Manufacturing zones providing employment opportunities in manufacturing, service, research and development, engineering, and wholesale trade are hereby established to achieve the following purposes:

ML light manufacturing zone. This zone is intended to provide for the development of industrial uses that include fabrication, manufacturing, assembly or processing of materials that are in refined form and that do not in their transformation create smoke, gas, odor, dust, noise, vibration of earth, soot or lighting to a degree that is offensive when measured at the property line of subject property. Most operations within this zone are to be conducted within enclosed buildings. The ML zone is intended to implement the light manufacturing-general industrial general plan land use designation.

MG general manufacturing zone. This zone is intended to provide for the development of manufacturing, processing, fabrication, and assembly of goods and materials, which do not in their operation or maintenance create offensive, obnoxious, or dangerous conditions that are detectable beyond the boundary of the zone. Certain outdoor operations are permitted in this zone. The MG zone is intended to implement the general manufacturing - general industrial general plan land use designation.

(Ord. No. 24-03, § 2, 9-17-24)

The uses identified in table 29-69.1 shall be permitted uses where the symbol "P" appears. Where the symbol "C" appears, the use requires a conditional use permit pursuant to article V, division 6 of this chapter. The symbol "X" indicates that the use is prohibited.

Table 29-69.1
Manufacturing Zones Use Regulations

(Ord. No. 24-03, § 2, 9-17-24)

The following minimum property development standards identified in table 29-70.1 shall apply to all land and buildings in the manufacturing zones. See also article III of this chapter for exceptions to, or clarification of, these regulations.

Before any building, structure, or use of land outside of a building or structure, is established in the manufacturing zones, a site plan shall have been submitted to and approved by the community development director pursuant to the provisions of article V, division 4 of this chapter. Where specified by this chapter, such site plan review shall be conducted by the planning commission and/or city council.

Table 29-70.1 Manufacturing Zones Development Standards

(Ord. No. 24-03, § 2, 9-17-24)

(a)

Purpose. These design standards are intended to assist the project applicant in understanding the city's requirements for high quality manufacturing development. These mandatory standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various mandatory regulations. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.

(b)

Site planning.

(1)

The main elements of sound manufacturing site design include the following:

a.

Controlled site access;

b.

Site planning, lighting, and architectural design that encourages natural surveillance;

c.

Service areas located at the sides and rear of buildings;

d.

Convenient access, visitor parking and on-site circulation;

e.

Screening of outdoor storage, work areas and equipment; and

f.

Landscaped open space.

(2)

A variety of building and parking setbacks shall be provided in order to avoid long monotonous building facades and to create diversity.

(3)

Structures shall be located on landscape islands, where the office portion of the building does not directly abut paved parking areas. A minimum four-foot landscape strip should be provided between parking areas and the office portion of a structure.

(4)

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

(c)

Natural surveillance. Whenever possible, design and placement of buildings and other physical features shall maximize visibility and encourage natural surveillance. This includes building orientation, placement of windows, doors and balconies, building and site entrances and exit locations, placement of parking, lighting and refuse containers, placement and type of landscape materials, location of walkways, types of walls and fences (including the use of picket and wrought-iron and similar materials to promote visibility) and other physical obstructions in a manner which discourages the potential for criminal activity.

(d)

Architecture.

(1)

Employ variety in structure forms, to create visual character and interest.

(2)

Avoid long, unarticulated facades. Wall planes shall not run in a continuous direction for more than fifty (50) feet without an offset.

(3)

Avoid blank front and corner side wall elevations on street frontages.

(4)

Sensitive alteration of colors and materials shall be used to produce diversity and enhance architectural forms.

(5)

Design elements that are undesirable and shall be avoided include:

a.

Highly reflective surfaces at the ground story;

b.

Large blank, unarticulated wall surfaces;

c.

Exposed, untreated precision block walls;

d.

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

e.

False fronts;

f.

"Stuck on" mansard roofs on small portions of the roofline;

g.

Unarticulated building facades; and

h.

Materials with high maintenance such as stained wood, shingles or metal siding.

(6)

Wall materials that will withstand abuse by vandals or accidental damage from machinery and vehicles shall be chosen, whenever feasible.

(7)

All metal buildings shall have architectural enhancements on facades visible from public rights-of-way.

(8)

Berming in conjunction with landscaping can be used at the building edge to reduce structure mass and height along facades.

(9)

Rolling shutter doors located on the inside of the building is the preferred method for providing large loading doors while keeping a clean, uncluttered appearance from the exterior.

(10)

All gutters, downspouts, vents, louvers, exposed flashing and overhead doors, shall be painted to blend with or compliment the surface to which attached.

(e)

Roof treatments.

(1)

The roofline at the top of the structure shall not run in a continuous plane for more than fifty (50) feet without offsetting or jogging the roof plane.

(2)

Nearly vertical roofs (A-frames) and piecemeal mansard roofs (used on a portion of the building perimeter only) shall not be used. Mansard roofs, when used, shall wrap around the entire perimeter of the structure.

(3)

All roof top equipment must be screened from public view by screening materials of the same nature as the building's basic materials. Mechanical equipment generally shall be located below the highest vertical element of the building.

(4)

The following roof materials shall not be used:

a.

Corrugated metal (standing rib metal roofs are permitted);

b.

Highly reflective surfaces; and

c.

Illuminated roofing.

(5)

The roof design should be considered as a component of the overall architectural design theme.

(f)

Parking and circulation.

(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. Angled parking shall be used for larger parking lots that can accommodate one-way aisles.

(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 (1) 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.

(g)

Loading facilities.

(1)

To alleviate the unsightly appearance of loading facilities for manufacturing uses, these areas shall generally not be located at the front of buildings where it is difficult to adequately screen them from view. Such facilities are more appropriate at the rear of the site where special screening may not be required.

(2)

When it is not possible to locate loading facilities at the rear of the building, loading docks and doors shall not dominate the frontage and must be screened from view of the street through the use of landscaped berms or a combination of landscaping and architecturally enhanced walls. Chain-link with slats is not acceptable for screening along public or private streets.

(3)

Backing from the public street onto the site for loading into front end docks causes unsafe truck maneuvering and shall not be permitted.

(h)

Landscaping.

(1)

Landscaping shall be used to define areas by helping to focus on entrances to buildings, parking lots, loading areas, defining the edges of various land use, providing transition between neighboring properties (buffering) and providing screening for outdoor storage, loading and equipment areas.

(2)

All primary entrances to manufacturing parks shall receive special landscape treatment. Plans for entrances shall be submitted to the community development director concurrently with the site plan for review and approval.

(3)

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

(4)

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

(5)

Landscaping around the entire base of buildings, especially where offices and similar customer-oriented areas are located, is encouraged to soften the edge between the parking lot and the structure.

(6)

Trees should be located throughout the parking lot and not simply at the ends of parking aisles. In order to be considered within the parking lots, trees should be located in planters that are bounded on at least three (3) sides by parking area paving or related site hardscape. Trees shall also be provided between the public sidewalk and parking areas.

(7)

Landscaping shall be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks or the use of concrete curbs.

(8)

As the ground cover, shrubs and trees mature, landscaping shall be maintained to minimize the conflicts between natural surveillance and the landscaping.

(9)

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.

(i)

Reserved.

(j)

Walls and fences.

(1)

Where walls are used at property frontages, or screen walls are used to conceal storage and equipment areas, they shall be designed to blend with the site's architecture. Both sides of all perimeter walls shall be architecturally treated. Plant materials shall 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 wrought iron grill work. Barbed wire or electric fencing shall be permitted in accordance with chapter 18, section 18-4.

(3)

Long expanses of fence or wall surfaces shall be offset and architecturally designed to prevent monotony.

(k)

Screening.

(1)

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

(2)

Where screening is required, a combination of elements shall be used including solid masonry walls, berms and landscaping.

(3)

Black powder or vinyl-coated chain-link fencing with black slatting is an acceptable screening material only for areas of a lot not visible from Interstate 8 or SR-111.

(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 individual equipment is provided, a continuous screen is desirable.

(5)

All roof-mounted mechanical equipment and/or duct work, which projects vertically more than one and one-half (1½) feet above the roof or roof parapet and is visible from an adjoining street is to be screened by an enclosure which is detailed consistent with the building.

(6)

Roof-mounted mechanical equipment and/or duct work which projects one and one-half (1½) feet or more above the roof or roof parapet is to be painted in its entirety consistent with the color scheme of the building.

(7)

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 detailed consistent with the building.

(8)

Plans for cyclone blowers, bag houses, tanks, etc., shall be reviewed at the time of preliminary plan check to determine design integration with buildings and adjacent areas. Further, they shall be painted to blend with or complement the surface to which attached, if visible.

(9)

All exterior storage areas and service yards, loading docks and ramps, electrical cage enclosures and storage tanks are to be screened from view from access or adjacent streets, by an eight (8) foot high fence, wall, or mature landscape materials.

(10)

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

(11)

Within all designated storage areas, 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.

(12)

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.

(13)

All outside refuse collection areas shall be screened by a six (6) foot high decorative block concrete, or stucco wall with concrete floor and apron and a 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 community development director.

(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. Illuminators shall be integrated within 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 "sky-glow" impacts.

(7)

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

(m)

Development adjacent to I-8 and SR-111. For development that is adjacent to Interstate 8 and the SR-111, the following regulations shall also apply:

(1)

Open storage of materials and equipment shall not face I-8 or SR-111.

(2)

Overhead doors, garages, or loading zones shall be placed facing away from view of the I-8 and SR-111.

(3)

Not less than twenty (20) feet of landscaping measured from the freeway/highway right-of-way line, shall be provided and permanently maintained.

(Ord. No. 24-03, § 2, 9-17-24)