It is the intent of this district to provide locations in suitable areas for manufacturing and warehousing business, or other commercial uses that do not depend on high visibility. Commercial or retail uses must be compatible with an environment that includes heavy truck traffic and outdoor storage of industrial materials. Because building design standards are less restrictive in this zone than in other zones, buildings (regardless of use) shall be screened from view from arterial streets and highways.

A.

Primary Uses Permitted Outright:

1.

Manufacturing, assembly, processing, and production that do not produce significant levels of noise or odor beyond the boundaries of the site, including but not limited to:

a.

Brewery, distillery, or winery, with or without tasting room or tap room.

2.

Service and professional businesses and organizations, including but not limited to:

a.

Automotive repair and service;

b.

Commercial day care facility in conjunction with a permitted use;

c.

Community services;

d.

Indoor recreation/sports arena, excluding athletic club/gym;

e.

Laboratory;

f.

Professional or general business office;

g.

Self-service storage;

h.

Social organization;

3.

Retail businesses, limited to the following:

a.

Any retail use that is incidental to, and associated with, the primary (permitted) use of the building. The retail use shall occupy less than 35 percent of the gross floor area of the building;

b.

Automotive, trailer, recreation vehicle, and motorcycle, sales and rental;

c.

Eating/drinking establishment, excluding fast-food restaurant, high-turnover sit down restaurant, and drive-up/drive-through uses, and limited to no more than 40 seats;

d.

Meat market, produce market, excluding grocery stores and convenience stores;

4.

Bus station or terminal;

5.

Group care and assisted living;

6.

Minor public facility;

7.

Nursery/greenhouse;

8.

Outdoor recreation;

9.

Park and ride station;

10.

Parking lot or garage (when not an accessory use);

11.

Public park, plaza, playground or recreation area, and buildings;

12.

Salvage yards, including processing, storage or sales;

13.

Trucking terminal, distribution center, or transit center;

14.

Warehousing and distribution facilities for wholesale merchandise;

15.

Wholesale lumber or building materials yard;

16.

Other uses similar in nature.

B.

Accessory Uses Permitted Outright:

1.

A use customarily incidental and subordinate to a use permitted outright;

2.

Caretaker quarters;

3.

Parking lot or garage (when associated with development).

A.

Minor Conditional Uses: None.

B.

Conditional Uses:

1.

Automotive fueling station;

2.

Concrete or asphalt batch plant;

3.

Convenience market/store of less than 2,500 gross square feet;

4.

Drive-up/drive-in/drive-through (drive-up windows, kiosks, ATM, restaurants, car wash, quick vehicle servicing, and similar uses);

5.

Major public facility;

6.

Medical marijuana grow site;

7.

Stand-alone retail uses of less than 5,000 gross square feet;

8.

Other uses similar in nature.

A.

Special Setbacks—Side or Rear Yard Abutting a More Restrictive District.

1.

An additional ten feet shall be added for each 10-foot increment in building height over 35 feet;

2.

Measurement of the height transition area shall be made between the foundation of the proposed building and the property line of the abutting district;

3.

When the proposed structure has different sections that have different heights, the height transition area shall be measured for each vertical surface as if it were to be freestanding. The building then must be located on the site so that no section is closer to the abutting property line than it would be if the section was free-standing;

4.

The required buffering and screening and utilities may be located within the height transition area. Off-street parking, accessory structures and incidental development may be located within the height transition area but not any areas designated as buffering and screening area.

B.

Off-Street Parking. Parking shall not be located in a required standard 30 foot setback area. Where feasible, ingress and egress to parking shall be provided from side streets or alleys. When access must be provided directly from a public right-of-way, driveways for ingress or egress shall be limited to one per 150 feet. For lots with frontage of less than 150 feet or less, a shared driveway may be required.

C.

Screening. All buildings (regardless of use) that are visible from an arterial street or highway shall be screened from view by a vegetative buffer as specified below:

1.

Minimum depth of the buffer shall be 20 feet measured from the property line and run the entire length of the property.

2.

Existing trees shall be preserved to the greatest extent possible.

3.

Evergreen trees at least eight feet in height and capable of growing to at least 30 feet in height shall be planted at a density that will create a visual screen within five years.

4.

If the property does not abut a highway or arterial street, the screening requirement can be met by an offsite screen that has the effect of screening the property from view from arterial streets and highways.

D.

Special Requirements for Medical Marijuana Grow Sites. A medical marijuana grow site shall be further restricted as follows:

1.

In addition to requiring compliance with all State requirements, medical marijuana grow sites shall be located at least 250 feet from all of the following uses: K-12 school, preschool, after school program, or day care facility;

2.

For purposes of this subsection, distances are measured by a straight line between any point on the boundary line of the real property containing the medical marijuana grow site and the boundary line of the property containing the K-12 school, preschool, after school program, or day care facility;

3.

In addition to the requirements of Chapter 17.22, Notices, notice shall be provided to property owners within 1,000 feet, excluding street right-of-way, from the property containing the proposed medical marijuana grow site.

A.

Design review is required for all buildings and external building modifications.

B.

All processes and storage shall be entirely enclosed within a building. However, outdoor storage of materials may be approved by the Director upon a finding that the proposed storage is screened from view from public rights-of-way by buildings, landscaping, fences, etc. All manufacturing operations shall be conducted wholly within an enclosed building.

C.

Reasonable provisions for pedestrian and vehicular off-street access to adjoining properties shall be considered through the design review process.