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Hawthorne City Zoning Code

CHAPTER 17

32 M-1 LIMITED INDUSTRIAL CLASSIFICATION

§ 17.32.010 Purpose.

The purpose of this classification and its application is to provide for the location of and grouping of light industrial activities and uses involving the processing, handling and manufacture of products, and research and technological processes, all as distinguished from heavy industrial activities, and which uses are largely devoid of nuisance factors, hazards or exceptional demands upon public facilities and services and which can be accommodated to lots and streets of accepted size and arrangement. A further purpose, with the singular exception of live-work units, is to apply zoning protection to the industries so located by prohibiting the intrusion of residential and institutional uses, and all commercial enterprises except those which serve as accessory to the needs and convenience of such industries, thus establishing a pattern of land use advantageous to the specialized needs of the uses permitted in this classification.
(Prior code § 12-1200; Ord. 2092 § 4, 2015)

§ 17.32.020 Permitted uses.

The following uses only are permitted, and as specifically provided and allowed by this chapter:
•
Any use permitted in the C-3 zone; provided that, unless specified below, a conditional use permit shall be required if such a permit is required for the same use in the C-3 zone;
•
Accessory structures and uses that complement or are reasonably related to the existing or proposed permitted uses when located on the same site as the primary building and use. Accessory structures and uses do not include containers (shipping or storage). Canopies are permitted only over walkways and not for the purpose of facilitating outdoor work areas;
•
Assaying, gold and silver only;
•
Assembly halls, subject to a conditional use permit and the conditions set forth in Section 17.20.280;
•
Auction houses or stores;
•
Automobile body and fender works and automobile painting when operated and maintained within an entirely enclosed building;
•
Automobile repair—minor;
•
Bag cleaning and conditioning;
•
Bleaching and dyeing plants;
•
Boat building;
•
Boat repairing;
•
Bottling plants;
•
Brewery (subject to limitations described in Section 17.75.010);
•
Broom and brush manufacture;
•
Building materials storage yards;
•
Cabinet or carpentry shops;
•
Cannabis businesses, subject to all of the provisions of Chapter 17.90;
•
Ceramic products manufacturing;
•
Check cashing, bail bonding services and similar uses, all such uses subject to a conditional use permit;
•
Contractors' storage yards;
•
Cosmetics manufacturing;
•
Electrical appliance, assembly and repair;
•
Electric distribution and transmission substations, including microwave transmitters incorporated as a part of a public utility installation;
•
Electric generating plants;
•
Electroplating;
•
Emergency shelter, subject to the limitations in Section 17.32.030;
•
Equipment rental and sales, but not including heavy duty equipment;
•
Equipment, rental and sales, heavy duty;
•
Feed and fuel yards (but not including butane, propane and other flammable liquid gases);
•
Food products manufacture, storage, processing and packaging, but not including lard, pickles, sauerkraut, sausage, vinegar, onions and garlic;
•
Foundries, aluminum only;
•
Furniture manufacturing and repair;
•
Garden supply shops, including plants in pots and containers and auxiliary supplies, but not including bulk fertilizer;
•
Grinding shops;
•
Heating and ventilating service shops, including incidental forming of ducts;
•
Hospital;
•
Jewelry manufacturing;
•
Laboratories, experimental and testing involving chemistry, physics, biochemistry or biology on a laboratory scale as distinguished from manufacturing and testing of large fabricated equipment such as aircraft, automobiles, etc.;
•
Lampshade manufacturing;
•
Lapidary shops;
•
Laundries, including hand;
•
Live-work units, subject to a conditional use permit and limitations in Section 17.32.030;
•
Lumber yards;
•
Machine shops;
•
Metal, manufacture and fabrication of products from, (except major structural steel forms, boiler-making and similar activities involving excessive noise, or major trucking in terms of over-standard dimensions per unit or over-standard dimensions of load);
•
Packaging plant;
•
Paint shops (painting contractor);
•
Parking lots; provided, any area so used shall be improved and maintained in the manner specified by this code or by uniform standards established by the city council by resolution;
•
Pawn shops;
•
Pipe line booster or pumping plant;
•
Plumbing supply yards;
•
Printing establishments, including newspapers;
•
Public utility service yards;
•
Restaurants and cafeterias, with or without cocktail bar;
•
Rubber fabrication;
•
Saw and filing shops;
•
Secondhand stores;
•
Sheet metal shops;
•
Short-term rentals in legal non-conforming structures, subject to Chapter 17.74, except that vacation rentals shall not be permitted;
•
Sign manufacturing, servicing and repairing, including electronic and neon;
•
Single-family dwelling, one only, utilized exclusively by a caretaker or superintendent and family is permitted as an accessory use when located on the same lot or parcel of land with an industrial use; provided, however, that no dwelling shall be permitted on any industrial site containing an area of less than one acre; and provided that if the industrial use is vacated or otherwise abandoned, the dwelling shall be vacated until the site is again occupied by an industrial use;
•
Small animal hospitals, kennels and veterinary offices; provided, the building or structure is completely soundproofed; all run areas are completely surrounded by an eight-foot solid wall; the animal runs are constructed in such a manner that no animal can see any other animal; and an incinerator of a type recommended by the health department shall be installed;
•
Smog check only, provided no openings in the building (portion utilized for this use) are within twenty feet of a residentially zoned property and all smog check activities are conducted entirely within the structure;
•
Solar panels for electric power generation, water heating, space heating or space cooling as an accessory use to structures or uses on the same property and subject to the special limitations described in Section 17.28.030(M);
•
Storage of impounded or damaged cars, subject to a conditional use permit, but no wrecking yards;
•
Tattoo and body piercing (subject to a conditional use permit and Chapter 17.77);
•
Textile manufacture, processing or treatment;
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Tinsmiths;
•
Tire rebuilding, recapping and retreading;
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Truck servicing, repairing and overhauling, when conducted in an entirely enclosed building;
•
Upholstering;
•
Vacuum metallization;
•
Vehicle dealer—wholesale only, subject to special regulations described in Section 17.25.030, if a display area is required for two or more vehicles;
•
Warehousing;
•
Welding shops and sheet metal, when in an entirely enclosed building;
•
Wholesale business;
•
Other similar industrial enterprises or businesses when interpreted by the planning commission as to performance standards as set forth in Chapter 17.10.
(Ord. 2004 § 18, 2011; Ord. 2005 § 9, 2011; Ord. 2036 § 7, 2013; Ord. 2062 §§ 18—20, 2014; Ord. 2066 § 9, 2014; Ord. 2070 § 13, 2014; Ord. 2092 § 5, 2015; Ord. 2099 § 7, 2015; Ord. 2122 § 5, 2016; Ord. 2124 § 6, 2016; Ord. 2185 § 9, 2019; Ord. 2198 § 10, 2020; Ord. 2237 § 12, 2023; Ord. 2253, 8/27/2024)

§ 17.32.025 Prohibited uses.

In the M-1 classification, uses that are not expressly listed in Section 17.32.020 or expressly permitted in the M-1 classification by other sections of the Hawthorne Municipal Code are prohibited from the M-1 classification. For purposes of the clarification, and not for purposes of allowing any other uses, the following uses are also expressly prohibited from the M-1 classification:
•
Automobile repair—major;
•
Massage establishments;
•
Residential uses that are not within the definition of "live-work";
•
Self-storage facilities.
(Ord. 2005 § 10, 2011; Ord. 2092 § 5, 2015; Ord. 2106 § 10, 2016; Ord. 2125 § 7, 2016; Ord. 2147 § 7, 2017; Ord. 2148 § 6, 2017; Ord. 2237 § 13, 2023)

§ 17.32.030 Limitations on permitted uses.

Every permissible use, unless otherwise stated, shall be subject to the following conditions, requirements and limitations:
A. 
All uses shall conform to the requirements, general provisions, and exceptions set forth in this title.
B. 
The following standards of performance shall be conformed to:
1. 
Sound shall be muffled so as not to become objectionable due to intermittence, beat frequency or shrillness; the measurement of sound shall be measured at the exterior property lines and shall be measured to decibels with a sound level meter and associate octave band filter manufactured according to standards prescribed by the American Standards Association; maximum permissible sound pressure levels shall comply with the following standards:
Octave Band in Cycles per Second
Decibels at Lot Line of Use in the M-1 Zone
Decibels at Adjacent Residential District Boundaries
0-75
79
72
75-150
74
59
150-300
66
52
300-600
59
46
600-1200
53
42
1200-2400
47
39
2400-4800
41
34
4800-above
39
32
2. 
Smoke shall not be emitted from any source in a greater density of grey than that described as No. 1 on the Ringlemann Chart, except that visible grey smoke of a shade not darker than that described as No. 2 on the Ringlemann Chart may be emitted for not more than four minutes in any thirty minutes; these provisions applicable to visible grey smoke shall also apply to visible smoke of a different color but with an equivalent apparent opacity;
3. 
Dust, dirt, fly ash or airborne solids from any sources shall not be in a density greater than that described as No. 1 on the Ringlemann Chart;
4. 
Odors from gases or other odorous matter shall not be in such quantities as to be detectable beyond the boundary property lines of the lot or site;
5. 
Toxic gases or matter shall not be emitted which can cause any damage to health, to animals, vegetation or property, or which can cause any excessive soiling beyond the boundary property lines of the lot or site;
6. 
Vibration from any machine, operation or process which can cause a displacement of .003 of one inch as measured at the boundary property lines of the lot or site shall be prohibited; shock absorbers or similar mounting shall be allowed which will reduce vibration below .003 of one inch as measured at the boundary property lines of the lot or site;
7. 
Glare and heat from any source shall not be produced beyond the boundary property lines of the lot or site;
8. 
Radioactivity and electrical disturbances shall be limited to measuring, gauging and calibration devices, such as tracer elements in X-ray and like apparatus, and in connection with the processing and preservation of foods; in no event shall radioactivity, when measured at such boundary lines of the property be in excess of 2.7 x 10-11 microCuries per milliliter of air at any moment of time; radio and television transmitters shall be operated at the regularly assigned wavelengths as assigned thereto by the appropriate governmental agency; subject to such exception, all electrical and electronic devices and equipment shall be suitably wired, shielded and controlled so that in operation they shall not emit any electrical impulses or waves which will adversely affect the operation and control of any other electrical or electronic devices or equipment located beyond the boundaries of the property.
C. 
Any necessary additional features shall be provided to meet any unusual or special requirements for police protection, health protection and fire protection as may be required by the governmental agency having jurisdiction in each case.
D. 
For any uses not contained wholly within a building, except such uses as parking lots, automobile service stations, horticultural nurseries, drive-in restaurants, parking lots, solar photovoltaic or heating panels, car and trailer and boat sales areas, there shall be erected solid walls or equivalent view-obscuring fences and gates, not less than six feet or more than eight feet in height to screen the outdoor activities from view from the public rights-of-way.
E. 
No use where any alcoholic beverage is sold or served for consumption on or off the premises, shall be established except by conditional use permit pursuant to Chapter 17.76 issued upon verified application in the form prescribed by the planning commission and following notice, hearings and decision.
F. 
All landscaped areas, required by this title or otherwise, shall be planted with plants from the list of approved landscaping plants in Appendix A at the end of this title.
1. 
The use of plants not on the list may be approved by the director of planning on a case-by-case basis. The applicant is responsible to provide documentation that the proposed plants are appropriate for the climate and the proposed location on the property. The director of planning will approve the use of the plant upon determining that it is not considered a noxious or invasive propagator, that it does not create problems with invasive roots when proposed near structures or property lines, that the plant does not require excessive watering to thrive, and that the plant does not pose a hazard to persons or structures.
2. 
All landscaped areas must be irrigated with an irrigation system that includes an automatic programmable timer, a precipitation override mechanism, and appropriate valves and sprinkler heads for the proposed landscaping.
G. 
Limitations on Emergency Shelters.
1. 
Individuals and families shall not stay at an emergency shelter for more than one hundred eighty days per calendar year.
2. 
Emergency shelters shall not be established within five hundred feet of an R-1-zoned property or a specific plan area developed as single-family housing, measured from the property lines.
3. 
Emergency shelters shall not be established within three hundred feet of another emergency shelter.
4. 
Each emergency shelter within five hundred feet of residentially-zoned properties, measured from property lines, shall be limited to forty persons/beds for overnight occupancy. Shelters located beyond five hundred feet from residentially-zoned property shall not exceed capacity for one hundred fifty persons/beds. The total number of permanent emergency shelter beds within the city shall not exceed three hundred.
5. 
Each shelter shall be operated by a responsible agency or non-profit organization with experience in managing shelters and/or providing social services.
6. 
There shall be at least one on-site supervisor per twenty-five persons, or portion thereof, during the hours of shelter operation.
7. 
Operators shall maintain a log of occupants which may be reviewed by the city at any time to ensure compliance with length of stay restrictions.
8. 
Outdoor areas of the shelter that are not completely enclosed by a building shall only be used between three p.m. and ten p.m. Loitering shall not be permitted on the site nor adjacent sidewalks or streets. Trash and graffiti must be removed from the site daily.
9. 
Occupants shall be permitted to enter the facility no earlier than three p.m. and must leave by nine a.m. the following morning.
10. 
No individual or household may be denied access to an emergency shelter because of an inability to pay.
H. 
Limitations on Live-Work Units.
1. 
Occupancy of live-work units shall be restricted as follows:
a. 
Only those activities otherwise permitted by-right in the zone shall be conducted in workshop portion of live-work units. Uses that require a conditional use permit in the zone are prohibited in a live-work setting;
b. 
Additional limitations on permitted uses may be imposed by the planning commission or city council through the conditional use permit process;
c. 
Only residents of a unit are permitted to use the workshop space for commercial purposes. The workshop shall not be leased or subleased to anyone but an occupant of the attached residential unit.
2. 
The planning commission, when determining to approve a live-work conditional use permit, may do so only upon making all the following findings:
a. 
The proposed live-work units may not be located in an area environmental or safety problems are identified;
b. 
The units may not be located where they will disrupt industrial activity of neighboring properties;
c. 
Establishment of a live-work unit requires the owners of the units to record a covenant acknowledging the industrial character of the surrounding neighborhood.
(Prior code § 12-1202; Ord. 1252 §§ 19, 20, 1981; Ord. 1553 § 7, 1993; Ord. 1936 § 11, 2008; Ord. 1939 § 15, 2009; Ord. 2066 § 10, 2014; Ord. 2092 § 6, 2015)

§ 17.32.040 Height.

No maximum height is imposed; provided, when a building exceeds a height of forty-five feet, the portion of the building above forty-five feet shall be set back one foot from each side property line and the rear property line for each two feet such building or structure exceeds a height of forty-five feet.
(Prior code § 12-1203)

§ 17.32.050 Floor area.

The maximum permitted floor area to be contained in all buildings on a lot or site in an M-1 zone shall not exceed two times the area of the lot or site.
(Prior code § 12-1204)

§ 17.32.060 Open spaces.

Additional open spaces, both as to amount and location on the premises, may be required in connection with a conditional use permit or variance to apply the established requirements of this and other related codes pertaining to such subjects as off-street parking, loading and unloading areas, convenient and safe circulation of vehicles and pedestrians, ingress and egress as related to marginal traffic pattern, vision clearance (traffic), drainage and lighting.
(Prior code § 12-1205; Ord. 2070 § 14, 2014)