The I-L district is intended to apply to all lands designated in the General Plan as "light industrial." This land use classification is designed to accommodate industrial and industrially related land uses and provide a location for businesses that are inappropriate in commercial or residential zones because of their operations or sizes and because they may create noise, odor, dust or glare and create impacts to traffic, the aquifer or air quality. Uses in this classification shall not encroach upon the character of adjoining land uses and will not expose adjoining uses to hazardous conditions.

The light industrial district is intended to achieve the following purposes:

A.

To reserve appropriately located areas for industrial plants and related activities;

B.

To protect areas appropriate for industrial uses from intrusion by dwellings and other inharmonious uses;

C.

To protect residential and commercial properties and nuisance-free nonhazardous industrial uses from noise, odor, dust, dirt, smoke, vibration, heat, glare and other objectional influences such as fire, explosion, noxious fumes, radiation and other hazards incidental to certain industrial uses;

D.

To provide opportunities for certain types of industrial plants to concentrate in mutually beneficial relationships to each other;

E.

To provide sufficient open space to meet the needs of modern industrial building development, including off-street parking and truck loading areas and landscaping;

F.

To provide sufficient open space around industrial structures to protect them from the hazard of fire and to minimize the impacts of industrial plants on nearby residential districts;

G.

To minimize traffic congestion and to avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the amount of land around them;

H.

To regulate the number and concentration of industrial uses that use significant amounts of hazardous materials;

I.

To construct and preserve an attractive industrial zoning district with generous amounts of landscaping and careful consideration towards architecture and appearance from the freeway.

(Ord. 16.76 § 1 (part), 1989; Ord. 16.98 § 2, 1996)

The key element to permitted uses is that neither toxic materials are used in manufacturing a product, nor does any process involve a change of phase/state of any material in significant quantities (per Uniform Building Code Chapter 9). Permitted uses are as follows:

A.

Building construction and supply facilities;

B.

Manufacturing, assembling, processing and packaging of components and finished materials where significant amounts of hazardous materials (defined in Chapter 13.12 of this code) are not being used;

C.

Printing, publishing and allied industrial uses, tool and die shops;

D.

Warehousing of nontoxic materials and distribution depot facilities;

E.

Machine shops when toxic cleaners are not used;

F.

Research, development and/or testing of mechanical, electrical and/or chemical equipment which do not involve the use or production of a hazardous material and when parking requirements of the zoning ordinance are met;

G.

Automobile repairs;

H.

Communication services, including radio broadcasting stations, television stations and telephone service companies;

I.

Accessory uses located on the same site with a permitted use, including but not limited to incidental storage facilities, offices, gift shops, food service for employees and signs which pertain only to a permitted use on the premises and which are in accordance with the standards of Chapter 17.56 of this title;

J.

Any recreational vehicle use in existence in an I-L district on January 1, 1998, may remain as a permitted use in the I-L district until such use terminates, provided that the use shall be limited to the location where it existed on that date and that the use may not be expanded or enlarged, either as to land devoted to that use or exceed 110 spaces (the number of spaces available for that use in January 1998), and further provided, that the use operates in a manner consistent with any federal or state laws regulating permanent residential uses in travel trailers or recreational vehicles, and, further, that the park provide adequate emergency access, as approved by the city, to be installed and in place no later than October 15, 1999. Except as provided herein, no trailer use may exist in an I-L district.

(Ord. 16.76 § 1 (part), 1989; Ord. 16.87 § 3 (part), 1993; Ord. 16.98 § 3, 1996; Ord. 16.110 § 1, 1999; Ord. 16.123, § 48, 9-5-2007; Ord. No. 16.142, § 43, 12-4-2024)

Some industrial businesses use toxic materials and processes which involve a change of phase/state of materials used during processing. Any impact caused by a use requiring a conditional use permit may be examined as well as methods of handling hazardous materials and protection of the aquifer and air quality. The following conditional uses may be permitted upon the granting of a use permit in accordance with the provisions of Section 17.50.020 of this title:

A.

All uses in the C-S (service commercial) district;

B.

Public and quasi-public uses of an educational or recreational nature;

C.

Public utility buildings and service yards;

D.

Warehousing of toxic materials;

E.

Manufacturing, assembling, processing and packaging of components and finished materials where significant amounts of hazardous materials are used e.g., production of printed wiring boards, semi-conductor processes and wave or reflow soldering, not including such operations as saw and planing mills or any manufacturing uses involving primary production of wood, metal or chemical products from raw materials;

F.

Ministorage buildings;

G.

Offices in conjunction with a permitted or conditional use when parking requirements are not satisfied;

H.

Laboratories for research and testing of mechanical, electrical, electronic and/or chemical products which involve the use or production of a hazardous material (defined in Chapter 13.12 of the Scotts Valley Municipal Code);

I.

Manufacture of food products and pharmaceuticals that do not include production of fish or meat products, vinegar, chemicals or the rendering or refining of fats and oils;

J.

Propane storage facilities and related propane sales which are located to another site that meet the requirements of the Scotts Valley Fire District with a total maximum water storage capacity of seventy thousand gallons for all propane storage facilities in the city limits; provided, however, that only companies in existence and operating within the city limits of the City of Scotts Valley on January 1, 1999, may be located in the I-L district with a conditional use permit, it being the intent of this provision that no new propane storage company shall be allowed in the city limits, and if preexisting companies voluntarily leave, no new companies will be allowed to replace them;

K.

Other uses the planning commission finds to be of a similar nature to those listed above, subject to the requirements of Section 17.50.020 of this title;

L.

Automobile body shop.

M.

Outdoor storage, in accordance with this title.

(Ord. 16.76 § 1 (part), 1989; Ord. 16.77 (part), 1989; Ord. 16.98 § 4, 1996; Ord. 16.103 § 2, 1996; Amended during 6/97 supplement; Amended during 7/97 supplement; Ord. No. 16.111 § 1, 1999; Ord. 16.123, § 49, 9-5-2007; Ord. No. 16-133.3, § 6, 7-15-2015)

No person shall operate a transitional housing facility without obtaining a conditional use permit in accordance with Section 17.50.020 and subject to requirements of Section 17.44.170 of this title. The following applies to the C-S (Service Commercial) Zoning District.

(Ord. 16.123, § 50, 9-5-2007; Ord. No. 16-138, § 11, 7-15-2015)

The following development standards shall apply in the I-L zoning district:

A.

Minimum lot area, forty thousand square feet;

B.

Minimum lot width, one hundred feet;

C.

Minimum lot depth, one hundred feet;

D.

Minimum lot frontage, one hundred feet;

E.

Maximum building coverage, fifty percent;

F.

Minimum setbacks:

1.

Front, fifteen feet,

2.

Rear, zero feet,

3.

Side, zero feet;

G.

Special yard requirements: Minimum setback for all yards abutting residential and open-space districts is fifty feet. One foot shall be added to each setback requirement for each three feet of building height above sixteen feet;

H.

Maximum height, thirty-five feet;

I.

Where a site adjoins any residential zoning district, a solid wall or fence, vine-covered fence or compact evergreen hedge six feet in height shall be located on the property line except in a required front yard and permanently maintained. In addition, a minimum of five feet adjoining the residential property line shall be landscaped with plant material and permanently maintained when such landscaping is necessary to insure privacy or to screen views, as determined by a landscape architect;

J.

Not less than ten feet of a required yard adjoining a street shall be landscaped and permanently maintained;

K.

A minimum of ten percent of the total site area shall be landscaped and permanently maintained;

L.

Off-street parking and loading facilities shall be provided as prescribed in Section 17.44.030 of this title. A maximum of two loading spaces shall be permitted on the street side of any building within sixty-five feet of the street right-of-way. There are no restrictions on the number of loading spaces located more than sixty-five feet from the street right-of-way. Loading areas shall be designed so as not to interfere with required parking, access and circulation;

M.

Trash disposal: Each parcel shall provide adequate and accessible trash disposal areas in compliance with Section 17.44.020;

N.

Outdoor Storage:

1.

Location. Outdoor storage uses are prohibited next to housing;

2.

Development standards. To ensure adequate screening of new outdoor storage uses, design review approval by the planning commission shall be required and processed with the required use permit application. Screening of outdoor storage shall meet the following standards:

a.

Permanent screening from any adjacent public and private rights-of-way and/or adjacent property;

b.

Solid or semi-solid fence of brick, stone, tile, masonry units, or wood at least eight feet tall. Chain-link fence may not be acceptable;

c.

Stored materials not to project above the wall or fence, unless approved;

d.

Public works department review for adequacy of access;

e.

Gates securely locked when not in use; and,

f.

Any other requirements deemed appropriate by the community development director.

3.

Maintenance: All required screening shall be regularly well-maintained in a good and upright condition and shall be repaired or replaced to the original required state if damaged, destroyed, or in need of repair. Screening shall remain in place for as long as the use is allowed on the property.

O.

Accessory Structures. See Section 17.46.130 (Accessory Structures).

(Ord. 16.98 § 5, 1996: Ord. 16.77 (part), 1989; Ord. 16.76 § 1 (part), 1989; Ord. No. 16-133.3, § 7, 7-15-2015; Ord. No. 16.142, § 44, 12-4-2024)

A.

Architectural and site plan review by the design review board shall be required for all structures, alterations to structures and signage in the I-L zoning district.

B.

All uses shall be subject to the performance standards specified in the applicable provisions of Section 17.44.020 of this title.

C.

No building shall be located closer than twenty-five feet from the top of the bank of a perennial or intermittent stream, as shown in Section 17.04.230 of this title. All proposed structures shall be constructed above the one-hundred-year floodplain.

D.

All roofs shall be architecturally designed to provide an appearance which is compatible with the exterior walls of the building. The design review board shall review and approve the roofscape.

(Ord. 16.76 § 1 (part), 1989)