Chapter 18.75
INDUSTRIAL ZONES
Sections:
18.75.030 Standards for permitted uses.
18.75.050 Development standards.
18.75.070 Design review requirements.
18.75.080 Design review criteria.
18.75.090 Industrial performance standards.
18.75.010 Purpose.
(1) Light Industrial (IL) Zone. The purpose of the light industrial (IL) zone is to:
(a) Define and protect areas suitable for a wide range of light manufacturing and related activities;
(b) Ensure that such activities are developed and maintained so as to be compatible with immediately surrounding land uses and the general community;
(c) Provide standards and review procedures by which such compatibility can be assured.
(2) Industrial Park (IP) Zone. The industrial park (IP) zone is intended to accomplish the following purposes:
(a) To define and protect areas for manufacturing and related industrial activities;
(b) To ensure that such activities are developed and maintained so as to be compatible with immediately surrounding land uses and the general community;
(c) To provide standards and review procedures by which such compatibility can be assured.
(3) General Industrial (GI) Zone. The general industrial (GI) zone provides land for and encourages the grouping together of warehousing, manufacturing, and other industrial uses to ensure that such activities are developed and maintained so as to be compatible with immediately surrounding land uses and the general community. The general industrial zone provides standards and review procedures by which such compatibility can be assured. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.020 Permitted uses.
Within any industrial zone, no structure shall be used, constructed, erected, or altered, and no lot shall be used or occupied for any purposes except as allowed per Table 18.75.020-1. Uses are permitted as follows:
(1) P = use permitted outright.
(2) C = use permitted with conditional use approval per Chapter 18.25 MCC.
(3) S = use permitted pursuant to special use standards in Chapter 18.30 MCC.
(4) N = use not permitted.
(5) Uses not listed are considered not permitted unless approved through a similar use determination in accordance with MCC 18.05.110.
Table 18.75.020-1 Permitted Uses in the Industrial Zones
In the table below, use categories are used consistent with the descriptions in Chapter 18.27 MCC. In some cases, specific uses are called out in the table where needed for clarity or special circumstance.
|
Use Category |
Industrial Zones |
|||
|---|---|---|---|---|
|
IL |
IP |
GI |
||
|
INDUSTRIAL USE CATEGORIES |
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|
Manufacturing and Production |
|
|
|
|
|
|
At least 50% of use fully enclosed in building |
P |
P |
P |
|
|
More than 50% of use not fully enclosed in building |
CU |
CU |
P |
|
|
Marijuana Production, Processing, Testing Laboratories, and Wholesale Sales Facilities1 |
P |
P |
P |
|
Warehouse, Freight Movement, and Distribution |
P |
P |
P |
|
|
Industrial Services |
|
|
|
|
|
|
At least 50% of use fully enclosed in building |
P |
P |
P |
|
|
More than 50% of use not fully enclosed in building |
CU |
CU |
P |
|
Waste-Related; Recycling Facilities |
CU |
CU |
CU |
|
|
|
Landfills |
N |
N |
N |
|
Wholesale Sales |
|
|
|
|
|
|
At least 50% of use fully enclosed in building |
P |
P |
P |
|
|
More than 50% of use not fully enclosed in building |
P |
CU |
P |
|
COMMERCIAL USE CATEGORIES |
||||
|
Office |
P2 |
P |
P2 |
|
|
Commercial Parking |
P |
P |
P |
|
|
Commercial Outdoor Recreation |
CU |
CU |
CU |
|
|
Retail Sales and Service |
N |
N |
N |
|
|
|
Retail sales accessory to a permitted industrial use |
P3 |
P3 |
P3 |
|
Self-Service Storage |
P |
P |
P |
|
|
INSTITUTIONAL USES |
||||
|
Basic Utilities |
P |
P |
P |
|
|
|
Wireless communication facilities, in accordance with the provisions of Chapter 18.35 MCC |
CU |
CU |
CU |
|
RESIDENTIAL USES |
||||
|
|
Caretakers and night watch person |
N |
P |
N |
|
Notes: 1. Marijuana production, processing, testing laboratories, and wholesale sales facilities are subject to the standards of MCC 18.30.040. 2. In the IL and GI zones, office uses are allowed only in conjunction with and as accessory to a permitted industrial use as defined in Chapter 18.27 MCC. 3. In the industrial zones, retail sales uses must be associated with and accessory to a permitted industrial use. Retail sales uses may not exceed 5,000 square feet of floor area per lot. |
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(Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.030 Standards for permitted uses.
Permitted uses must be located and arranged according to a plan providing for aesthetic and other conditions in harmony with the neighborhood, and not be offensive or obnoxious by reason of emission of odor, dust, smoke, gas, light, noise, or vibration. All proposed development must be approved by the Planning Commission as part of the design review process. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.040 Limitations on use.
The following special development limitations shall apply:
(1) Outside storage abutting or facing a residential or commercial zone shall be enclosed by a sight-obscuring fence or wall.
(2) Requirements.
(a) The fence or wall shall obstruct the storage from view on the sides of the property abutting or facing these zones and shall be at least six feet in height.
(b) The fence or wall shall be of such material and design that it will reduce noise emanating from the site and shall be maintained in good condition and repair.
(c) The fence or wall shall be free of advertising, graffiti, or extraneous markings.
(3) Outside storage in a required yard shall not exceed eight feet in height. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.050 Development standards.
All development in industrial zones shall comply with the following provisions of Table 18.75.050-1 and all other applicable provisions of this title:
|
Standard |
Industrial Zone |
|||
|---|---|---|---|---|
|
IL |
IP |
GI |
||
|
Minimum Lot Area (square feet) |
5,000 |
10,000 |
None |
|
|
Minimum Lot Width (feet) |
50 |
None |
None |
|
|
Minimum Yards (feet) |
|
|
|
|
|
|
Front Yard |
20 |
201 |
None |
|
|
Front Yard Located on Arterial or Collector Street |
15 |
201 |
30 |
|
|
Side Yard |
10 |
10 |
None |
|
|
Side Yard Adjoining Residential District |
10 |
10 |
20 |
|
|
Rear Yard |
10 |
10 |
None |
|
|
Rear Yard Adjoining Residential District |
10 |
10 |
20 |
|
|
Minimum and Maximum Residential Density |
Not applicable |
Not applicable |
Not applicable |
|
Maximum Building Height (Feet) |
45 |
45 |
45 |
|
|
1 No front yard shall be used as a loading, parking, or storage area. |
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(1) Off-Street Parking. Off-street parking shall conform to the standards of Chapter 18.130 MCC, Parking.
(2) Signs. Signs shall conform to the provisions of Chapter 15.10 MCC.
(3) Subdivisions and Partitions. All land divisions shall be reviewed in accordance with the provisions of MCC Title 17.
(4) Landscaping. A minimum of 10 percent of the gross land area shall be devoted to landscaping in industrial developments. Landscaping in industrial developments shall be designed to:
(a) Create an attractive streetscape along property frontage, particularly for industrial developments located along arterial or collector streets;
(b) Serve as a screen or buffer between industrial developments and other nonindustrial uses, particularly residential uses;
(c) Provide for the landscaping of parking areas to facilitate vehicular movement and break up large areas of impervious surface; and
(d) Buffer or screen loading and utility areas.
All landscaping improvements shall be installed and maintained in accordance with Chapter 18.145 MCC.
(5) On-Site Lighting. All on-site lighting shall be designed, located, shielded, or deflected so as not to shine on off-site structures or impair the vision of the driver of any vehicle. A master plan for on-site lighting shall include the design, height, and location of all proposed exterior lights, including:
(a) Parking and loading areas;
(b) Pedestrian walkway lighting;
(c) Internal access road lighting;
(d) Lighting of public entrances into buildings; and
(e) Flood lights illuminating buildings or significant natural features.
(6) Equipment and Utilities. All utility lines shall be placed underground. All roof-mounted fixtures and utility cabinets or similar equipment that must be installed above-ground shall be visually screened from public view. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.060 Access.
Access points to property from a street shall be located to minimize traffic congestion, and maximum effort shall be made to avoid directing traffic into residential areas. Existing access roads and access points shall be used to the maximum extent possible to serve the greatest number of uses. All access roads and driveways shall be surfaced with asphaltic concrete or similar permanent surfacing. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.070 Design review requirements.
For industrial developments subject to design review pursuant to MCC 18.10.120, the following requirements apply:
(1) Proposals shall include the following information:
(a) Description of the proposed use that includes, but is not limited to, information regarding the types of goods produced, manufacturing or fabrication processes, materials used for manufacturing, processing, and fabrication, number of employees, hours of operation, estimated truck and vehicular traffic volumes, noise impacts, and other information as required by the Planning Commission;
(b) Vicinity Map. The vicinity map shall indicate the subject property, all surrounding properties within 1,000 feet, streams or drainage ways and roads;
(c) Plot Plan. The plot plan shall be drawn at a scale of one inch equals 100 feet or at a larger scale and show the following:
(i) Property lines;
(ii) Required yards and setbacks;
(iii) Location of proposed structures;
(iv) Location of storage and loading areas;
(v) Location of parking spaces and facilities;
(vi) Access and circulation system;
(vii) Landscaping, screening, and fencing;
(viii) Existing and proposed utilities and service;
(ix) Public areas, dedicated rights-of-way and easements; and
(x) On-site lighting plan;
(d) Address and legal description of the property;
(e) The fee established by the City to defray the costs of processing the design review;
(f) Township range, section, and tax lot number;
(g) A brief statement regarding the proposed water supply system;
(h) A brief statement regarding the proposed sewage and waste disposal system; and
(i) An outline of proposed deed restrictions or covenants.
(2) Paper copies of the plans and information required in this section above shall be submitted to the City at least 30 days prior to the meeting at which the proposal is to be reviewed. The City shall specify size and number of copies to be submitted.
(3) The Planning Commission shall review the proposal in accordance with the design review criteria specified in MCC 18.75.080 and may suggest revisions to the proposal. Any building permit for a use, activity, or structure subject to design review shall be issued only for the development as approved by Planning Commission.
Under the provisions of this section, the Planning Commission may approve, conditionally approve, or disapprove a proposal for a use or structure in the industrial zones. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.080 Design review criteria.
The Planning Commission shall consider the following criteria in evaluating industrial design review applications in order to ensure that the purposes of this section are met:
(1) The use, as proposed, is consistent with the description of permitted uses in MCC 18.75.030, or that the use is listed as a conditional use in MCC 18.75.030, and the applicant has submitted a concurrent conditional use permit application.
(2) The location, design, size, shape, and arrangement of the uses and structures are in scale with, and are compatible with, surrounding structures and land uses.
(3) The quantity, location, height, and materials of walls, fences, hedges, screen plantings, and landscaped areas are such that they serve their intended purpose and have no undue adverse effect on abutting land uses.
(4) The development meets all landscaping requirements and includes suitable planted ground cover, or other surfacing is provided to prevent erosion and reduce dust.
(5) Adequate public facilities are available to serve the development or will be made available through development of the property.
(6) Adequate right-of-way and road improvements are provided by the development, based on anticipated traffic generation, in order to promote traffic safety and reduce traffic congestion. Consideration shall be given to the need and feasibility of widening and improving abutting streets to City specifications and also to the necessity for such additional requirements as lighting, sidewalks, turn and deceleration/acceleration lanes and frontage roads.
(7) The access meets all requirements, and the circulation pattern within the boundaries of the development is safe and efficient. Consideration shall be given to the layout of the site with respect to the location and dimensions of vehicular and pedestrian entrances, exits, drives, walkways, buildings, and other related facilities.
(8) Off-street parking and loading-unloading facilities are provided in a safe and efficient manner and meet all applicable requirements. Such consideration shall include the layout of the parking and loading-unloading facilities and their surfacing, lighting, and landscaping.
(9) All proposed signs meet the requirements of the sign code.
(10) On-site lighting meets the requirements of MCC 18.75.090(1)(b). (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.090 Industrial performance standards.
No structure shall be used, constructed, erected, or altered, and no lot shall be used or occupied for any purposes in the industrial zones until they are found to be in conformance with the review procedures of MCC 18.10.110 and the standards set forth in this section.
The discharge into the environment of solids, liquids, or gases in such quantities as to be detrimental to the public health, safety, and welfare; or to cause injury to human, plant, or animal life; or to property is prohibited in industrial zones. No land or structure shall be used or occupied unless there is continuing compliance with the following standards:
(1) Heat, Glare, and Light.
(a) Except for exterior lighting, operations producing heat or glare shall be conducted entirely within an enclosed building; such heat and glare shall not be discernable at or beyond the property line;
(b) Exterior lighting shall be directed away from and shall not reflect on adjacent properties.
(2) Noise. Noise shall be muffled and shall not be objectionable due to intermittence, frequency, or shrillness and shall not exceed the standards established by the State Department of Environmental Quality.
(3) Sewage. Adequate provision shall be made for the disposal of sewage and waste materials. Such provisions shall meet the requirements of the State Department of Environmental Quality.
(4) General Standards. No activity shall be conducted that will cause the emission of noise, vibration, residue, discharge, or odor that is offensive to the community. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)
18.75.100 Conditions.
Conditions may be established by the Planning Commission for any use, activity, or structure subject to the site review provisions. Such conditions shall be the minimum necessary to ensure that the purpose of the industrial zone is accomplished. Guarantees and evidence that such conditions will be complied with may be reviewed. Design review requires applicants to state the hours of operation for their activities and state how they will comply with the City’s industrial performance standards. (Ord. 1408, § 1 (Exh. A), May 2, 2023.)