In addition to the objectives outlined in Section 17.01.110, Purpose and scope, the industrial zones are included to provide for a quality working environment and to achieve a harmonious mixture of uses which might otherwise be considered incompatible when located in close proximity. Activities are intended to promote employment opportunities in manufacturing, service, research and development, engineering and wholesale trade. In addition, the industrial zones are included to advance the following objectives:

1.

To reserve appropriately located areas for industrial use and protect these areas from intrusion by dwellings and other inharmonious uses.

2.

To protect residential and commercial uses from noise, odor, dust, smoke, light intrusion, truck traffic, and other objectionable influences and to prevent fire, explosion, radiation, and other hazards incidental to certain industrial activities.

3.

To provide sufficient open space around industrial structures to protect them from hazard and to minimize the impact of industrial operations on nearby residential or commercial zones.

4.

To minimize traffic congestion and to avoid the overloading of utilities by restricting construction of buildings of excessive size in relation to the amount of land around them.

I General Industrial Zone. This zone is intended as an area for modern industrial manufacturing and heavy industrial uses while permitting research, and administrative facilities that can meet high performance and development standards. Retail commercial uses are limited to those that occupy up to twenty-five percent of the gross floor area in conjunction with a permitted or conditional use.

IL Light Industrial Zone. This zone is intended as a transition zone between the heavy industrial uses in general industrial zone (I) to residential and commercial zones. It is intended to provide for a mix of light non-polluting types industrial, office and commercial uses. As a transition zone it provided the flexibility of responding to economic demands for various types of compatible uses.

BP Business Park. This zone intends to accommodate various low-intensity, nonpolluting types of manufacturing operations, research and development, and small businesses. This zone promotes campus-style industrial and business parks and is intended to provide "clean" industries that do not generate nuisance or unsafe levels of noise, vibration, air emissions, truck traffic, or liquid and solid waste.

(1992 zoning ord. (part))

(Ord. No. 1173, § 3, 10-12-16)

_____

The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses subject to a conditional use permit where the symbol "C" appears in the column beneath each zone designation. Where the symbol "X" appears the use shall be prohibited.

(1992 zoning ord. (part))

(Ord. No. 1173, § 3, 10-12-16; Ord. No. 1200, § 3, 5-15-19)

Prior to the construction of any building or structure on any lot within the I zones, a development review is required pursuant to Chapter 17.01, Article VII. The following property development standards shall apply to all land and buildings other than accessory buildings authorized in this zone. Any legal lot may be used as a building site, except no building permit shall be issued for any lot having a lot size less than four thousand square feet. Each building site shall have a minimum twenty-foot-wide vehicular access to a street.

A.

General Requirements. The following requirements are minimums unless otherwise stated.

_____

B.

Special Requirements.

1.

In the general industrial (I) zone, a minimum setback of twenty-five feet shall be required wherever a lot in the I zone abuts a lot in any residential zone. Said setback may be used for required open off-street parking areas. The setback may be increased by the approving authority in situations where additional distance would help to mitigate or alleviate potential problems or hazards.

2.

The average setback shall be no less than the minimum of the zone. The minimum setback shall be no less than ten feet.

3.

Landscaping Requirements. Required setbacks shall be landscaped. Landscaping shall consist predominantly of drought tolerant, low maintenance plant materials and shall be irrigated by automatic sprinklers. All landscaping shall be permanently maintained in a clean and healthy and thriving condition, free of weeds, trash and debris.

a.

Along all street frontages situated across from any residentially zoned property, a minimum three feet high landscaped earthen berm shall be constructed. Along all other lot lines adjacent to residential zones, a maximum six feet high masonry wall shall be constructed. Fences should blend in with the site's architecture. In addition, along lot lines adjacent to residentially zoned property, five gallon trees twenty feet on-center and shrubbery shall be installed and maintained along the inside of the wall to provide a dense landscape screen.

b.

All surface parking lots shall be designed and well maintained in accordance with Section 17.13.160(B).

4.

Streetscapes shall be enhanced to provide an ease in the transition from the street to the building. Patios, parking and circulation spaces can be included in setback areas to help buffer adjoining parcels from one another.

5.

Reciprocal ingress and egress, circulation and parking arrangements shall be promoted where possible and feasible to facilitate ease of vehicular movement between adjoining properties and to limit superfluous driveways.

(1992 zoning ord. (part))

(Ord. No. 1173, § 3, 10-12-16)

A.

Site Planning. Site design in the PID zone shall include the following elements:

1.

Controlled and convenient access, vehicular circulation, employee and visitor parking and truck loading areas;

2.

Service areas located at the sides and rear of buildings;

3.

Screening of outdoor storage, work areas and equipment; and

4.

Landscaped areas a minimum of five feet wide separating buildings from paved parking and vehicle circulation areas.

5.

Varying building and parking setbacks to avoid long monotonous building facades and to create diversity.

6.

Where manufacturing uses are adjacent to non-industrial zones, appropriate buffering techniques such as setbacks proportional to building size and screening with walls and landscaping shall be provided to mitigate any negative effects of manufacturing operations.

B.

Architectural Design Guidelines.

1.

Employ a diversity of materials and structure forms, to create visual character and interest. Appropriate alteration of colors and materials shall be used to produce diversity and enhance architectural forms.

2.

Design elements that are undesirable in the street wall elevations and shall be generally avoided include:

a.

Highly reflective surfaces;

b.

Large blank, unarticulated building facades and wall surfaces;

c.

Exposed, untreated precision block walls;

d.

Chain link, barbed wire or razor wire fencing visible from public rights-of-way;

3.

Quality building materials that will withstand weather extremes and accidental damage from machinery and vehicles shall be chosen, whenever feasible.

4.

No metal buildings shall be allowed unless the building is designed with architectural enhancements on facades visible from public rights-of-way.

5.

All roof top equipment must be screened from public view by screening materials of the same nature as the building's basic materials. The roof design should be considered as a component of the overall architectural design theme. Mechanical equipment generally shall be located below the highest vertical element of the building.

C.

Parking and Loading.

1.

Large expansive paved areas located between the street and the building are to be avoided in favor of smaller multiple lots separated by landscaping and buildings.

2.

The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, combine circulation and access areas where possible, provide adequate maneuvering and stacking areas and consideration for emergency vehicle access.

3.

Entrances and exits to and from parking and loading facilities shall be clearly marked with appropriate directional signage where multiple access points are provided. The use of sidewalks, pavement, gates, lighting and landscaping to and from entrances and exits shall also be used to clearly guide the public.

4.

Vehicles shall not be required to enter the street in order to move from one area to another on the same site.

5.

Parking lots adjacent to and visible from public streets shall be adequately screened from view through the use of rolling earth berms, low screen walls, changes in elevation, landscaping or combinations thereof whenever possible.

6.

The manufacturing site shall be a self-contained development capable of accommodating its own parking needs. The use of the public street for parking and staging of trucks is not allowed.

7.

Uses that rely on larger trucks for pickup and deliveries shall include separated truck parking facilities on-site to support the use.

8.

Loading facilities shall be screened from view from the public right-of-way.

D.

Landscaping. Landscaping shall be used to help define entrances to buildings and parking areas, separate buildings from adjacent paved parking and vehicle circulation areas, providing transition between neighboring properties (buffering) and providing screening for outdoor storage, loading and equipment areas.

1.

A landscape and irrigation plan showing the location of all landscaped areas with the proposed shrubs, trees, groundcover and irrigation equipment clearly labeled. The landscape plan shall be subject to review and approval by the planning director.

2.

A minimum of ten percent of the net lot area shall be landscaped and irrigated. Landscaping within the public right of way, when appropriate, shall not be included.

3.

A ten-foot-wide landscape strip shall be installed along all street frontages, except for driveway openings. This may include landscaping within the public right-of-way,

4.

Where provisions for a six-foot-high solid fence or wall are made along the side street property line, a minimum of five and one-half feet of the public right-of-way shall be permanently landscaped and maintained.

5.

All primary entrances to Light Industrial Developments shall receive special landscape treatment.

6.

Landscaping shall be in scale with adjacent buildings and be of appropriate size at maturity to accomplish its intended purpose.

7.

Use of vines on walls is appropriate in manufacturing areas because such walls often tend to be large and blank.

8.

Landscaped areas a minimum of five feet wide shall be provided between the building and the public right-of-way.

9.

Trees and other landscaping shall be distributed throughout the parking lot and between the public street and parking areas, not simply at the ends of parking aisles. Landscaping shall be protected from vehicular damage by raised planting surfaces, use of curbs or some other appropriate manner.

10.

Landscaping plant materials and features for individual lots shall be made an integral part of the overall landscaping park theme. The use of earth mounds is recommended, both to screen and to add to the natural theme of landscaping semipublic to private space. Walls should also be used to screen automobiles, loading and storage areas and utility structures and provide barriers to conflicting uses. Walls should be as low as possible while still performing their screening and security functions.

E.

Walls and fences.

1.

Where walls are used to screen storage and equipment areas, they shall be designed to blend with the site's architecture. Perimeter screening walls shall be architecturally treated from public view. Plant materials should be used in combination with such walls.

2.

When security fencing is required, it shall be a combination of solid pillars or short solid wall segments and open fence work if visible from the public right of way. No chain link fencing is allowed along the public right-of-way.

3.

Long lengths of fence or wall surfaces shall be offset a minimum of two feet every fifty feet if visible from the public right of way or articulated to the satisfaction of the planning director.

F.

Screening.

1.

Screening for outdoor storage shall be determined by the height of the material being screened.

2.

Where screening of outdoor storage or equipment yards is required, a combination of elements shall be used including buildings, solid masonry walls, landscaping and landscaped berms.

3.

Black powder or vinyl-coated chain link fencing with slatting is an acceptable screening material only for areas of a lot not visible from the public right-of-way.

4.

Any equipment, whether on the roof, side of building or ground, shall be screened from view of public and private streets. The method of screening shall be architecturally integrated in terms of materials, color, shape and size. The screening design shall blend with the building design. Where groupings of equipment are provided, a continuous screen is desirable.

5.

All roof-mounted mechanical equipment and/or duct work, which projects more than one and one-half feet above the roof or roof parapet and is visible from an adjoining street is to be screened by an enclosure which is architecturally consistent with the building.

6.

No mechanical equipment except for emergency equipment and air conditioning equipment is to be exposed on the wall surface of a building. Such mechanical equipment shall be screened by an enclosure which is consistent with the building architecture.

7.

All outdoor storage areas and service yards, loading docks and ramps, electrical cage enclosures and storage tanks are to be screened from view from adjacent streets, by an eight-foot high fence or wall.

8.

No outdoor storage of materials or equipment shall be permitted in required setbacks, off-street parking and loading, required access drives, maneuvering areas or public streets.

9.

Except for trucks or other vehicles necessary for the operation of the business, no materials or equipment shall be stored to a height greater than eight feet if visible from the public right-of-way.

10.

Except for properly screened outdoor storage of materials and finished products, all processes and activities related to a permitted or conditional use shall be conducted within a completely enclosed structure.

11.

All outside refuse collection areas shall be screened by a six-foot high decorative block concrete, or stucco wall with concrete floor and apron and a solid or chain link gate with wood slats. The location, size and number of trash bins and enclosures shall be subject to review and approval by the director of community development.

G.

Lighting.

1.

Lighting shall be used to provide illumination for the security and safety of on-site areas such as parking lots, walkways, entrances, exits and related areas.

2.

The design of light fixtures and their structural support shall be architecturally compatible with main buildings on-site. Lighting shall be integrated with the architectural design for the buildings.

3.

As a security device, lighting shall be adequate but not overly bright. All accesses to buildings shall be well lighted.

4.

All exterior fixtures shall be illuminated from dusk until dawn, unless otherwise approved for the site.

5.

When feasible, any exterior lighting device designed for security lighting shall be protected by weather and vandal-resistant covering.

6.

All lighting shall be shielded to confine light spread within the site boundaries and reduce glare impacts to adjacent properties.

7.

Lighting shall be maintained at all times to the standards approved for the site.

(Ord. No. 1173, § 3, 10-12-2016)

Site Planning. Site design in the BP zone shall include the following elements:

A.

Controlled and convenient access, vehicular circulation, employee and visitor parking and truck loading areas;

B.

Service areas located at the sides and rear of buildings;

C.

Screening of outdoor storage, work areas and equipment; and

D.

Landscaped areas a minimum of five feet wide separating buildings from paved parking and vehicle circulation areas.

E.

Varying building and parking setbacks to avoid long monotonous building facades and to create diversity.

F.

Where manufacturing uses are adjacent to non-industrial zones, appropriate buffering techniques such as setbacks proportional to building size and screening with walls and landscaping shall be provided to mitigate any negative effects of manufacturing operations.

G.

Architectural Design Guidelines.

1.

Employ a diversity of materials and structure forms, to create visual character and interest. Appropriate alteration of colors and materials shall be used to produce diversity and enhance architectural forms.

2.

Design elements that are undesirable and shall be generally avoided include:

a.

Highly reflective surfaces;

b.

Large blank, unarticulated building facades and wall surfaces;

c.

Exposed, untreated precision block walls;

d.

Chain link, barbed wire or razor wire fencing visible from public rights-of-way;

3.

Quality building materials that will withstand weather extremes and accidental damage from machinery and vehicles shall be chosen, whenever feasible.

4.

No metal buildings shall be allowed unless the building is designed with architectural enhancements on facades visible from public rights-of-way.

5.

All roof top equipment must be screened from public view by screening materials of the same nature as the building's basic materials. The roof design should be considered as a component of the overall architectural design theme. Mechanical equipment generally shall be located below the highest vertical element of the building.

H.

Parking and Loading.

1.

Large expansive paved areas located between the street and the building are to be avoided in favor of smaller multiple lots separated by landscaping and buildings.

2.

The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, combine circulation and access areas where possible, provide adequate maneuvering and stacking areas and consideration for emergency vehicle access.

3.

Entrances and exits to and from parking and loading facilities shall be clearly marked with appropriate directional signage where multiple access points are provided. The use of sidewalks, pavement, gates, lighting and landscaping to and from entrances and exits shall also be used to clearly guide the public.

4.

Vehicles shall not be required to enter the street in order to move from one area to another on the same site.

5.

Parking lots adjacent to and visible from public streets shall be adequately screened from view through the use of rolling earth berms, low screen walls, changes in elevation, landscaping or combinations thereof whenever possible.

6.

The manufacturing site shall be a self-contained development capable of accommodating its own parking needs. The use of the public street for parking and staging of trucks is not allowed.

7.

Uses that rely on larger trucks for pickup and deliveries shall include separated truck parking facilities on-site to support the use.

8.

Loading facilities shall be screened from public view. Loading facilities should be located at the rear of the site where special screening may not be required.

I.

Landscaping. Landscaping shall be used to help define entrances to buildings and parking areas, separate buildings from adjacent paved parking and vehicle circulation areas, providing transition between neighboring properties (buffering) and providing screening for outdoor storage, loading and equipment areas.

1.

A landscape and irrigation plan showing the location of all landscaped areas with the proposed shrubs, trees, groundcover and irrigation equipment clearly labeled. The landscape plan shall be subject to review and approval by the planning director.

2.

A minimum of fifteen percent of the net lot area between the building and the public right-of-way and the building shall be landscaped and irrigated.

3.

A ten-foot-wide landscape strip shall be installed along all street frontages, except for driveway openings. This may include landscaping within the public right-of-way,

4.

Where provisions for a six-foot-high solid fence or wall are made along the side street property line, a minimum of five and one-half feet of the public right-of-way shall be permanently landscaped and maintained.

5.

All primary entrances to business park developments shall receive special landscape treatment.

6.

Landscaping shall be in scale with adjacent buildings and be of appropriate size at maturity to accomplish its intended purpose.

7.

Use of vines on walls is appropriate in manufacturing areas because such walls often tend to be large and blank.

8.

Landscaped areas a minimum of five [feet] wide shall be provided around the perimeter of buildings, especially where offices and similar customer-oriented areas are located to soften the edge between the building and adjacent paved areas.

9.

Trees and other landscaping shall be distributed throughout the parking lot and between the public street and parking areas, not simply at the ends of parking aisles. Landscaping shall be protected from vehicular damage by raised planting surfaces, use of curbs or some other appropriate manner.

10.

Landscaping plant materials and features for individual lots shall be made an integral part of the overall landscaping park theme. The use of earth mounds is recommended, both to screen and to add to the natural theme of landscaping semipublic to private space. Walls should also be used to screen automobiles, loading and storage areas and utility structures and provide barriers to conflicting uses. Walls should be as low as possible while still performing their screening and security functions.

J.

Walls and fences.

1.

Where walls are used to screen storage and equipment areas, they shall be designed to blend with the site's architecture. Plant materials should be used in combination with such walls.

2.

When security fencing is required, it shall be a combination of solid pillars or short solid wall segments and open fence work. No chain link fencing will be allowed along the public right-of-way.

3.

Long lengths of fence or wall surfaces shall be offset a minimum of two feet every fifty feet or articulated to the satisfaction of the planning director. and shall be consistent with the architecture of the buildings.

K.

Screening.

1.

Screening for outdoor storage shall be determined by the height of the material being screened.

2.

Where screening of outdoor storage or equipment yards is required, a combination of elements shall be used including buildings, solid masonry walls, landscaping and landscaped berms.

3.

Black powder or vinyl-coated chain link fencing with slatting is an acceptable screening material only for areas of a lot not visible from the public right-of-way.

4.

Any equipment, whether on the roof, side of building or ground, shall be screened from view of public and private streets. The method of screening shall be architecturally integrated in terms of materials, color, shape and size. The screening design shall blend with the building design. Where groupings of equipment are provided, a continuous screen is desirable.

5.

Roof-mounted mechanical equipment and/or duct work which projects one and one-half feet or more above the roof or roof parapet is to be painted in its entirety consistent with the color scheme of the building.

6.

No mechanical equipment except for emergency equipment and air conditioning equipment is to be exposed on the wall surface of a building. Such mechanical equipment shall be screened by an enclosure which is consistent with the building architecture.

7.

All outdoor storage areas and service yards, loading docks and ramps, electrical cage enclosures and storage tanks are to be screened from view from adjacent streets, by an eight-foot high fence or wall.

8.

No outdoor storage of materials or equipment shall be permitted in required setbacks, off-street parking and loading, required access drives, maneuvering areas or public streets.

9.

Except for trucks or other vehicles necessary for the operation of the business, no materials or equipment shall be stored to a height greater than eight (8) feet if visible from the public right-of-way.

10.

Except for properly screened outdoor storage of materials and finished products, all processes and activities related to a permitted or conditional use shall be conducted within a completely enclosed structure.

11.

All outside refuse collection areas shall be screened by a six-foot high decorative block concrete, or stucco wall with concrete floor and apron and a solid or chain link gate with wood slats. The location, size and number of trash bins and enclosures shall be subject to review and approval by the director of community development.

L.

Lighting.

1.

Lighting shall be used to provide illumination for the security and safety of on-site areas such as parking lots, walkways, entrances, exits and related areas.

2.

The design of light fixtures and their structural support shall be architecturally compatible with main buildings on-site. Lighting shall be integrated with the architectural design for the buildings.

3.

As a security device, lighting shall be adequate but not overly bright. All accesses to buildings shall be well lighted.

4.

All exterior fixtures shall be illuminated from dusk until dawn, unless otherwise approved for the site.

5.

When feasible, any exterior lighting device designed for security lighting shall be protected by weather and vandal-resistant covering.

6.

All lighting shall be shielded to confine light spread within the site boundaries and reduce glare impacts to adjacent properties.

7.

Lighting shall be maintained at all times to the standards approved for the site.

(Ord. No. 1173, § 3, 10-12-16)

A.

All ground mounted mechanical equipment, including heating and air conditioning units and trash receptacle areas, shall be completely screened from surrounding properties by use of a parapet, wall or fence, or shall be enclosed within a building. Exposed gutters, downspouts, vents, louvers, and other similar elements shall be painted to match the surface to which they are attached unless they are used as part of the design theme.

B.

All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where necessary. Pad mounted transformers and/or meter box locations shall be included in the site plan with an appropriate screening treatment. Power lines and overhead cable shall be installed undergrounding. In the case of power lines and overhead cable owner by Imperial Irrigation district, the planning commission shall have the authority to waive undergrounding requirements when the costs for undergrounding are found to be excessive.

C.

Lighting. Outdoor lighting shall be permitted so as to provide safe pedestrian and vehicular access and to provide security lighting in compliance with the following standards:

1.

Lights shall be used for the purpose of illumination only, and not designed for or used as an advertising display.

2.

Light fixtures shall be so designed and adjusted as to reflect light away from the following: any road or street: adjoining premises on which a dwelling is located: or land zoned for other than business or industrial uses.

3.

Light fixtures for any light source shall be shielded from above in such a manner that the edge of the shield is level with or below the bottom of the light source in order to minimize the direct emission of light above the horizontal. For the purposes of this section, the term light source shall include light-directing refractors and exclude incandescent lamps of two hundred watts or less and light produced directly by the combustion of natural gas or other fuels.

4.

No light or glare shall be transmitted or reflected in such concentrated quantities or intensities as to be detrimental or harmful to, or to interfere with, the use of surrounding properties or streets.

5.

Freestanding light posts located on projects which contain less than fifteen acres shall be no taller than thirty feet

D.

Electrical Disturbance, Heat and Cold, Glare. No use except a temporary construction operation shall be permitted which creates changes in temperature or direct glare, detectable by the human senses without the aid of instruments, beyond the boundaries of the site. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundaries of the site.

E.

Fire and Explosion Hazard. All storage of and activities involving inflammable and explosive materials shall be provided with adequate safety and fire fighting devices to the specifications of the Uniform Fire Code and the fire chief. All incineration is prohibited. Adequate emergency sprinklers and smoke detectors shall be installed in all new construction and upon expansion or change of an existing use.

F.

Noise. No use except a temporary construction operation shall be permitted which creates noise level which exceeds five decibels (as defined in the Occupational Safety and Health Act of 1970) above the ambient level of the area measured at the property line.

G.

Odor. No use shall be permitted which creates odor in such quantities as to be readily detectable beyond the boundaries of the site.

H.

Radioactivity. In all I zones, the use of radioactive materials shall be limited to measuring, gauging, calibration devices, and medical x-ray diagnostic equipment except for trucking companies which comply with the regulations of the federal government regarding such materials.

I.

Vibration. No use except a temporary construction operation shall be permitted which generates inherent and recurrent ground vibration perceptible without instruments at the boundary of the lot on which the use is located.

J.

In any I zone the conversion of a project to condominium ownership shall meet all the requirements of the zone to the maximum extent possible within the constraints of the existing development. In no case shall the requirements of the fire code, sign ordinance, and screening standards be waived. Specific city council waiver shall be required where the zone requirements except as noted herein, cannot be met.

K.

Air Pollution. There shall be no emission on any site, for more than one minute in any hour, of air contaminants which, at the emission point or within a reasonable distance of the emissions point, are as dark or darker in shade as that designated as No. 1 on the Ringelman Chart as published in the United States Bureau of Mines Information Circular 7718.

L.

Testing. Whenever there is a question of conformance with the performance standards of this section, the planning director shall require the property owner or operator to engage the services of a certified testing firm. Copies of all such tests shall be furnished to the planning director.

M.

Energy Conservation. Buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar access. All buildings shall meet the requirements of Title 24 of the California Building Code and submit calculations to receive a building permit.

(1992 zoning ord. (part))

(Ord. No. 1173, § 3, 10-12-16)

A.

In any I zone, accessory structures shall not be located in the front setback area.

B.

In any I zone, accessory structures shall meet all of the setback requirements for main buildings.

C.

In any I zone, porches, steps, architectural features such as canopies or eaves, and chimneys, balconies or stairways may project not more than four feet into any required yard area. (1992 zoning ord. (part))

(Ord. No. 1173, § 3, 10-12-16)

A.

In any required front or street side yard area, a visually open (e.g., chain link, chain link with solid pylon, etc.) wall or fence shall not exceed eight feet in height.

B.

In any required rear or interior side yard area, a wall or fence shall not exceed eight feet in height.

(1992 zoning ord. (part))

(Ord. No. 1173, § 3, 10-12-16)

No sign or outdoor advertising structure shall be permitted in any I zones except as provided in Chapter 17.01, Article XI.

(1992 zoning ord. (part))

(Ord. No. 1173, § 3, 10-12-16)