This overlay zone is intended to provide for the well-planned and orderly development of industrial parks within the community and to eliminate or adequately mitigate any adverse impacts on the community related to such types of development. The IP (industrial park) overlay zone designation may be applied to certain property described herein that is zoned M-S (manufacturing service). When the IP overlay zone designation is added to such property, the provisions of this article shall apply in addition to the regulations provided by the underlying M-S zone. Whenever there is a conflict or inconsistency between the provisions of this article and the underlying zone, the provisions of this chapter shall be controlling.

(Ord. No. 1140, § 2(Exh. A), 7-10-19)

The IP industrial park overlay zone classification shall be limited to those projects that are:

A.

Located within Sub-Areas #6 (Downtown Expansion), #7 (South Employment District), or #10 (North Employment District) of the city of the Coachella General Plan; and

B.

Zoned as M-S (manufacturing service); and

C.

A minimum of ten (10) acres in project area (all lots developed according to common plan or scheme).

(Ord. No. 1140, § 2(Exh. A), 7-10-19)

A.

Except as expressly conditioned or prohibited in this chapter, all uses permitted in the underlying M-S zone shall be permitted in the IP overlay zone;

B.

Research and development;

C.

Professional office;

D.

Warehousing and distribution.

(Ord. No. 1140, § 2(Exh. A), 7-10-19)

The following uses may be permitted in the IP overlay zone subject to obtaining a conditional use permit as specific in Section 17.74.010:

A.

Cannabis cultivation, processing, testing, manufacturing, wholesale distribution and/or retail sale (including microbusinesses), subject to the regulatory requirements of Chapters 5.68 and 5.69 of this code.

1.

For purposes of this subsection (A), "cannabis cultivation, processing, testing, manufacturing, wholesale distribution, and/or retail sale (including microbusinesses), shall not be interpreted to include any primary uses listed in Section 17.30.020(A).

(Ord. No. 1140, § 2(Exh. A), 7-10-19; Ord. No. 1161, § 9, 5-27-20; Ord. No. 1195, § 10, 7-27-22)

The following uses are prohibited in the IP overlay zone:

A.

Outdoor storage yard;

B.

Automobile repair business;

C.

Automobile body and fender works;

D.

Any other conditional uses in the M-S zone, except as set forth in this chapter.

(Ord. No. 1140, § 2(Exh. A), 7-10-19)

A.

Project Area/Lot Requirements.

1.

Minimum Project Area: Ten (10) acres. For purposes of this paragraph, "project area" shall mean the combined area of all legally subdivided lots developed as a common plan or scheme by the same or affiliated developer(s).

2.

Minimum individual Lot Size: One acre.

3.

Minimum Lot Width. One hundred eighty (180) feet.

4.

Minimum Lot Depth. Two hundred twenty (220) feet.

5.

Maximum Lot Coverage. Fifty (50) percent. The development services director may allow individual lots within a project area to exceed this standard if he or she finds that: (i) it will result in more orderly development of the project area and (ii) the average lot coverage of all lots within the project area does not exceed fifty (50) percent.

B.

Front Yard Requirements.

1.

Twenty-five (25) feet from the curb on all property fronting on Avenue 54 and Avenue 52.

2.

Twenty (20) feet from the curb on all property fronting Industrial Way, Enterprise Way or Polk Street.

3.

Ten (10) feet from the curb on all property fronting any local street.

4.

All front setbacks shall be landscaped in a manner approved by the planning commission.

5.

No buildings, facilities or other improvements shall be allowed in a required front yard except for landscaping or block entryways approved by the planning commission. Notwithstanding the foregoing, required yards may be used for automobile parking; provided, that landscaping approved by the planning commission is provided along the frontage of the property.

C.

Height Limits. The maximum height of any building or structure shall be fifty (50) feet.

D.

On-Street/Off-Street Parking and Loading.

1.

Off-Street Parking and Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Section 17.54.010 of this title.

2.

On-Street Parking and Loading. On-street parking or loading shall be prohibited.

E.

Walls and Screening.

1.

Each development on a lot or parcel of property shall be enclosed with decorative masonry walls and/or wrought iron fencing, subject to review by the planning commission.

2.

All parking lots and loading areas shall be screened from view to the street with low decorative masonry walls and landscaping, subject to review by the planning commission.

F.

Other Property Development Standards.

1.

All utilities shall be underground, until such time as the power transmitted is greater than thirty-four (34) KV and then it shall be brought to the attention of the planning commission prior to any construction.

2.

All developments shall include an exterior lighting system to provide adequate are security. Such lighting system shall use high-pressure sodium lights or an equivalent type of light approved by the planning commission.

3.

All developments shall be landscaped in a manner approved by the planning commission.

(Ord. No. 1140, § 2(Exh. A), 7-10-19; Ord. No. 1161, §§ 10, 11, 5-27-20; Ord. No. 1195, § 11, 7-27-22)

All developments shall be subject to architectural review in accordance with Section 17.72.010 of this title, including planning commission review of design guidelines and signs as described below. Any addition to or exterior alteration of an existing development also shall be subject to such architectural review.

A.

Design Guidelines. Detailed architectural and/or artist renderings, or pictorial depictions, of allowable building types, architectural themes, and typical common-area landscaping and lighting shall be provided for all industrial park overlay zone developments. Conceptual design guidelines in text describing allowable architectural theming and exterior building materials, roofing and roof line treatments, window and door opening designs, and landscaping plant palettes, must accompany the industrial park overlay zone architectural review submittal. The use of green houses, butler buildings, or other pre-fabricated structures are prohibited unless they are treated architecturally to have the appearance of a contemporary concrete tilt-up building with parapet roof structures. All main buildings shall have variation in exterior wall planes and roof lines to limit massing and monotone design features, subject to review by the planning commission.

B.

Signs. A comprehensive sign program shall be included as a part of architectural review for new industrial park overlay zone developments.

(Ord. No. 1140, § 2(Exh. A), 7-10-19)