Chapter 17.61
LIGHT INDUSTRIAL (ZONE M-1)

17.61.010 Intent and Purpose

The Light Industrial (M-1) Zone is established to create, preserve and enhance areas for light industrial uses and associated operations, including assembly, fabrication, packaging and transport, where operations are conducted primarily indoors. Heavy industrial uses in which raw materials are converted into products for subsequent assembly or fabrication are not appropriate in Zone M-1. Some construction-related activities may be allowed provided that screening is provided from public rights-of-way and adjacent, less intensive zoned properties. Limited commercial retail and service uses which serve businesses or their employees within the immediate area may be allowed, provided that they do not detract from the primary industrial operations within the M-1 Zone.

17.61.020 Locational Criteria

The M-1 zone designation is appropriately located based upon the following criteria.

A.    The area is or will be occupied by limited manufacturing, wholesale, research and development, storage, transportation and similar or related activities.

B.    The area has access from highways or arterial streets, and such access does not traverse residential neighborhoods or land use designations. The area may also have access to rail service.

C.    The area is or will be served with adequate infrastructure to support light industrial uses.

D.    The area has slopes of less than ten (10) percent; is free or environmental constraints to industrial development; is adequately buffered from residential and other less intensive use designations; and has parcels of adequate size and shape to accommodate industrial structures and all required setbacks and accessory uses.

E.    Zone M-1 may be determined to be consistent with the Commercial Manufacturing (CM) or Industrial (IND) General Plan Land Use designations, and shall be consistent with all General Plan policies for siting and development of industrial land uses.

17.61.030 Uses Permitted Without Planning Approval

The following uses are allowed in the M-1 Zone without zoning clearance or other planning approval, except as required by State law.

A.    Field, tree, bush, berry and row crops, including nursery stock, as an interim use, provided that no permanent structures are constructed, and provided that no sludge and/or biosolid material shall be applied to any land as a soil amendment. (Zoning Ordinance Amendment 97-1, adopted by City Council August 13, 1997.)

B.    Riding, hiking and bicycle trails and appurtenant facilities.

C.    Storage, temporary, of materials and equipment used in construction of public or private improvements, provided that all such items are stored on the construction site and pose no traffic hazard or other adverse impact on surrounding properties.

D.    Temporary and permanent facilities for detention, retention and conveyance of stormwater runoff.

E.    Small-scale solar energy systems as an accessory use on a lot containing a permitted principal use. (Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011.)

17.61.040 Uses Permitted Subject to Administrative Approval by the Planning Director

The following uses are permitted in the M-1 Zone, subject to the provisions of the Zoning Ordinance as specified in this Section.

A.    Temporary living quarters, in accordance with PMC 17.27.030(B)(3).

B.    Temporary office modules, in accordance with PMC 17.27.030(B)(4).

C.    Minor communication facility pursuant to PMC 17.95.040. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

D.    Stockpiling, in accordance with PMC 17.27.030(B)(6).

17.61.050 Uses Permitted Subject to Site Plan Review Approval

The following uses are permitted in the M-1 zone subject to Site Plan Review approval, except that when such a use is proposed to be established in an existing building and does not constitute a change from the previous use of said building, the requirement for Site Plan Review may be waived by the Planning Director through issuance of a Zoning Clearance, pursuant to PMC 17.26.030.

A.    Manufacturing, processing, assembly, packaging, treatment and fabrication of products, and on-site wholesaling of finished products, produced on site, including:

1.    Food products:

a.    Bottled and canned soft drinks and water.

b.    Bread and other bakery products.

c.    Ice.

2.    Apparel and other textile products:

a.    Clothing.

b.    Curtains and draperies.

c.    Hats, caps and millinery.

d.    Home furnishings.

e.    Silkscreening or embroidery of finished textiles.

f.    Trimmings.

3.    Wood products:

a.    Cabinets, wood.

b.    Millwork, fabricated wood.

c.    Trusses.

d.    Wood containers.

4.    Furniture and fixtures:

a.    Drapery hardware, blinds, shades and shutters.

b.    Partitions and fixtures.

5.    Paper and allied products:

a.    Bags and sacks.

b.    Coated and laminated paper products.

c.    Die-cut paper, paperboard and cardboard products.

d.    Display items, fiberboard.

e.    Envelopes.

f.    Folding paperboard boxes, including filing boxes.

g.    Paperboard containers and boxes.

h.    Sanitary good containers.

i.    Stationery products.

6.    Printed and published products:

a.    Commercial printing.

b.    Forms.

c.    Greeting cards.

d.    Lithography.

e.    Newspapers.

f.    Periodicals.

g.    Typesetting.

7.    Drugs and pharmaceuticals.

8.    Rubber and plastic products:

a.    Fabricated rubber products.

b.    Laminated plastic products.

c.    Plastic bottles.

d.    Plastic film and sheet materials.

e.    Plastic foam products.

f.    Rubber and plastic footwear.

9.    Leather products:

a.    Gloves and mittens.

b.    Handbags, purses and personal goods.

c.    Shoes and boots.

10.    Stone, clay, glass and concrete products:

a.    Glass products made of purchased glass.

b.    Glassware, pressed or blown.

c.    Monuments and markers, stone.

d.    Plaster of paris and papier-mâché products.

e.    Porcelain electric supplies.

f.    Pottery.

g.    White china, kitchen articles, art and ornamental ware, figures and similar products.

11.    Fabricated metal products:

a.    Architectural and ornamental metal work.

b.    Cutlery, tools and hardware.

c.    Sheet metal shops. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

d.    Small arms.

12.    Machinery and equipment:

a.    Calculators and office equipment.

b.    Computers and accessories.

c.    Office machines.

d.    Power hand tools.

13.    Electronic and electrical equipment:

a.    Audio and video equipment.

b.    Broadcasting and communications equipment.

c.    Electronic components, including tubes, circuit boards, semiconductors, capacitors, transformers and connectors.

d.    Prerecorded audio tapes and disks.

e.    Printed circuit boards.

f.    Radio and television broadcasting and communication equipment.

g.    Switchgear and switchboard apparatus.

h.    Telephone apparatus.

i.    Vehicle lighting equipment.

j.    Wiring devices.

14.    Transportation equipment:

a.    Motor vehicles, conversion to zero- or low-emissions engines.

b.    Motor vehicle parts and service for zero- to low-emissions vehicles.

15.    Instruments for measuring, analyzing and controlling:

a.    Laboratory apparatus and analytical, optical, measuring and controlling instruments.

b.    Ophthalmic goods.

c.    Photographic equipment and supplies.

d.    Search, detection, navigation, guidance, aeronautical and nautical systems, instruments and equipment.

e.    Surgical, medical and dental instruments and supplies.

f.    Watches, clocks, clockwork operated devices and parts.

16.    Miscellaneous manufacturing and industries:

a.    Artificial flowers, foliage and fruit.

b.    Brooms and brushes.

c.    Burial caskets.

d.    Christmas ornaments.

e.    Dolls, toys, games.

f.    Hair goods.

g.    Jewelry and lapidary work.

h.    Lamp shades.

i.    Machine shops. (Zoning Ordinance Amendment 95-2 adopted by City Council October 11, 1995.)

j.    Musical instruments.

k.    Needlework kits.

l.    Notions (fasteners, buttons, pins and needles).

m.    Novelties.

n.    Pens, pencils and other artists materials.

o.    Signs and advertising specialties.

p.    Sporting and athletic goods and equipment.

B.    Wholesale trade

Warehouse, display and office space for the storage, distribution and display of commodities for sale to the tradesperson, community or regional retailers, manufacturers, institutional or professional users, including:

1.    Apparel, clothing, footwear and accessories.

2.    Appliances; electrical and household.

3.    Art goods and artist supplies.

4.    Audio and visual tapes and disks.

5.    Bicycles and parts.

6.    Books, newspapers and periodicals.

7.    Building materials, equipment and supplies, including lumber, wiring, plumbing, insulation, masonry block, heating and air conditioning, electrical, glazing, roofing and other similar products.

8.    Computers and accessories.

9.    Confectionery.

10.    Decorating materials and supplies, including drapery, wall coverings, ceramic tile, fixtures, mirrors, lighting and similar items.

11.    Dishes, cookware and kitchen articles.

12.    Drugs and pharmaceuticals.

13.    Dry goods, general merchandise and notions.

14.    Electrical and electronic components and accessories.

15.    Equipment and supplies for service establishments, including restaurants and health and beauty salons.

16.    Flowers and floricultural specialties.

17.    Fruits, vegetables and produce.

18.    Furniture and home furnishings.

19.    Gifts, novelties, baskets and curios.

20.    Glassware and containers.

21.    Groceries and related products, including produce, frozen foods, dairy and meat products.

22.    Hardware.

23.    Hosiery and lingerie.

24.    Ice.

25.    Jewelry, precious stones and metals and related materials.

26.    Medical, dental, ophthalmic and hospital supplies and equipment.

27.    Monuments and grave markers.

28.    Motor vehicle supplies and parts (new only).

29.    Musical instruments, parts and supplies.

30.    Nonalcoholic beverages.

31.    Office supplies, furniture and fixtures.

32.    Optical goods and lenses.

33.    Paper, paper products, paperboard containers and stationery.

34.    Photographic equipment and supplies.

35.    Radio, television and stereophonic equipment.

36.    Scientific, engineering and drafting equipment and supplies.

37.    Service establishment equipment and supplies.

38.    Sporting, athletic and recreational equipment.

39.    Toys and hobby goods and supplies.

40.    Watches, clocks and supplies.

C.    Retail trade

Limited retail sale of items primarily used by businesses, including agriculture, commerce, construction, transportation and research uses, or serving the specialized needs of individuals involved in these uses and related trades. The sale of items where the intensity of use or operation is greater than that allowed in commercial zones, and which may be incompatible with those zones, is also allowed. In addition, retail sale of convenience goods to serve the short-term needs of employees in adjacent areas is permitted. However, retail sale of goods primarily serving the general public, which will result in attraction of large volumes of customers into industrial and manufacturing areas, is not consistent with the intent of the M-1 zone. Retail sale may include the following:

1.    Agricultural supplies and equipment.

2.    Building materials and supplies.

3.    Contractor’s equipment and supplies.

4.    Decorators showrooms and supplies, including sale of paint and varnish, wallcoverings, floor coverings, window coverings, and tile.

5.    Firearms and related accessories, sales, and service. (Zoning Ordinance Amendment 95-2 adopted by City Council October 11, 1995.)

6.    Hardware.

7.    Ice.

8.    Lumber yards.

9.    Machinery, equipment and supplies.

10.    Mail order businesses, including warehousing.

11.    Newsstands, newspaper and magazine sales.

12.    Nurseries, including the growing of nursery stock. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

13.    Plumbing supplies.

14.    Surveying equipment and supplies.

15.    Technical publications and supplies.

16.    Tools.

D.    Services

Services provided primarily to businesses or serving the specialized needs of individuals involved in business or industry. Services having an intensity of use not allowed in commercial zones may also be permitted, as are personal and food services to meet the immediate needs of employees in the area.

1.    Construction and contracting services, including businesses supportive to contractors:

a.    Construction equipment rental.

b.    Contractors offices, shops and yards; general and special trades contractors.

2.    Transportation, freight and storage services, including:

a.    Boarding areas for public transportation (not including permanent stations).

b.    Railroad spur lines.

c.    Park and ride lots.

d.    Personal storage facilities (mini-warehouses), pursuant to PMC 17.93.030.

e.    Taxi terminal.

f.    Warehousing of materials or products for which a Conditional Use Permit is not required for the manufacture, storage, distribution or wholesale of that product in either the C-5, M-1, M-2, M-3, or M-4 Zones.

g.    Weight scales.

3.    Personal services, including:

a.    Carpet and upholstery cleaning (in-plant or on customer’s premises).

b.    Dry cleaning plants.

c.    Linen supply.

4.    Business services: (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

a.    Brokers, wholesale.

b.    Courier services.

c.    Data processing.

d.    Equipment rental.

e.    Laundries, industrial and wholesale.

f.    Linen and towel supply.

g.    Locksmith.

h.    Manufacturer’s agents.

i.    Message and answering services.

j.    Packaging and labeling services (bottles, cans, cartons, etc.)

k.    Parcel delivery, including terminal.

l.    Photofinishing laboratories.

m.    Repossession service.

n.    Sign manufacture, painting and lettering.

o.    Water softener and bottled water supplies and service.

5.    Automotive services:

a.    Automobile and truck repair, general.

b.    Automobile and truck repair, light.

c.    Automobile service station, pursuant to PMC 17.92.110.

d.    Bus and truck washing. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

e.    Car washes, automated. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

f.    Car washes, full service. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

g.    Car washes, self service. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

h.    Gas station.

i.    Towing service and storage.

j.    Trailer rental.

6.    Repair and maintenance services:

a.    Antiques, restoration of.

b.    Furniture refinishing and reupholstery.

c.    Janitorial, cleaning and maintenance services.

d.    Large equipment repair, mobile.

e.    Machinery cleaning, repair and service.

f.    Motor rebuilding.

g.    Refrigerator repair and service.

h.    Swimming pool cleaning and maintenance.

7.    Entertainment, amusement and recreation:

a.    Athletic fields, lighted or unlighted.

b.    Athletic stadiums, sports arena.

c.    Batting cages (indoor and outdoor). (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

d.    Golf driving ranges.

e.    Motion picture and video tape production and allied services.

f.    Motion picture and video tape distribution.

g.    Adult-oriented businesses, subject to the provisions of PMC 17.92.050 and applicable provisions of the Municipal Code. (Zoning Ordinance Amendment 97-4 adopted by City Council June 11, 1997.)

8.    Educational and organization services and facilities:

a.    Business associations.

b.    Conference and meeting facilities.

c.    Labor and service organizations.

d.    Professional membership organizations.

e.    Trade and vocational schools (including truck and large equipment driving schools).

9.    Research, development and testing services:

a.    Agricultural and biological research, provided that all research involving the use of sludge and/or biosolid material be conducted within an enclosed building. (Zoning Ordinance Amendment 97-1, adopted by City Council August 13, 1997.)

b.    Chemical research laboratories.

c.    Engineering research laboratories.

d.    Food research.

e.    Industrial laboratories.

f.    Testing laboratories; metallurgical, product, pollution, etc.

10.    Food services, including:

a.    Coffee shops.

b.    Commissaries.

c.    Delicatessens and sandwich shops.

d.    Doughnut shops.

e.    Drive-through restaurants, pursuant to PMC 17.92.010.

f.    Walk-up food services.

11.    Public, quasi-public and institutional uses:

a.    Air pollution sampling stations.

b.    Animal shelters.

c.    Bus barns.

d.    Disaster and emergency management offices.

e.    Fire stations.

f.    Parking lots.

g.    Post office and distribution center.

h.    Public utilities storage and maintenance yards.

i.    Public works storage and maintenance yards.

j.    Sheriff’s stations.

k.    Utility facilities, excluding major communication facilities. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

l.    Utility-scale solar power generating facilities, pursuant to PMC 17.99.020. (Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011.)

12.    Miscellaneous services, including: (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

a.    Paint Booths

17.61.060 Uses Permitted Subject to Approval of a Conditional Use Permit

Premises in Zone M-1 may be used for the following purposes, provided that a permit has first been obtained pursuant to the provisions of Chapter 17.22 PMC, Conditional Use Permits.

A.    Alcoholic beverages, distilling, bottling, wholesale and distribution of.

B.    Ambulance service.

C.    Auction sales, not to include animals, conducted within an enclosed building. (Zoning Ordinance Amendment 10-01, adopted by City Council August 4, 2010.)

D.    Automobile and truck repair, heavy.

E.    Bus terminals.

F.    Civic or social organizations.

G.    Conference and meeting facilities. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

H.    Congregate meal facilities, pursuant to PMC 17.94.030. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

I.    Convenience stores, pursuant to PMC 17.92.090.

J.    Correctional facilities.

K.    Crematoriums.

L.    Disinfecting, exterminating and pest control services.

M.    Health clubs, fitness centers and gymnasiums.

N.    Heliports and helistops.

O.    Major communication facility pursuant to PMC 17.95.040. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

P.    Microbrewery or brewpub, pursuant to PMC 17.92.070. (Zoning Ordinance Amendment 15-01, adopted by City Council September 2, 2015.)

Q.    Motor vehicle supplies and parts, used (wholesale or retail).

R.    Outdoor offsite advertising, in conformance with the provisions of Chapter 17.88 PMC.

S.    Pet boarding and daycare. (Zoning Ordinance Amendment 16-01, adopted by City Council September 7, 2016.)

T.    Petroleum and petroleum products, wholesale sale and distribution.

U.    Radio and television towers.

V.    Recycling centers. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995 and Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

1.    Large collection facilities, pursuant to PMC 17.97.060.

2.    Light processing facilities, pursuant to PMC 17.97.070.

3.    Heavy processing facilities, pursuant to PMC 17.97.080.

W.    Religious assembly uses pursuant to PMC 17.94.010. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

X.    Rug cleaning plants.

Y.    Shooting ranges, indoor or outdoor.

Z.    Stations for boarding and unboarding of passengers from public transportation modes, including bus and rail; not including stops having no permanent buildings, such as for Metrolink.

AA.    Taxidermy.

BB.    Truck stops, including eating and sleeping facilities.

CC.    Weapons and/or ammunition; storage and warehousing.

DD.    X-ray laboratories.

17.61.070 Accessory Uses and Structures Permitted

The following accessory uses and structures are permitted in the M-1 zone, provided that such uses are established on the same lot or parcel of land as the permitted principal use, and that such accessory uses are incidental to and do not substantially alter the character of the principal use.

A.    Amusement machines

Not more than four (4) amusement machines may be permitted as an accessory use within a primary use in the M-1 zone, except that no amusement machines may be permitted within a convenience store.

B.    Areas designated and designed for the temporary storage of trash and recyclable materials, including the following:

1.    Recycling containers, pursuant to PMC 17.85.030

2.    Trash compactors, pursuant to PMC 17.85.020.

3.    Reverse vending machines, pursuant to PMC 17.97.040. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

4.    Small collection facilities, pursuant to PMC 17.97.050. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

C.    Caretaker’s residence, where legally established use requires the continuous supervision of a caretaker or superintendent, if occupied only by such persons and their families, pursuant to the standards contained in PMC 17.91.100. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

D.    Information kiosk, pursuant to PMC 17.88.050(F).

E.    Newspaper dispensing devices, pursuant to PMC 12.08.030.

F.    Services provided to meet the needs of employees on site, including employee cafeterias, day care centers, health clubs, exercise tracks, gymnasiums or work out rooms, showers and similar uses. For purposes of calculating permitted floor area ratio, these uses may be exempted from the calculation.

G.    Signs, as permitted by Chapter 17.88 PMC.

H.    Wire services for money transfer and Automated Teller Machines (ATM’s).

I.    Massage, when permitted with the primary business of a health club, fitness center and gymnasium, pursuant to PMC 5.04.560 and 17.92.140. (Zoning Ordinance Amendment 96-3, adopted by City Council January 8, 1997.)

J.    Corporate Massage, when permitted with a primary industrial business, pursuant to PMC 5.04.560 and 17.92.140. (Zoning Ordinance Amendment 96-3, adopted by City Council January 8, 1997.)

K.    Retail sales and service incidental to a principally permitted use are allowable provided that the following standards are met: (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

1.    The operations are contained within the main structure which houses the primary use;

2.    Retail sales occupy no more than 15% of the total building square footage;

3.    No retail sales or display of merchandise occur(s) outside the structure(s); and

4.    All products offered for retail sales on the site are manufactured, warehoused, or assembled on the premises.

L.    Car washes, automated as an accessory use to a gas station, automobile service station, or other automotive related use. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

M.    Commercial vehicle parking, pursuant to PMC 17.93.040. (Zoning Ordinance Amendment 99-1, adopted by City Council March 10, 1999.)

N.    Co-located Small Wind Energy Systems pursuant to PMC 17.99.010. (Zoning Ordinance Amendment 09-02, adopted by City Council November 4, 2009.)

17.61.080 Similar Uses Permitted by Planning Director Determination

The Planning Director may determine that an unlisted use is similar to and not more objectionable to the general welfare than those uses specifically listed in the M-1 zone, pursuant to PMC 17.24.120.

17.61.090 Standards of Development

Premises in Zone M-1 shall be subject to the development standards prescribed in this Section and those standards contained in Division 8, General Standards of Development.

A.    Lot area

Each lot or parcel of land created in Zone M-1 shall have a minimum lot area of not less than twenty thousand (20,000) square feet net, or the number following the zoning symbol (if any), whichever is greater.

B.    Lot width

None required except as otherwise provided in Chapter 17.82 PMC, Lot Width.

C.    Building setbacks

Except as otherwise required by Chapter 17.83 PMC, building setbacks in Zone M-1 shall be as follows:

1.    Front yard and street side yard (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

Minimum front yard setbacks for uses in Zone M-1 shall be measured from the property line as follows:

a.    Arterial streets: A minimum building setback of thirty (30) feet, including a minimum of twenty (20) feet of landscaping, shall be provided along arterial streets as indicated in the General Plan Circulation Element, except as provided in subsection (C)(1)(d) of this Section.

b.    Local and collector streets: A minimum building setback of twenty (20) feet, including a minimum of ten (10) feet of landscaping, shall be provided along local and collector streets, both public and private, except as provided in paragraph d. below. Where a sidewalk is not required, the landscaping requirement may be reduced by five (5) feet.

c.    Adjacent to residential: Where an industrial use is proposed to be separated from a residentially used or designated property by a local or collector street, the minimum building setback from each street shall be thirty (30) feet and shall include a minimum landscaped setback of twenty (20) feet, except as provided in paragraph d. below. Where a sidewalk is not required, the landscaping requirement may be reduced by five (5) feet.

d.    Exceptions to minimum front yard setbacks:

(i)    Buildings over thirty-five (35) feet in height: The front yard setback for buildings which are more than thirty-five (35) feet in height shall be established by the reviewing authority during development review to mitigate any adverse impacts on neighboring properties, but in no case shall be less than the minimum as set forth in subsection (C)(1)(a), (b), or (c) of this Section. As a guideline, the reviewing authority may require an additional one (1) foot of setback for every one (1) foot of height over 35 feet along an arterial or collector street, and one-half (1/2) foot of setback for every one (1) foot of height over 35 feet along a local street. This increased setback may be applied to individual building elements, rather than the entire building footprint, to lessen the effect of building mass abutting the street. Total building setback need not exceed seventy (70) feet regardless of height.

(ii)    Infill development: For proposed uses on lots or parcels within substantially developed industrial areas, in which a pattern of building setbacks has been established, the reviewing authority may establish setbacks which are compatible with adjacent uses as part of the development review and approval process, without a variance, provided that the minimum landscaped setback area adjacent to any street shall be no less than ten (10) feet.

e.    Fences, walls, and planters over three (3) feet in height shall maintain the setbacks set forth in this Section.

2.    Rear and side yards (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

Minimum rear and side yard setbacks for uses in Zone M-1 shall not be required, except in the following cases:

a.    Where a side or rear yard abuts an arterial street or expressway, the provisions of PMC 17.61.090(C)(1) shall apply.

b.    Where a side or rear yard abuts a freeway, the following shall apply:

(i)    A minimum building setback of twenty (20) feet shall be required, of which at least ten (10) feet must be landscaped, except where the Reviewing Authority determines that architectural enhancements and/or special site design features that are proposed warrants an exception to the standard setback. However, in no instance shall an approved building setback be less than ten (10) feet from the freeway right-of-way.

(ii)    For rear and side yards abutting freeways where such yards are visible from the freeway travel lanes, landscaped areas adjacent to the freeway shall average twenty (20) feet, and be not less than ten (10) feet wide, and the entire freeway frontage of the site may be used to compute average landscaping.

c.    Where a side or rear yard abuts a property used or designated for residential uses, a building setback of no less than twenty (20) feet shall be provided, with a minimum of ten (10) feet or landscaping adjacent to the residential property, as specified in PMC 17.83.030(C). For buildings over thirty-five (35) feet in height, the reviewing authority may require additional building setbacks from residential properties and landscaping, as needed to mitigate visual impacts from the height and mass of the building. In establishing this setback, sun angle should be considered to avoid allowing a tall industrial building to block solar access to an adjacent residential use.

d.    Where a side or rear yard abuts a property used or designated for less intensive non-residential uses, such as office, commercial, or public/institutional uses, a building setback of no less than ten (10) feet shall be provided, with a minimum of five (5) feet of landscaping adjacent to the neighboring property. For buildings over thirty-five (35) feet in height, the reviewing authority may require additional building setback and landscaping, as needed to mitigate impacts on less intensive uses, including visual and aesthetic impacts as well as solar access.

e.    The reviewing authority may require a greater setback where needed to mitigate impacts from noise or other operations of use.

3.    Projections (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

Eaves, roof projections, awnings, stair landings, and similar architectural features may project into the building setback a maximum distance of five (5) feet, provided that such appendages are supported only at, or behind, the building setback line, and further provided such appendages do not project beyond the property line or into the public right-of-way.

4.    Setbacks for accessory structures

Setbacks for accessory structures shall be provided pursuant to PMC 17.82.020.

D.    Building height and coverage

1.    Building height (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

a.    The maximum height of a primary structure, as measured in accordance with PMC 17.16.020, shall not exceed two (2) stories or thirty-five (35) feet, except as permitted through approval of a conditional use permit (CUP). In approving a CUP for additional building height, the reviewing authority shall find that adequate setbacks are provided on the project site to mitigate adverse impacts on adjacent properties; that adequate fire protection is provided for the subject buildings; that all FAA clearance requirements are met; that maximum floor area ratio requirements are not exceeded; and that the height, bulk, massing, design, and placement of the building on the subject site will not adversely impact adjacent properties or the general public.

b.    The maximum height of accessory structures shall not exceed thirty-five (35) feet.

c.    No windows, balconies, stairways, or other areas where people could look out onto adjacent residential properties shall be permitted above the first floor on the side of a building which faces property designated for single-family residential use.

2.    Maximum lot coverage

No lot or parcel of land in Zone M-1 shall have a lot coverage by buildings or structures in excess of fifty (50) percent of the lot area.

3.    Maximum floor area ratio (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

a.    The ratio of total floor area to total lot area shall not exceed .5 (fifty percent), excluding amenities which may be approved by the reviewing authority, which may include but are not limited to child care facilities and employee fitness areas.

E.    Off-street parking and loading (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

Each lot or parcel of land in Zone M-1 shall have adequate off-street parking and loading facilities. Location and design of parking and loading facilities shall conform to applicable General Plan Community Design Element policies and to Chapter 17.87 PMC.

F.    Signs

Signs shall comply with the provisions of Chapter 17.88 PMC.

G.    Trash enclosures. (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

An adequate number of trash enclosures shall be provided on site to meet the need of each development, and shall be located and designed in accordance with applicable General Plan Community Design Element policies and PMC 17.85.010.

H.    Landscaping (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

At least ten (10) percent of the site shall be landscaped, in accordance with PMC 17.83.030 and 17.86.010 and applicable General Plan Community Design Element policies, except that the reviewing authority may reduce this requirement to no less than five (5) percent of the site, provided that areas visible from public rights-of-way and non-industrial uses or districts are adequately landscaped.

I.    Sidewalks (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

Sidewalks shall be provided within the public right-of-way along all major and regional arterial streets, as depicted in the General Plan. Sidewalks may be required along secondary arterial, collector and local streets, or this requirement may be waived by the reviewing authority as part of the development review process.

J.    Special development standards (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

1.    Each use in this Zone shall be established and operated in accordance with Chapter 17.84 PMC, Performance Standards.

2.    Fences and walls shall be in conformance with PMC 17.83.030 and 17.86.040 and the applicable policies of the General Plan Community Design Element.

3.    Any portion of a lot or parcel used for outdoor storage, loading, parking, or other permitted outside use shall be paved according to the standards provided in PMC 17.87.050, except that the reviewing authority may approve a reduction in the area required to be paved where it is determined that such area will be adequately screened and dust-proofed, and that construction of additional improvements is unnecessary.

4.    All outdoor display and/or storage in Zone M-1 shall be located wholly within an enclosed area or shall be screened from public rights-of-way, and adjacent properties pursuant to Divisions 8 and 9 of this Zoning Ordinance and applicable policies of the General Plan Community Design Element. Where permitted, such outdoor areas shall be paved, landscaped and lighted in accordance with the applicable sections of this Ordinance.

5.    Screening shall be provided in conformance with the standards prescribed in Chapter 17.86 PMC and applicable policies of the General Plan Community Design Element.

6.    All business and manufacturing operations shall be conducted within an enclosed building unless specifically permitted by the reviewing authority and adequately screened from public view pursuant to Divisions 8 and 9 of this Zoning Ordinance and applicable policies of the General Plan Community Design Element.

7.    Architectural design shall conform to the applicable Community Design policies contained in the General Plan.

K.    Rail Service Standards (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

Lot division and building layouts for properties which adjoin existing or proposed lead and spur lines shall be designed so as to ensure full potential of future rail access to other properties adjacent to such rail lines. Subdivision proposals which could reduce a property’s capacity to accommodate potential rail-served development may not be approved.