This chapter establishes permission, regulations and requirements for the establishment and continuance of uses, structures and lots for industrial purposes, except for vehicle parking specified in Chapter 24.04. The intent is to provide one zone for these purposes as follows:

Zone M (Industrial Service and Manufacturing). This zone is intended to provide areas where light manufacturing, industrial uses and processing can be accommodated without undue environmental pollution or impact. It provides for redevelopment for general commercial uses.

The establishment or continuance of the use on any property shall be subject to the following requirements. Each use together with its principal and accessory structures shall be on one building site.

A.

Table of Dimensions for Building Sites or Lots.

Characteristics of

Lot or Building Site Minimum Dimensions

Width 50′

Depth 100′

Area (in sq. ft.) 5000

B.

Reserved.

(Ord. 2442 § 4; January 13, 1987).

C.

Reserved.

(Ord. 2442 § 4; January 13, 1987).

D.

Reserved.

(Ord. 2442 § 4; January 13, 1987).

E.

Change of Use Requires Modification of Structure and Facilities. Whenever a structure or facility which has design features for special purpose uses such as automotive service stations or merchandise display, is changed in use to an occupancy not utilizing such features, such structure or facility shall be remodeled to remove each such feature. Such features include display windows, service windows, automotive service entrances and pump islands for fuel, fixed equipment and other single purpose uses.

F.

Maintenance of Property Required — Responsibility. The following minimum requirements for maintenance of property and the responsibility for such maintenance shall be that of the owner of record or the occupant, separately or jointly, and either or both may be cited for any violation on the building site.

1.

All yards and other open spaces around buildings shall be kept free of waste, litter, junk, or storage of any material; provided, where outside storage is a permitted use or is a nonconforming use, such storage shall be done in an orderly manner. Packing boxes, lumber, litter, dirt and other debris accumulated in vestibules, doorways or the adjoining sidewalks or outside commercial or industrial buildings and visible from public or private streets shall be prohibited.

2.

All approved landscaped areas shall be properly maintained by regular watering, mowing, pruning, fertilizing, clearing of weeds and debris, the removal and replacement of dead or diseased plants and trees, and the repair and replacement of irrigation systems and integrated architectural features (i.e. fountains).

3.

All driveways and parking areas shall be graded, hard surfaced, and maintained in accordance with standards established by city council resolution.

4.

All fences and structures shall be kept in good condition. All building materials and architectural features shall be kept in good condition, both structurally and aesthetically. Awnings and other features constructed of material subject to weathering and deterioration shall be replaced when they are worn, tattered, excessively faded, or otherwise in poor condition. All building and exterior finishes and architectural features shall be maintained to avoid the appearance of deterioration or disrepair from excessive weathering, paint chipping or peeling, excessive cracks, broken windows or doors, or other conditions that represent lack of proper property maintenance.

5.

Attractive nuisances dangerous to children, including but not limited to abandoned and broken equipment, iceboxes, refrigerators, and unprotected and/or hazardous pools, ponds and excavations are prohibited.

G.

Prerequisites to Development. The following requirements shall be accomplished at no cost to the city in connection with development:

1.

All public utility services shall be provided underground.

2.

Fire access, fire hydrants, water service and other fire protection facilities shall be provided in accordance with fire standards established by city council resolution.

3.

In connection with any change of occupancy for offices, retail sales, or restaurants, all land needed for street widening to satisfy requirements of the Street Standards Resolution adopted by the city council shall be granted to the city and needed street improvement specified in said resolution shall be made to the satisfaction of the city engineer.

(Ord. 2001-2716 § 4; December 11, 2001)

The following structures and uses are permitted on each building site subject to the provisions of this chapter, Chapter 24.04, Chapter 24.19 and Chapter 7.10 (as applicable).

A.

Permitted Principal Uses and Structures.

(1)

Sales and Services.

a.

Animal hospital, automotive sales, automotive repair, including body shops and upholstery, automotive service station.

b.

Bakeries, building and construction materials sales.

c.

Contractor services, including electrical, plastering, plumbing, exterminating, air conditioning, heating, cement, caterer.

d.

Equipment rental or leasing agency, including mobile homes, trucks and recreation vehicles.

e.

Food freezer plant for service, storage, or food packaging, furniture repair, furniture manufacturing.

f.

Kennel, including dog grooming.

g.

Meat cutting or distribution (retail or wholesale), metal working and welding shops, motor rebuilding.

h.

Warehousing, including wholesale distribution of any commodity except explosives.

i.

Adult businesses.

(Ord. 2008-2789 § 3 (part); April 8, 2008)

(2)

Industrial Manufacturing, Fabrication, Assembling and Processing.

a.

Cabinet and wood shops.

b.

Tire retreading, recapping, rebuilding.

c.

Manufacturing, processing, or fabrication of any commodity except the following which are prohibited: Abrasives, animal by-products, carbon black, lamp black, bone black, charcoal, chemicals (heavy or industrial), coke, cement (Portland and similar), detergents, soap and by-products using animal fat, fertilizers, fungicides, gas other than nitrogen and oxygen, glass, glue and size, grain milling, graphite, gypsum and other forms of plaster base, insecticides, insulation, junk, matches, meat and poultry (slaughtering), metals (extraction or smelting), oils and fats, paints, pigments, enamels, japans, lacquers, putty, varnishes, whiting and wood fillers, paper pulp and cellulose, paraffin and wax, petroleum and petroleum products (refining), hazardous materials, hazardous substances, or permanent disposal of any of the above.

d.

Alcoholic beverage production use.

(Ord. 2440 § 2; December 9, 1986: Ord. 2012-2826, § 2; November 13, 2012)

B.

Permitted Uses with an Approved Site Development Plan.

1.

The following uses may be permitted on approval by the planning commission of a site development plan:

a.

Building materials storage and sales yard.

b.

Carpet cleaning plants, contractor's storage yard.

c.

Loading areas.

d.

Plumbing shop and supply yard.

e.

Public utility sub-station or equipment yard.

f.

Storage or sales lots for all types of vehicles, except for automobile wrecking purposes, including leisure time vehicles, impound yards, truck and automobile leasing agencies.

g.

Parking lots for vehicles and loading areas.

h.

Dispensing of retail to vehicles, performing minor automotive repairs such as changing of tires (except for trucks), replacement of fan belts, minor motor tune-up, etc.

i.

Accessory outdoor eating areas to restaurants, accessory flower or plant sales areas to established florists shops or garden centers or nurseries together with outdoor display and sales areas for garden supplies such as flower pots, pre-packaged fertilizers, soils and soils amendments.

j.

Any use under subsection A.(l) for which outside storage is desired.

k.

Recycling facilities, including reverse vending machines and small collection facilities.

2.

Commercial communications facilities, wireless communications facilities, either freestanding or attached to a building or structure, subject to the requirements of the urban design program and approval by the design review board and city council in accordance with Resolution No. 15540.

(Ord. 2482 § 5; November 10, 1987: Ord. 2001-2714 § 4; November 13, 2001)

C.

Permitted Accessory Uses and Structures. Accessory uses and structures are those which are subordinate, clearly incidental and customarily appropriate to the operation of a principal use. All such uses and structures are permitted in all industrial zones, with the exception of accessory dish antennas which are permitted only by approval of a site development plan application, and subject to the following minimum standards:

1.

Satellite dish antennas may be roof mounted when screened, in a manner which is architecturally consistent with the existing building or structure, from on-site parking areas, adjacent public streets, and adjacent residentially zoned property.

2.

Ground or pole mounted satellite dish antennas located between a building and any public street or visible from an adjacent public street, shall be screened by the extension of a building or structure, solid fence, masonry wall, landscaping, or other method found to be compatible with the architecture, building materials and site plan.

(Ord. 2421 § 5; March 11, 1986).

D.

Conditionally Permitted Uses. The following uses and structures may be permitted by Conditional Use Permit.

1.

Recreational uses, restaurants, retail store.

2.

Theaters.

3.

Recycling facilities defined as large collection facilities and processing facilities.

4.

Mini-warehouse and self-storage facilities.

5.

Repealed.

(Ord. 2008-2789 § 3 (part); April 8, 2008)

6.

Refuse transfer station; material recovery facilities.

E.

Repealed.

(Ord. 2484 § 6; November 10, 1987: Ord. 2529 § 1; June 13, 1989: Ord. 2594 §§ 3—5; December 17, 1991: Ord. 2626 § 3; May 25, 1993: Ord. 97-2676 § 1; April 22, 1997: Ord. 2008-2789 § 3 (part); April 8, 2008)

All structures needed to accommodate permitted uses are permitted subject to the following:

A.

Building Types:

1.

Building types commonly referred to as quonset huts or buildings resembling quonset huts shall not be permitted.

2.

Portable storage containers and detached storage structures are only permitted when authorized as part of a permanent structure subject to the appropriate site plan approval and building permits.

3.

Temporary shade structures for parking or storage of vehicles, equipment, containers, merchandise or activities related to the operation of a business or permitted use are not permitted, except when the portable structure is less than one hundred square feet and used for permitted accessory activities such as outdoor employee eating areas.

(Ord. 2001-2716 § 5; December 11, 2001)

B.

Nonbuilding Walls, Retaining Walls, Fences. Ornamental walls or fences utilized in landscaping and beautification of a building site, including the screening of or obscuring the view to service entrances, loading docks, or similar facilities, or for enclosing permitted uses conducted in the open, may be allowed or may be required with approval of a required site development plan. All required walls or fences shall be high enough to screen all storage or operations from view to persons on the street.

C.

Setbacks. No setbacks shall be required except to accommodate required landscaping or as required by the planning commission in the approval of a site development plan.

D.

Maximum Structure Height. The maximum height of any structure shall be thirty feet except as increased by special permit by the planning commission.

Exceptions. The following exceptions to height limits for structures other than fences, nonbuilding walls and retaining walls shall be permitted:

(1)

Roof structures for the housing of elevators, stairways, air conditioners or similar equipment required to operate and maintain the building provided such structures are architecturally compatible with the building design.

(2)

Flagpoles, accessory radio and television antennas and commercial antenna structures.

E.

Development Objectives. Objectives shall be observed in design and construction on any building site.

(1)

Types of buildings, walls and fences shall be architecturally pleasing in appearance.

(2)

Setback or lack of setbacks shall not be utilized to locate a building or nonbuilding structure which is out of character with adjacent properties.

(3)

Lighting must be of a type and situated in such a manner as to not create safety problems for either pedestrians or drivers.

All lighting shall be designed, installed and maintained to project the light primarily on the owner's property. This may require the use of shields, and may limit the location, type and height of light fixtures. Any light falling on adjacent properties shall be minimal and incidental. Lighting shall be focused directly on the owner's property, and shall not be focused on adjacent properties.

(4)

Traffic congestion must be avoided in meeting the needs of a particular use for vehicular circulation.

(5)

Where outdoor storage is permitted, such storage shall be screened to view from the street.

F.

Trash and Recycling Enclosures.

1.

All new developments over 2,500 square feet in building area, and existing developments which are adding over 2,500 square feet in building area, shall comply with the following standards:

a.

All new developments shall provide trash enclosures containing trash dumpsters and areas for the storage of recyclable materials. Enclosures should be located at least 20 feet back from any public street measured from the street curb.

b.

Areas for the storage of trash and recyclable materials shall be provided in a number adequate in capacity, number, and distribution to serve the development project.

c.

Trash dumpsters shall be serviced as needed, but not less than once a week.

d.

All trash enclosures shall be constructed of solid masonry walls with solid gates which meet the access, size, and location standards provided by the refuse collection service. Trash enclosure walls and gates shall be constructed of decorative, durable materials, subject to approval of the community development department.

2.

All trash shall be stored in weather protected receptacles and recyclable materials shall be protected against adverse weather conditions which might render the collected materials unmarketable.

3.

All trash and recyclable storage areas shall be maintained in good repair and kept clean at all times.

(Ord. 2634 § 3; October 26, 1993: Ord. 97-2676 § 2; April 22, 1997: Ord. 2743 § 3; November 25, 2003)

A.

Development Plan Requirements. A site development plan shall be submitted for each use or structure for which either a special permit or conditional use permit is required. Such plan shall contain the elements necessary to adequately depict (i) all phases of the proposed development and (ii) how the development objectives established by city council resolution and the requirements of this chapter will be accomplished.

An approved site development plan shall be kept on file by the planning department for 12 months as a guide to city departments in the issuance of building permits for the project. If the project is not commenced within such 12 month period, the planning department shall, upon written request by the applicant, retain such plan for an additional six-month period.

B.

Effect of Development Plan. The purpose of the development plan is to enable the city to make a finding that the proposed development is in conformity with the requirements of this title and the development objectives established by the city council. The approval of such plan indicates that the city has determined that the proposed development conformed with appropriate regulations in effect on the date of approval. In the event of a zone reclassification or an amendment of any city regulation which would affect the project, such development plan approval shall be void.

C.

All Uses Must be Enclosed. All uses shall be conducted within enclosed buildings except those allowed in the approval of a site development plan, as provided for in this chapter. Accessory roof equipment will be permitted only if it is housed within structures which are architecturally compatible with the design of the building and designed to screen their view from any person on the street or an adjacent site and to attenuate noise.