Chapter 22.29
INDUSTRIAL/COMMERCIAL ZONE*
Sections:
22.29.400 Conditional use considerations.
22.29.600 Intensity standards.
22.29.700 Site development standards.
22.29.800 Environmental performance standards.
*Prior ordinance history: Ord. 466.
22.29.100 Purpose.
(a) The industrial-commercial zone is intended to provide for manufacturing, processing, research, science, engineering, wholesale trades and services in conjunction with selected commercial uses and permit church uses under certain conditions. It is further intended that the zone provide for operation of businesses whose character combines retail sales within their manufacturing warehouse or industrial operation. These activities shall:
(1) Provide employment opportunities;
(2) Provide for the manufacture, distribution and sale of goods, materials and services important to local as well as regional commerce and industry.
(b) The industrial-commercial zone is intended to provide a high quality working environment and a compatibility of uses which might otherwise be considered detrimental when located in close proximity. In no instance shall the uses or their operations detrimentally affect adjacent land use or the community environment as a whole. (Ord. 695 § 1, 1990: Ord. 487 § 2 (part), 1975)
22.29.200 Location.
The following criteria shall be considered in establishing and maintaining the industrial/commercial zone:
(1) Availability of a sufficiently large area with an ownership pattern to permit industrial/retail development that can accommodate substantial buffering from residential uses;
(2) Existence of freeways, flood control channels, and/or arterial streets on the periphery of an area to provide barriers and separation from residential uses;
(3) Vehicular access from freeways and arterial streets without inducing traffic on residential streets or nonarterial commercial streets;
(4) Adjacent land uses that are in harmony with the services provided by this zone. (Ord. 487 § 2 (part), 1975)
22.29.300 Permitted uses.
No use shall be permitted in the MC zone except as a conditional or accessory use in accordance with the provisions of this chapter. (Ord. 487 § 2 (part), 1975)
22.29.350 Accessory uses.
The following accessory uses shall be permitted only in conjunction with an approved conditional use:
(1) Employee recreational facilities and play area;
(2) Employee cafeterias;
(3) Car washes; provided, that all activities associated with such uses are contained within a building or structure that does not exceed one thousand four hundred square feet in size and is not visible from streets, elevated streets or freeways. Said car washes shall only be used by the primary conditionally permitted use on the same property and shall not be utilized for general commercial purposes. A car wash shall only be allowed on a site that is and/or will be occupied by one primary conditionally permitted use. (Ord. 824 § 1, 2000; Ord. 487 § 2 (part), 1975)
22.29.400 Conditional use considerations.
The MC zone uses listed in Section 22.29.430 may be permitted in the MC zone if it is found in each case that the following general criteria and limitations are met:
(1) The nature and location of a retail use, if any, shall be harmonious and compatible with that of manufacturing, warehousing and wholesaling operations in adjacent areas with respect to pedestrian and vehicular traffic;
(2) All operations and storage of equipment and materials shall be within completely enclosed buildings and suitable evidence shall be provided that no negative environmental effects will be caused by reason of odor, glare, noise, vibrations, fumes, smoke, particulate matter or refuse and that no unsafe or dangerous conditions will be created such as the use of explosion or radiation hazard materials.
(3) Any proposed new use or proposed change of use determined by the approving authority as a possible generator of a negative environmental impact shall be permitted only if the applicant complies with the following requirements and the approving authority is satisfied that the proposed use will not create conditions prohibited by the Municipal Code or by the environmental performance standards under Chapter 22.80 of the Municipal Code:
(a) The applicant shall submit a comprehensive statement of the environmental impact of the operation of the proposed activity to include, but not be limited to, effects upon the following:
(i) Air quality, including chemical and particulate pollution, odor and clarity;
(ii) Water resources;
(iii) Levels of sound pressure and vibration at various distances and locations;
(iv) Public safety, including fire and traffic hazards;
(v) General aesthetic impact on planned and existing adjacent uses.
The statement shall include, but not be limited to, information on proposed construction, machinery, processes and the type and amount of products, byproducts and materials proposed to be used, including but not limited to water, natural and artificial materials and all forms of waste. Such statement shall be submitted with and become a part of the precise plan application. The precise plan application shall be considered, in part, on the basis of this statement.
(b) If the director of community development determines that consultant services are necessary to evaluate the environmental impact of a proposed use, the applicant shall post a bond not to exceed five thousand dollars to guarantee payment for consultant services. The city council shall set the amount of said bond. Selection of the consultant shall be according to provisions of Section 606 of the City Charter and shall be mutually agreed upon by the applicant and the director of community development. (Ord. 770 § 1 (part), 1996; Ord. 487 § 2 (part), 1975)
22.29.430 Conditional uses.
The following uses may be permitted in the MC zone if an application for a conditional use is submitted for the MC zone and it is found in each case that the indicated criteria and limitations are satisfied and if specific conditions are imposed to carry out the purposes of this code:
(1) Retail sales and service in conjunction with any use permitted in this zone;
(2) Automobile repair, except as indicated in Section 22.29.500(1) of this code, pursuant to provisions of Section 22.40.630;
(3) Banks and savings and loan institutions;
(4) Business, administrative and research offices;
(5) Bottling works;
(6) Churches, temples, and other places for religious services, and related activities providing:
(A) Access is not taken from residential area,
(B) Access and parking will not adversely impact the building site and/or adjacent land uses,
(C) The parcel is located within one hundred fifty feet of a residential zone,
(D) Not more than one church, temple and other place for religious service shall be located on an industrial/commercial building site,
(E) The total floor area occupied by a church, temple and other place for religious service, including all accessory uses, shall not exceed four thousand square feet. This limitation shall not apply when a church, temple and other place for religious service is the sole use of an industrial/commercial building site,
(F) Daycare services shall be prohibited when a church, temple and other place for religious service is not the sole use of an industrial/commercial building site,
(G) If a church, temple or other place for religious service is not the sole use of an industrial/commercial building site, religious services and religious education shall be prohibited from the hours of six a.m. to six p.m., Monday through Friday;
(7) Machine shops;
(8) Manufacture and retail of:
(A) Machinery, electrical equipment and precision instruments,
(B) Products made from pre-prepared materials such as metal, plastic, wood, cloth, leather and ceramic,
(C) Chemicals, chemical products, pharmaceuticals and cosmetics,
(D) Food products such as bakery goods, candy, dairy products and soft drinks;
(9) Metal plating shops;
(10) Public service facilities: governmental or public utility;
(11) Publishing, printing, lithographing and engraving;
(12) Restaurants, not including drive-in or carryout service;
(13) Scientific research and experimental development laboratories;
(14) Wholesaling and warehousing;
(15) Adult day care facilities, subject to the following criteria and limitations:
(A) Adult day care facilities shall have a valid license in good standing from the appropriate state licensing agency;
(B) Approval of any and all adult day care facilities shall not result in an overconcentration of such facilities within the area where the facility is to be operated. A minimum of seven hundred lineal feet shall be maintained between adult day care facilities;
(C) Buildings occupied by adult day care facilities shall have a minimum distance requirement of one hundred fifty lineal feet from residential land uses; provided, that a physical barrier such as an arterial street, freeway or flood control channel exists. If no such barrier exists, the minimum distance requirement between adult day care facilities and residential land uses shall be no less than three hundred lineal feet from adult day care facilities establishing a buffer from residential land uses;
(D) The floor area of adult day care facilities shall not exceed three thousand square feet;
(E) Adult day care facilities shall be open no earlier than six a.m. nor later than six p.m., and no person or persons shall be allowed to use the facility as a living quarter at any time;
(F) Adult day care facilities shall conduct care services only on the ground level of the building, except where the building has been designed to accommodate said use on upper floors in accordance with the standards set forth in the building code;
(G) Adult day care facilities shall have a maximum of twenty-five patrons at any given time, not including program staff;
(H) Adult day care facilities shall be required to provide a minimum of the following:
(i) One parking space for every five patrons of the facility; and
(ii) One parking space for each staff member of the facility; and
(iii) One parking space for each additional vehicle used in the day-to-day operation of the facility;
(I) The standards stated in this section, as well as the of the California Health and Safety Code shall apply to all adult day care facilities; provided, that in instances of conflicting requirements, the more restrictive standards shall apply;
(16) Martial arts academies, subject to the following criteria and limitations:
(A) Martial arts academies permitted in the MC zone must be on a parcel located immediately adjacent to community commercial (CC) zoned areas;
(B) Martial arts academies permitted in the MC zone shall be prohibited from hosting special events, including but not limited to demonstrations or tournaments;
(C) Martial arts academies shall be open no earlier than seven a.m. nor later than ten p.m., Sunday through Saturday;
(D) Martial arts academies shall be prohibited from selling any and all types of martial arts weapons and/or personal defense devices; and
(E) Approval of any and all martial arts academies shall not result in an overconcentration of such facilities within the area where the facility is to be operated. A minimum of one thousand lineal feet shall be maintained between martial arts academies;
(17) Comparable uses as determined according to the provisions of Section 22.20.100. (Ord. 943 § 1, 2008; Ord. 919 § 2, 2006: Ord. 824 § 2, 2000; Ord. 788 §§ 1 – 6, 1998; Ord. 695 § 2, 1990: Ord. 682 § 5, 1989: Ord. 671 § 1, 1988: Ord. 664 § 1, 1987; Ord. 517 § 6, 1976; Ord. 487 § 2 (part), 1975)
22.29.450 Temporary uses.
Refer to Section 22.20.450. (Ord. 487 § 2 (part), 1975)
22.29.500 Prohibited uses.
The following uses are prohibited in the MC zone;
(1) Automobile repair within two hundred fifty feet of a residential zone;
(2) Automobile sale and lease;
(3) Bakery products, not manufactured on the site;
(4) Food stores including delicatessens, candy stores and dairy product sales, all not manufactured on such site;
(5) Manufacture or storage of explosives or radioactive materials;
(6) Slaughter or industrial preparation of animals;
(7) Package liquor stores;
(8) Supermarkets;
(9) Truck terminals;
(10) Wrecking or salvage operations;
(11) Retail car wash as the primary use;
(12) Retail sales or services which are not operated in conjunction with manufacturing or warehousing facilities;
(13) Other comparable uses determined according to the provisions of Section 22.20.100 and found to be incompatible, harmful, undesirable or a use which would negatively affect the environment of the area;
(14) Public and private auctions and auction-related events and activities. (Ord. 827 § 4, 2001; Ord. 671 § 2, 1988: Ord. 664 § 2, 1987: Ord. 487 § 2 (part), 1975)
22.29.600 Intensity standards.
On any parcel of land or unit of development, the following intensity standards shall apply:
Building Coverage. Building coverage shall be no greater than sixty-five percent of the parcel area for all conditionally permitted uses except churches. Building coverage for churches, temples, and other places for religious services and related activities shall be no greater than fifty percent of the parcel area. (Ord. 824 § 3, 2000: Ord. 695 § 3, 1990: Ord. 487 § 2 (part), 1975)
22.29.700 Site development standards.
In addition to the development standards established by or under Chapters 22.70 through 22.79 of this code, the following standards shall apply to property in the MC zone:
(1) Parcel Width. The minimum parcel width shall be one hundred feet.
(2) Parcel Area. The minimum parcel area shall be one acre. The director of community development may recommend to the planning commission the consideration of a parcel area which is less than that set forth in this section, if the configuration of said parcel required variation from this standard and the site design of the development will be compatible with the surrounding properties.
(3) Setbacks. The following setback areas shall be provided:
(a) Adjacent to a Residential Street. Buildings shall be located at least fifty feet from the property line along any street facing a residential area and one hundred percent of the setback area shall be landscaped with the exception that low profile office structures of less than sixteen feet in height may encroach into the required yard no more than twenty-five feet and may cover not more than twenty percent of the required setback area.
(b) Adjacent to a Nonresidential Arterial Street. Along any street facing a nonresidential area, buildings shall be located at least twenty-five feet from the property line and one hundred percent of the required setback area shall be landscaped.
(c) Adjacent to a Local Industrial Street. Along any local industrial street, buildings shall be located at least fifteen feet from the property line and shall average no less than a twenty-five foot setback. One hundred percent of the required setback area shall be landscaped.
(d) Adjacent to a Residential Parcel. Along any property line adjacent to a residential area and not separated by a street, the building setback shall be twenty-four feet or a distance equal to the height of the buildings, whichever is greater.
(e) Adjacent to a Commercial Parcel. Along any property line adjacent to a commercial area and not separated by a street, there shall be a setback of at least twenty-four feet.
(f) Adjacent to an Industrial Parcel. Along property lines that separate industrial uses there shall be a minimum setback of twelve feet. Buildings may be constructed on a property line adjacent to an industrial area; provided, that no building shall be constructed which is within twenty-four feet of another building on separate property, and that the plan for development is approved by the director of community development so as to enhance the design of the development.
(g) Adjacent to Freeway, Flood Control Channel and Vacant Easements in Excess of One Hundred Feet Wide. Along property lines adjacent to freeways, flood control channels and easements there shall be a minimum setback of twelve feet.
(4) Building Height. Building height shall be no greater than thirty-five feet, with the exception that business and research offices and scientific laboratories needing additional office space may be permitted additional building height if the approving authority deems that the proposed development enhances existing and planned development in the area. In no instance shall a building or structure exceed a height equal to the least horizontal distance between the building or structure and a property line adjacent to a residential area or an arterial highway.
(5) Architecture. In approving precise plans, consideration shall be given to architectural quality and compatibility. Any question of architectural compatibility or quality may be referred to a design review committee for review as provided for in Section 23.90.240. Site and building design shall be consistent with the highest quality standards for an industrial park. Architectural considerations shall include, but not be limited to, the following provisions:
(a) Exterior walls shall be of concrete or masonry construction. However, exterior walls facing any street shall be painted and shall provide other decorative material such as, but not limited to, metal, plastics, exposed aggregate or wood and shall be arranged in a decorative manner and approved by the director of community development.
(b) The exterior color and materials of all buildings and block walls facing residential areas shall be harmonious with the residential development. All exterior walls must be either painted or surfaced with decorative materials.
(c) Lighting. Lighting shall be designed not only to afford safety and security, but shall serve to enhance the general appearance of the proposed development. Parking lot lighting fixtures are to have a height no greater than sixteen feet. Walkway lighting fixtures are to have a height no greater than twelve feet. Security lighting fixtures are not to project above the facia or roof line of the building and are to be shielded from streets and other properties. The shields shall be painted to match the surface to which attached. Security lighting fixtures are not to be substituted for parking lot or walkway fixtures and are restricted to lighting of entrances, loading and storage areas and similar service areas.
(d) Mechanical Equipment and Ductwork.
(i) All roof-mounted mechanical equipment and/or ductwork, which projects above the roof or roof parapet and is visible from any existing or proposed one or two story structure in the vicinity or from an elevated street or freeway shall be screened by an enclosure which is consistent with the architecture of the building. Screening shall be provided by increasing the height of the parapet unless the building’s roof is visible from an elevated street or freeway, then the following, as deemed necessary, shall be required:
(A) A decorative penthouse structure shall be constructed to house all mechanical equipment. Said structure shall be enclosed, centrally located on the building rooftop and designed in a manner to adequately screen all roof equipment.
(B) Building roofing shall be of a decorative material such as, but not limited to, multicolor rock and/or gravel. Alternative decorative roofing materials may be permitted at the discretion of the director of community development.
(ii) Mechanical equipment shall not be exposed on an exterior wall surface of a building.
(iii) Cyclone blowers shall be screened by walls, fences or landscape materials and shall be located below the facia and/or roof line of the building. Further, they shall not be located on the front of a building and shall be painted to match the surface to which attached.
(iv) Incinerators are prohibited.
(v) Gutters and downspouts are to be painted to match the surface to which attached unless used as a major design element, in which case the color is to be consistent with the color scheme of the building.
(vi) Vents, louvers, exposed flashing, tanks, stacks, overhead doors and service doors are to be painted consistent with the color scheme of the building.
(vii) Vehicle washing and polishing equipment, including hand held equipment, and areas in which this equipment is used, shall be screened from view from streets, elevated streets and freeways, and from adjacent parcels.
(6) Storage. The outdoor storage of wares, merchandise, materials, equipment, crates, bottles or similar items shall be screened on all sides by masonry fencing and solid wood gates. Outdoor storage areas shall be permitted only as accessory uses to a main building and the total area for such storage shall not exceed twenty percent of the floor area of any buildings on the site. Storage of vehicles or other equipment in required parking spaces shall not be permitted.
(7) Refuse Containment. All outdoor trash and refuse storage areas located on the site shall be enclosed from view on all sides not adjacent to a building by a concrete block or masonry wall and solid wood gate at least six feet high. A decorative roof enclosure may be required if the trash or refuse storage area is visible from an elevated street or freeway.
(8) Loading and Unloading. Loading areas or docks shall be located in a manner that prohibits a truck from backing to such an area from any street other than a local industrial street. No loading dock shall face an arterial street or a street adjacent to a school or residential use. All loading areas, and loading activities shall be screened from an arterial street, school or residential area with view-obscuring landscaping and/or decorative block walls. In addition, all loading areas or docks shall be located to minimize the interaction between these areas and facilities conducting retail sales activities.
(9) Off-Street Parking. The parking standards established under Chapter 22.74 shall apply in the MC zone.
(10) Landscaping. A minimum of fifteen percent of the area not occupied by buildings or structures shall be landscaped. The landscaping of parking areas as required in Section 22.74.400 shall not be included as part of the required fifteen percent landscaping. Landscaped areas located between a parking area or driveway and a street right-of-way shall include earth mounding two to three feet above the curb height. Such parking and driveway areas shall be screened by groupings of trees and bushes in accordance with development standards established in Chapter 22.70 of this code.
(11) Signs. The provisions of Chapter 22.48 shall apply in the MC zone.
(12) Access for the Physically Handicapped. Access must be provided for the physically handicapped to floors other than that closest to grade in office buildings by means of an elevator. Access to office uses on floors other than that closest to grade may be by stairs; provided, that the offices are less than one thousand square feet in total area per floor or that the office uses are incidental to and operated in conjunction with another use (i.e., warehousing, manufacturing, retail sales) within the same building except when the only available toilet facilities are on other levels.
(13) Alarm Systems and Additional Security Devices. Commercial, office, and industrial buildings shall be required to be installed with periphery alarm system wiring approved by the director of community development. In those instances where the proposed use of the property may require additional security devices, then the director of community development may require, in addition to the periphery system wiring, the installation of an approved alarm system device. (Ord. 921 § 1, 2007; Ord. 824 § 4, 2000; Ord. 770 § 1 (part), 1996; Ord. 671 §§ 3, 4, 1988; Ord. 517 § 7, 1976; Ord. 487 § 2 (part), 1975)
22.29.800 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 shall apply in the MC zone. (Ord. 487 § 2 (part), 1975)