of the first twenty thousand square feet of gross floor area for buildings used exclusively for warehousing; one car space for each two thousand square feet of gross floor area for the second twenty thousand square feet; and one car space for each four thousand square feet of gross floor area for the remaining square footage.
(d) One adequately sized parking space shall be provided for each truck used in connection with the activity.
(10) Landscaping. A minimum of fifteen percent of the area not occupied by buildings or structures shall be landscaped. The landscaping of parking areas as required in Section 22.74.400 shall not be included as a part of the required fifteen percent landscaping. Landscaped areas located between a parking area or driveway and a street right-of-way shall include earth mounding two to three feet above the curb height. Such parking and driveway areas shall be screened by groupings of trees and bushes in accordance with the development standards established in Chapter 22.70 of this code.
(11) Signs. The provisions of Chapter 22.48 shall apply in the M zone.
(12) Access for the Physically Handicapped. Access must be provided for the physically handicapped to floors other than that closest to grade in office buildings by means of an elevator. Access to office uses on floors other than that closest to grade may be by stairs; provided, that the offices are less than one thousand square feet in total area per floor or that the office uses are incidental to and operated in conjunction with another use (i.e., warehousing, manufacturing, retail sales) within the same building except when the only available toilet facilities are on other levels.
(13) Alarm Systems and Additional Security Devices. Commercial, office, and industrial buildings shall be required to be installed with periphery alarm system wiring approved by the director of community development. In those instances where the proposed use of the property may require additional security devices, then the director of community development may require, in addition to the periphery system wiring, the installation of an approved alarm system device. (Ord. 912 § 31, 2006; Ord. 770 § 1 (part), 1996; Ord. 566 § 1, 1979; Ord. 545 § 5, 1977; Ord. 517 § 7, 1976; Ord. 370 § 1 (part), 1972)
22.28.800 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 shall apply in the M zone. (Ord. 370 § 1 (part), 1972)