The purpose of this Chapter is to provide and regulate a single zoning classification for property contiguous to the Port of Hueneme which is governed by a certified Port Master Plan approved by the California Coastal Commission. The regulations specified in this Chapter shall apply to all property designated M-PR (Port-Related Industry) Zone unless otherwise provided in this Article.

(Ord. 626 § 2 (44) (part), 1999)

No building or land shall be used and no building shall be hereafter erected or structurally altered except for one or more of the following uses:

A.

Coastal-related or coastal-dependent development as defined in the California Coastal Act of 1976, as amended, or as otherwise approved as part of the Port Master Plan for the Port of Hueneme certified by the California Coastal Commission;

B.

Seawall and waterfront access facilities together with recreation and visitor serving facilities, so long as such facilities are consistent with and further the intent of the Hueneme Beach Master Plan as set forth in the Land Use Plan of the Local Coastal Program; provided, further, that such facilities shall be the only uses permitted in the M-PR Zone on the ocean revetment itself and, together with port-related access, the only uses permitted in the M-PR Zone on a strip of land fifty (50) feet in width abutting north along the length of the ocean revetment.

(Ord. 626 § 2 (44) (part), 1999)

A.

Categorical Exclusions. The following uses may be permitted in the M-PR Zone to the extent that they are fully consistent with the performance standards specified in Section 10563 and so long as the use or uses proposed do not involve any intensification or physical alteration of land or improvements as to constitute a major modification as defined in Section 10352(H)(2); provided, further, that such uses shall be exempt from the development review requirements of Chapter 3:

1.

Receiving, storage and distribution of petroleum and bulk fuel products;

2.

Receiving, storage, distribution, transportation and movement of general cargo including, but not limited to, automobiles;

3.

Ingress and egress to sport fishing and commercial fishing shallow draft berths;

4.

Internal traffic circulation, including the central gate at the intersection of Ponoma Street and Hueneme Road;

5.

Off-street parking;

6.

Storage of equipment and related activities by persons holding cargo handling permits;

7.

Storage of equipment and other personal property such as forklifts, stevedoring gear, bins, truck modules, truck chassis, containers and similar items used in loading, unloading, transportation and movement of cargo for supplying the off-shore oil industry;

8.

Fabrication, assemblage and manufacturing of oil modules and/or platforms, provided, however, that such activities shall be limited to Mondays through Saturdays, excepting holidays, between the hours of 8:00 a.m. to 6:00 p.m., except in case of emergency;

9.

Any permitted use specified in Section 10561 so long as the use or uses proposed do not involve any physical alteration of land or structure other than improvements which are clearly incidental or accessory to the proposed use or uses including, but not limited to, furnishings, equipment and signs.

B.

Administrative Permits. Permitted uses and categorical exclusions which are not otherwise exempt from the development review requirements of Chapter 3 by operation of Section 10562(A) may be permitted in the M-PR Zone subject to the issuance of an Administrative Permit pursuant to Section 10353; provided, however, such permit may only be issued so long as the use or uses proposed do not involve any intensification or physical alteration of land or as to exceed the following thresholds:

1.

An increase of more than ten thousand (10,000) square feet of building area or twenty thousand (20,000) square feet of land area;

2.

An increase of more than ten (10) percent in cargo throughput or surface traffic;

3.

Creation of any significant environmental effect as defined in Title 14, Division 6, Chapter 3 of the California Code of Regulations.

C.

Development Permits. Uses other than those governed by subsections A and B of this section may be permitted in the M-PR Zone subject to the issuance of a Development Permit pursuant to Section 10352; provided, however, that the applicant shows that the use or uses proposed will not be injurious or detrimental to the public health, safety or welfare or to property in the vicinity or zone in which the use or uses will be situated; provided, further, the Development Permit may be issued if potentially injurious or detrimental effects can be mitigated by the imposition of conditions requisite to issuance of such permit.

(Ord. 626 § 2 (44) (part), 1999)

A.

General. In addition to the use regulations and maintenance standards specified in Chapter 2, Parts A and B of this Article, all property designated M-PR shall be subject to the performance set forth in this section.

B.

Petroleum Products. No new facility or expansion of any existing facility involving the receiving or distribution of petroleum bulk fuel products, whether they be temporary or permanent, shall be allowed except or unless a Development Permit is otherwise granted pursuant to Section 10562(C).

C.

Hazardous Materials. The storage and transportation of fissionable or radioactive materials, and storage and transportation of explosive materials as defined by the Secretary of Commerce of the United States of America effective April 9, 1941, and identified as Classes A, B and C shall be strictly prohibited.

D.

Exterior Storage. No equipment or material of any kind, including, but not limited to offshore modules and/or platforms as permitted pursuant to Section 10562 shall exceed the height of any perimeter masonry screen wall unless set back from the interior boundary of such wall a distance equal to twice the height any such equipment, vehicle, cargo or material.

E.

Fabrication and Manufacturing. Except as provided in Section 10562(A)(8), no fabrication or manufacturing activities of any kind shall be allowed except or unless such activities are wholly contained within a fully enclosed building and a Development Permit is granted therefore pursuant to Section 10562(C).

F.

Vehicular and Pedestrian Access. Except as otherwise provided by Development Permit, all ingress and egress to the Port of Hueneme shall be strictly limited to the central gate at the intersection of Hueneme Road and Ponoma Street.

G.

Off-Street Parking. Off-street parking shall be provided in compliance with Section 10301; in the absence of standards for specific uses, one parking space shall be required for each employee, both part- and full-time, casual and permanent, plus an amount reasonably required to accommodate customers and visitors, inclusive of parking required for staging and cargo handling operations.

H.

Miscellaneous. Exterior lighting, where provided, shall be accomplished in such a manner as not to illuminate adjacent properties or streets; all designated parking and driveways shall be surfaced with asphalt or concrete and suitably striped so as to clearly indicate intended use of same; all site improvements and landscaping shall be maintained in a continuous state of good condition and repair, free of all trash and rubbish.

I.

Governmental Laws. All buildings, uses and improvements on property designated M-PR shall comply with the certified Port Master Plan and applicable provisions of the Code including, without limitation, Noise Control (Article III, Chapter 5), Building Regulations (Article VIII), Land Use Provisions (Article X, Chapter 2), and Land Development Provisions (Article X, Chapter 3).

(Ord. 626 § 2 (44) (part), 1999)

Development and design standards within the M-PR Zone shall be those which apply to the M-1 Zone.

(Ord. 626 § 2 (44) (part), 1999)

Uses within the M-PR (Port-Related Industry) Zone existing as of the effective date of this Chapter which are nonconforming to the Permitted Uses listed in Section 10561, may be continued or changed to a comparable nonconforming use provided that there is no increase or enlargement of the area, space or volume occupied or devoted to such nonconforming uses nor any increase in the intensity of such uses and provided, further, that such uses were, on the effective date of this Chapter, in conformance with the underlying zone classification in effect immediately prior thereto.

(Ord. 626 § 2 (44) (part), 1999)

Except as otherwise allowed as part of an approved Development Permit issued under Chapter 3 of this Article, no building or other structure situated within the M-PR (Port-Related Industry) Zone located seaward of the westerly prolongation of Port Hueneme Road may be reconstructed, structurally altered, added to or enlarged, nor shall any such building or structure be used or improved by any person, corporation or governmental entity, other than the government of the United States of America for the purpose of maintaining and operating the U.S. Coast Guard Lighthouse or Foghorn, without an Administrative Permit having first been issued therefore by the City pursuant to Section 10353 of this Article.

A.

Standards of Review. In addition to those procedures found in Section 10353, an Administrative Permit under this Section shall not be issued unless it meets the following requirements:

1.

No building shall be reconstructed, altered, used, designed or intended to be used for any purpose other than a pre-existing nonconforming use or use permitted in the M-PR zone.

2.

No building shall be reconstructed, altered, used, designed or intended to be used for any purpose until the Development Review Committee, in consultation with the Port Hueneme Building Official and Fire Department, determines and makes findings pursuant to Section 10353(D) that the building or structure will be safe for its intended use and occupancy using the codes in effect at the time of original construction. If it cannot be determined what codes were in effect at the time of original construction, the Port Hueneme Building Official shall determine which codes are the appropriate ones to be used to evaluate the building or structure for the purposes hereof. To assist the Development Review Committee in making such determination and findings, the applicant shall allow the Building Official and Fire Department to inspect or cause to be inspected, the building or structure for compliance with code in accordance with the provisions of this section.

3.

Any project approval or modification and approval pursuant to 10353(D) of this Article involving remedial work to ensure that time building or structure will not be hazardous to life safety, fire safety, health or sanitation based upon its intended use and occupancy, shall be completed or satisfactorily assured prior to a certificate of occupancy being issued.

(Ord. 626 § 2 (44) (part), 1999)