Chapter 2.4 accommodates a range of industrial and employment intensive land uses. The Industrial (I) district is intended to provide for land use compatibility while providing a high-quality environment for a wide range of businesses. The Industrial district also provides suitable locations for heavy industrial uses (e.g., raw materials processing; and manufacturing, assembly, packaging or distribution of heavy or large goods) that would not otherwise be compatible in other districts. Chapter 2.4 guides the orderly development of industrial areas based on the following objectives:

1. Provide for efficient use of land and public services;
2. Provide appropriately zoned land with a range of parcel sizes for industry;
3. Provide transportation options for employees and customers;
4. Locate business services close to major employment centers;
5. Ensure compatibility between industrial uses and nearby commercial and residential areas;
6. Provide appropriate design standards to accommodate a range of industrial users; and
7. Provide attractive locations for business to locate

Table 2.4.020 identifies the land uses that are allowed in the Industrial District. The specific land use categories are described in Chapter 1.3. Definitions are contained in Chapter 6.1.

Key:
P = Permitted, subject to site/development review S = Permitted with standards (See cross-reference) CU = CU permit required (Chapter 4.4) N = Not permitted

1. Purpose. Setback yards and buffers provide separation between industrial and non-industrial uses for fire protection/security, building maintenance, sunlight and air circulation, noise buffering, and visual separation.
2. Applicability. The setback yard and buffer standards in subsections 2.4.030.C-F are minimum standards that apply to buildings, accessory structures, parking areas, mechanical equipment, and other development. Where a Conditional Use Permit is required, the approval body may increase the standard yards and/or buffers, and require additional landscaping or other improvements to mitigate adverse impacts to adjacent properties, consistent with the criteria in Chapter 4.4. The approval body may also decrease the standard yards and/or buffers through the Conditional Use Permit process, provided that all applicable building and fire safety codes are met.
3. Front and Street Yard Setbacks. Minimum of 20 feet, except the City decision making body may reduce the setback to provide a transition between development in the I District and development in other districts. The setbacks may be reduced in accordance with an approved Master Plan.
4. Rear Yard Setbacks.
   1. Minimum of 20 feet where adjacent to a Commercial or Industrial District, except where common wall buildings with 0-setback are permitted;
   2. Abutting a Residential District: Minimum of 40 feet, including required landscape yards, or as required by Conditional Use Permit.
   3. The setbacks may be reduced in accordance with an approved Master Plan.
5. Side Yard Setbacks. There are no required side-yard setbacks, except a minimum of 20 feet is required where an I District abuts a Residential District. The setbacks may be reduced in accordance with an approved Master Plan.
6. Landscaping, Buffering, and Other Yard Requirements.
   1. Buffer Yards and Landscaping. All surface parking areas and outdoor storage areas shall be separated from adjacent properties and street rights of way with a minimum 10-foot landscape buffer. All areas not developed with structures, parking or other approved facilities or hard surfaces shall be landscaped. A minimum of ten percent (10%) of all developments in the I District shall be landscaped in accordance with Chapter 3.2. The approval body may require additional landscaping, fences, walls or other buffering that exceed the landscaping standards in Chapter 3.2 upon finding that more or different buffering is necessary mitigate adverse noise, light, glare, and/or aesthetic impacts to adjacent properties.
   2. Pedestrian Access. The approval body may require the construction of pedestrian access ways through required buffers to ensure pedestrian connections are made between primary building entrances (e.g., for retail, service, institutional, or office uses) within large developments, between multiple development phases, or connecting to other streets or sidewalks. The design of access ways shall conform to Section 3.1.030.
7. Setback Yards – Exceptions. Where existing lawfully established buildings have yard setbacks that are less than the minimum standards of this Code, they are allowed to remain as legal, non-conforming structures in accordance with Chapter 5.2.

No maximum, subject to setbacks and buffer yard requirements.

1. Development Compatibility. Industrial uses and developments shall be oriented on the site to minimize adverse impacts (e.g., noise, glare, smoke, dust, exhaust, vibration, etc.) and to provide compatibility with adjacent uses to the extent practicable. The following standards shall apply to all development in the Industrial District:
   1. Mechanical equipment, lights, emissions, shipping/receiving areas, and other components of an industrial use that are outside enclosed buildings, shall be located away from residential areas, schools, parks and other non-industrial areas to the maximum extent practicable; and
   2. The City decision making body may require a landscape buffer, or other visual or sound barrier (fence, wall, landscaping, or combination thereof), to mitigate adverse impacts related to noise, light, glare, emissions, odor, vibration, and similar impacts that cannot be avoided.
2. Business Parks and Large-Format Commercial Developments. Where development in the I District contains a cumulative total floor area of 100,000 square feet or more of retail, commercial service, offices or similar use(s), the development shall meet the commercial block layout and building orientation standards of Section 2.3.060 (Large-Format Retail). For purposes of Section 2.4.050, a build-to line of 20 feet or less is required. The standards of Section 2.4.050 may be modified where approved through a Master Planned Development.

The maximum allowable height of buildings and structures is sixty (60) feet, except that taller buildings and structures are allowed when approved as part of a Conditional Use Permit.

1. Self-service storage uses shall be located on a property at least 850 feet from any other self-service storage use.
2. Self-service storage uses shall be located on a property at least 150 feet from any collector or arterial road.
3. Self-service storage uses shall be located on a property no greater than five acres in area.
   
4. Self-service storage is permitted only within multi-story structures, except as permitted in subsection 10, below for outdoor storage. Floor area of each floor above the ground floor must be at least 40% of the ground floor footprint.
5. Self-storage units shall gain access from the interior of the building(s) or site.
6. At least forty feet of clear, unobstructed driveway length will be provided from the road to the primary access gate or principal entry point of the facility, and any interior drive aisles shall be at least 20 feet wide.
   
7. Self-storage units shall not be used for:
   1. Heavy manufacturing, fabrication, or processing of goods, service or repair of vehicles, engines, appliances or other electrical equipment, or any other heavy industrial activity.
   2. Conducting garage or estate sales. This does not preclude auctions or sales for the disposition of abandoned or unclaimed property.
   3. Storage of flammable, perishable or hazardous materials.
   4. The raising or keeping of animals.
   5. Sleeping, habitation, or residential dwelling purposes.
      
8. The exterior wall of each floor above the ground floor of a self-storage facility building that is facing a street shall at a minimum be comprised of 15% transparent glass.
9. At least 75% of the width of any new or reconstructed first-story building wall facing a collector or arterial street shall be devoted to interest-creating features, such as pedestrian entrances, reliefs, murals, landscaping, transparent show or display windows, or windows affording views into retail, office, or lobby space.
10. All goods and property stored at a self-storage facility shall be stored in an enclosed building. Outdoor storage of boats, RVs, vehicles, trailers, or storage in outdoor storage pods or shipping containers is permitted as follows:
    1. Storage area must be covered with a permanent structure.
    2. Storage area must be on a concrete or asphalt or other hard surface.
    3. Storage area must be screened by a sight-obscuring fence, wall, or building.
       
11. Recognition of Existing Facilities. Notwithstanding Chapter 5.2, existing self-service storage facilities as of the date of adoption of this ordinance are permitted to expand, consistent with Section 3 above. The expansion shall be consistent with and meet all applicable standards of the zoning district as well as this section.