Chapter 14.09.095
Business Park and Industrial Park Districts – IS, Industrial Service District Uses and Development Standards
Sections:
14.09.095.010 Purpose.
14.09.095.020 Uses Grouped Under Subheadings.
14.09.095.030 Applicability.
14.09.095.040 Permitted Uses.
14.09.095.050 Conditional Uses.
14.09.095.060 Development Standards.
14.09.095.070 Floor Area Ratio.
14.09.095.080 Permanent Foundation Required.
14.09.095.090 Minimum Yards.
14.09.095.100 Masonry Walls and Fences.
14.09.095.110 Landscaping.
14.09.095.120 Mechanical Equipment.
14.09.095.130 Uses Within Enclosed Structures.
14.09.095.140 Trash Enclosures.
14.09.095.150 Accessory Structures.
14.09.095.160 Fire Site Protection Standards.
14.09.095.010 Purpose.
The IS-Industrial Service district provides for small scale industrial and service types uses. This chapter establishes the permitted and conditional uses allowed in the IS district, and also establishes standards for new, or the modification of existing development in the district. The provisions of this chapter are established to achieve the following purposes:
A. To allow for the establishment of light industrial and service commercial uses which are small scale in nature and generally serve the local market;
B. To ensure industrial service uses are designed and operated in a manner that is compatible with surrounding existing and future residential uses and within the parking and infrastructure limitations of the area;
C. To provide minimum standards for development which enhance and promote the economic viability of industrial service uses;
D. To implement the goals, objectives, and policies of the Zoning Ordinance, the Development Code, and the General Plan.
14.09.095.020 Uses Grouped Under Subheadings.
A use may be listed individually or may be grouped under a general subheading such as “Warehousing, General.” The subheadings are defined in the Definitions Division of this Title. Each subheading lists the uses which are included within that particular category of use. Uses which are specifically excluded from a particular category are also identified. The Definitions Division should be consulted in order to determine accurately whether a particular use is allowed within the zoning district.
14.09.095.030 Applicability.
The provisions of this chapter apply to the existing industrial properties which are located north of Elmira Road and west of Leisure Town Road.
A. The standards established by this chapter apply to development permits and approvals that are subject to the Zoning Ordinance and are applicable to new construction, to site improvements, and to the modification of existing structures. Such new construction or modifications shall be subject to the development standards contained in this chapter, unless otherwise specified in the applicable zoning district, or in Chapter 14.09.135, Non-Conforming Uses and Structures, of the Zoning Ordinance.
B. Any requirements or standards established by an adopted or amended specific plan, policy plan, or a special standards overlay district, shall supersede the standards of the applicable zoning district and the provisions of this chapter.
C. These standards shall apply unless a deviation has been granted through a planned development, a variance, or an administrative clearance, in accordance with the provisions of this division.
D. All uses are also subject to the provisions of Chapters 14.09.127 through 14.09.139, Supplemental Standards, of this division, which includes, but is not limited to, Performance Standards, Off-Street Parking and Loading, Tree Preservation, Signs, Airport Land Use Compatibility, and Non-Conforming Uses and Structures. In addition, the provisions of Chapter 14.09.139, Additional Standards Applicable to all Zoning Districts, and the Water Efficient Landscape Requirements, of this Title, shall apply. (Ord. 1598, §2, 1998)
1. It is recognized that some existing buildings in the IS district do not have adequate on-site parking to accommodate some of the uses that are permitted in the district. The ability to establish any use is subject to the existence of parking that complies with the requirements of Chapter 14.09.128, Off-Street Parking and Loading, of the Zoning Ordinance.
14.09.095.040 Permitted Uses.
The following uses are permitted uses in the IS district, and include, but are not limited to:
A. Industrial uses as follows, when the use occupies 10,000 square feet or less in building area:
1. Accessory uses and structures to a permitted use;
2. Manufacturing establishments as follows:
a. Electrical equipment and instruments, small;
b. Food products, non-odorous;
c. Furniture and fixture products;
d. Glass products from purchased glass;
e. Clay and pottery products;
f. Small scale miscellaneous products;
3. Trade contractor shops;
4. Wood products fabrication.
B. Service uses as follows, when the use occupies 10,000 square feet or less in building area:
1. Accessory uses and structures to a permitted use;
2. Business support services;
3. Printing and publishing;
4. Rental centers, household;
5. Repair and maintenance, vehicles;
6. Storage, household and business;
7. Wholesaling and distribution, small, subject to the square footage limitations described in Division 14.02, Definitions, of this Title.
C. Outdoor storage, as an accessory use, where the storage area is 15 percent or less of the gross floor area of the use; no outdoor storage shall be allowed within 50 feet of a residential district.
D. Parking lots.
E. Telecommunication Facility, Minor, in accordance with the provisions of Chapter 14.09.125, Telecommunication Facilities, of this division. (Ord. 1599, §24, 1998)
14.09.095.050 Conditional Uses.
The following conditional uses are allowed in the IS district upon the granting of a conditional use permit, in accordance with the provisions of Chapter 14.09.110 of this division, and includes:
A. Industrial Uses:
1. Accessory uses and structures to a conditional use;
2. Metal products fabrication;
3. Outdoor operations, as an accessory use; no outdoor operations shall be allowed within 50 feet of a residential district;
4. Outdoor storage, as an accessory use, where the storage area exceeds 15 percent of the gross floor area of the use; no outdoor storage shall be allowed within 50 feet of a residential district;
5. Vehicle storage yards;
6. Manufacturing establishments as follows:
a. Glass products from manufactured glass;
7. Any of the industrial uses listed as a permitted use, where use occupies more than 10,000 square feet in building area.
B. Service Uses:
1. Accessory uses and structures to a conditional use;
2. Boat repair;
3. Body and paint shops;
4. Forklift repair and sales;
5. Outdoor operations, as an accessory use; no outdoor operations shall be allowed within 50 feet of a residential district;
6. Outdoor storage, as an accessory use, where the storage area exceeds 15 percent of the gross floor area of the use; no outdoor storage shall be allowed within 50 feet of a residential district;
7. Public utility and public service buildings and structures;
8. Rental centers, commercial;
9. Stone and cut stone products;
10. Warehousing, general;
11. Wholesaling and distribution, large, subject to the square footage limitations described in Division 14.02, Definitions, of this Title;
12. Any of the service uses listed as a permitted use, where use occupies more than 10,000 square feet in building area.
C. Telecommunication Facility, Major, in accordance with the provisions of Chapter 14.09.125, Telecommunication Facilities, of this division. (Ord. 1599, §24, 1998)
14.09.095.060 Development Standards.
The following IS development standards are minimum requirements and shall not be construed to prevent the City Council, the Planning Commission, or the Director from imposing, as part of a project approval, specific conditions which may be more restrictive, in order to meet the intent of these regulations.
14.09.095.070 Floor Area Ratio.
The IS zoning district shall have a maximum floor area ratio, or FAR, of 0.4. An exception to the floor area ratio standards may be approved by the decision-maker for uses of a lower intensity than uses generally permitted within the applicable zoning district. The decision-maker shall consider the intensity of the proposed use, the availability of public facilities and infrastructure to serve the use, and the projected traffic levels of service.
A. An exception to the FAR standards may be approved when the decision-maker determines the following:
1. The proposed use and structure for which the exception to the FAR standards is approved shall have a lower employee density or a lower peak hour traffic generation than uses generally permitted within the applicable zoning district;
2. Public facilities and services are available to serve the proposed use and structure; and
3. The scale of the proposed building is compatible with surrounding development.
14.09.095.080 Permanent Foundation Required.
All buildings shall be constructed on or attached to a permanent foundation. The decision-maker may approve exceptions in unusual circumstances for a specified limited period of time.
14.09.095.090 Minimum Yards.
The minimum yards in the IS zoning district shall be as follows:
A. Minimum Front Yard. The minimum front yard shall be 15 feet, but when the front yard of a site is across the street from a residential district, the minimum front yard shall be 30 feet.
B. Minimum Side or Rear Yard Adjoining a Street. The minimum side or rear yard adjoining a street shall be 15 feet, but when the yard of the site is across the street from a residential, agricultural, or public facilities district, the minimum yard shall be 25 feet.
C. Minimum Yard Adjoining an Interior Lot Line. The minimum yard adjoining an interior lot line shall be 10 feet.
D. Minimum Yard Adjoining a Residential District. The minimum yard adjoining a residential district shall be 50 feet.
1. The decision-maker may approve a reduction of the minimum yard area to no less than 30 feet as follows:
a. The use shall conduct no outdoor activities which would generate noise or hazards to the extent that it becomes a nuisance to any residential area, as determined by the Director or by the Planning Commission;
b. There shall be no outdoor operations or storage within 50 feet of a residential district;
c. A masonry wall is provided in accordance with the provisions of Section 14.09.095.110.A. of this chapter;
d. The structure has no door openings, other than pedestrian doors, facing a residential district within 100 feet of a residential district.
14.09.095.100 Masonry Walls and Fences.
Masonry walls and fences shall be provided where required in accordance with the standards of this section, or as specified with any project approval. Walls and fences shall be provided to serve as a buffer between commercial and residential uses and to screen or separate uses or activities. The terms “fences” and “masonry walls” are defined in Division 14.02 of this Title. Unless otherwise specified, for the purposes of this section, the term “wall” shall mean masonry wall.
A. Solid, decorative, masonry walls, a minimum of six feet in height, with the height subject to the determination of the decision-maker, shall be provided on property lines, or any other location as approved by the decision-maker, as follows:
1. When an IS district is adjacent to a residential district;
a. In an IS district when a side or rear lot line adjoins an arterial street.
2. For screening when required in accordance with the provisions of Section 14.09.095.130, Uses Within Enclosed Structures, of this chapter.
B. Solid, decorative, masonry walls or other decorative fencing may be required or approved through a design review or other project approval.
1. Open fencing that is directly visible from an arterial street, shall be of a decorative design, and plain, open fencing such as chain link or other comparable materials or barbed wire or other wire security fencing, shall not be acceptable;
2. Solid fencing that is directly visible from an arterial street, shall be of a decorative design, and plain, board fencing shall not be acceptable;
C. Wall materials, color, and design shall be compatible with the main structure on the site, as determined by the decision-maker.
D. Wall and Fence Height.
1. No wall, fence, or hedge shall exceed three feet if located in a required front yard;
2. Measuring Wall and Fence Height:
a. Height shall be measured from the finished grade level, as shown on approved grading plans, or the existing grade if there are no approved grading plans, on the side of the fence on which the grade elevation is the greatest;
F. Existing Walls and Fences. A legally established wall or fence existing prior to the adoption of this ordinance and which does not conform to the standards of this section, may be replaced in the same location, and at the same height, except as follows:
1. Walls or fences which are required to be maintained or replaced as a condition of a new project approval, shall comply with the standards of this section.
14.09.095.110 Landscaping.
Landscaping shall be provided for all projects and shall be installed in accordance with the provisions of the Water Efficient Landscape Requirements of this Title.
A. Landscaping shall be provided as follows:
1. Adjoining Property Lines:
a. A minimum width of 10 feet of landscaping area shall be provided when a site adjoins a residential district;
b. A minimum width of five feet of landscaping along property lines abutting a non-residential district, unless:
i. Such landscaped area would not be visible from the street; or
ii. The decision-maker approves a reduction in landscaping when compensating landscaping is provided elsewhere on the site;
iii. The area is within an easement.
2. Adjoining Streets:
a. A minimum width of 10 feet of landscaping area shall be provided in a required yard;
3. Within Parking Lots:
a. Perimeter landscaping shall be provided as follows:
i. A minimum width of 10 feet adjoining street frontages;
ii. A minimum width of 10 feet adjoining a residential district;
iii. A minimum width of five feet of landscaping area on any perimeter lot line that does not adjoin a residential district, except that the decision-maker may approve a reduction in landscaping, when compensating landscaping is provided elsewhere on the site.
iv. Landscaping shall not be required when it would block access to driveways, walkways, or joint access aisles.
b. Interior landscaping shall be provided as follows:
i. A minimum width of five feet of landscaping area on any interior lot line except that the decision-maker may approve a reduction in landscaping, when compensating landscaping is provided elsewhere on the site.
ii. In addition to the required perimeter landscaping, an additional five percent of the gross parking lot area shall be landscaped if the parking area is visible from the public street.
B. All areas within the site or lot not used or specifically intended for structures, parking, or other necessary site improvements, shall be landscaped.
C. Improvement Requirements:
1. Planter areas shall be separated from vehicular areas by six-inch raised concrete curbing;
2. The decision-maker may grant a maximum two foot vehicle encroachment into the perimeter landscaping in exceptional circumstances where the full width of landscaping cannot be provided. The decision-maker may grant an exception when the following findings are made:
a. There will be no adverse impact on surrounding properties;
b. Additional compensating landscaping is provided in an adjacent location with the same screening and aesthetic value.
3. All landscaped areas shall be served by a low volume automatic irrigation system;
4. A parking lot shade plan shall be submitted and implemented which demonstrates that 50 percent of the parking lot will be shaded within 10 years.
D. All landscaping areas adjoining or fronting on Interstate 80 or Interstate 505 shall be consistent with the provisions of the City Gateways Design Master Plan.
(Ord. 1676, Amended, 09/26/2002)
14.09.095.120 Mechanical Equipment.
Mechanical equipment shall be subject to design review approval and shall be screened as follows:
A. Satellite dishes with a diameter greater than two meters, shall comply with the provisions of Chapter 14.09.125, of this division.
B. Mechanical equipment shall be screened from view from public and private property, whether developed or undeveloped, to the satisfaction of the Director, as follows:
1. Ground mounted mechanical equipment that is directly visible from the public street, including, but not limited to, air conditioning units, double detector check valves, electrical equipment, communication antennas, gas meters, storage tanks, and other such equipment, shall be screened by walls, fencing, or landscaping to the satisfaction of the Director;
2. Roof mounted mechanical equipment, not including solar equipment, shall be screened by a parapet wall of equal or greater height than the highest piece of roof mounted equipment or vent. Equipment may be screened by a separate roof screen that is architecturally integrated with the building, when the Director determines that screening by a parapet wall is not feasible;
a. When separate roof screens are used, roof equipment shall be grouped together to minimize the number of screened areas;
3. All building mounted equipment, including, but not limited to, louvers, pipes, overhead doors, service doors, access ladders, downspouts, conduit and electrical service boxes, shall be painted a color that is consistent with the color scheme of the building to blend into the background of the structure or the site, unless specifically intended to be an architectural element of the building design;
4. Detailed plans for screening equipment shall be subject to the approval of the Director;
5. The Director may approve alternatives or exceptions to screening standards for roof mounted equipment in the following situations:
a. For minor vents when protruding from a pitched roof area;
b. For individual vents when required by air quality regulations that may not be feasible to screen through an architecturally integrated element of the building;
c. For communication equipment, including microwave equipment, when visually integrated with the building design through color, location, or construction.
14.09.095.130 Uses Within Enclosed Structures.
All operations shall be conducted entirely within a completely enclosed structure, except as provided below:
A. The following exceptions shall be allowed, subject to design review:
1. Parking and loading;
2. Outdoor storage, service, or repair, subject to the following provisions:
a. The storage, service, or repair is incidental to the primary use on the same site;
b. There shall be no storage, service, or repair within the front yard area, or required parking area, or within 50 feet of a residential district;
c. All storage, sales, or service visible from a public street shall be surrounded by and screened by a solid decorative masonry wall, or an equivalent method of screening approved by the Director, with a minimum height of six feet. No materials or equipment shall be stored to a height above the top of the wall.
B. All uses not conducted entirely within a completely enclosed structure shall comply with the noise standards cited in Chapter 14.09.127, Performance Standards, of this division.
C. Uses which generate noise through the use of power tools, impact, or other mechanical operations shall provide attenuation of such noise to the extent that the use does not become a nuisance to any residential area, as determined by the Director or by the Planning Commission.
14.09.095.140 Trash Enclosures.
Refuse containers which are stored outdoors shall be located in trash enclosures and shall comply with the following standards:
A. Trash enclosures shall be subject to design review. The requirement that refuse be located within trash enclosures may be waived by the Director if the trash area is within an enclosed outdoor area and is not visible from a public street.
B. Trash enclosures storing containers with a cumulative capacity of one cubic yard or more:
1. Construction materials. Trash enclosures shall be constructed with decorative masonry walls with solid metal doors. The exterior finish shall be compatible with the design of the main building;
2. Location. Trash enclosures shall not be located within 50 feet of a residential district, and shall be located in an area that is not visible from abutting properties or from a public right-of-way. Enclosures shall be located within reasonable proximity to the use and shall include a separate walk-in access.
a. Trash enclosures with containers with a cumulative capacity of 1.5 cubic yards or more, shall be located no closer than five feet from combustible walls, openings, or combustible roof eave lines unless protected by an automatic sprinkler system approved by the Fire Marshall.
3. Enclosure Height. Trash enclosure walls shall be of a height equal to or greater than the height of the containers;
4. Concrete Paving Section. A minimum eight foot by ten foot wide thickened concrete paving section shall be provided in front of the enclosure gates;
5. Recyclable Materials. Trash enclosures shall include adequate space for the collection of recyclable materials.
C. Trash enclosures storing containers with a cumulative capacity of less than one cubic yard:
1. Construction Materials. Trash enclosures may be constructed of masonry or wood, or an approved equivalent screening method may be provided, subject to the approval of the Director.
2. Location. Trash enclosures shall not be located between the street and the front of a building.
14.09.095.150 Accessory Structures.
Accessory structures shall be subject to the same development standards which apply to other buildings and structures on the site.
14.09.095.160 Fire Site Protection Standards.
The requirements cited in Division 14.20, Construction and Fire Standards, of this Title, shall apply to any project. Summarized below are the most common standards generally applicable to commercial projects. Fire code requirements may not be varied by planned development or variance. Requests for modifications must be processed in accordance with the provisions of Section 14.20.270.070 of Division 14.20. Division 14.20 should be consulted for a more thorough understanding of the Construction and Fire standards.
A. Commercial projects shall comply with the following standards:
1. Prior to a project approval, an applicant shall submit plans demonstrating compliance with the following:
a. Fire Apparatus Access Roads:
i. Fire apparatus access roads shall be provided to within 150 feet of all exterior walls of the first floor of any building;
ii. Dead-end fire apparatus access roads in excess of 150 feet in length shall be designed to include a means of turning around fire apparatus or a means of providing a restricted through-way. Methods of achieving this may include the following:
1. Cul-de-sacs with a turning radius of 43 feet;
2. Hammerhead turnarounds;
3. Dead-end streets with through-way connections limited by with fire access gates or bollards.
iii. Fire apparatus access roads shall have a minimum unobstructed width of 20 feet;
iv. Fire apparatus access roads shall have a minimum vertical clearance of 13 feet 6 inches;
b. No Parking Zones:
i. No parking zones may be required in any area determined by the Fire Chief to be necessary in order to maintain unobstructed access around buildings and along roadways and drive aisles for fire apparatus; where required, no parking zones shall be clearly marked and signed;
ii. No parking shall be allowed extending 15 feet along a curb or pavement edge on each side of a hydrant such that access to the hydrant remains unobstructed; curbs shall be painted red 15 feet on each side of each hydrant;
iii. A no parking zone a minimum of 27 feet in length shall be provided in front of the main entrance to all buildings having an occupant load of 100 persons or more.
c. In the event clarification of standards of this section is necessary, the Fire Chief shall interpret the standard in question.
2. Prior to the issuance of a building permit, plans demonstrating compliance with the standards cited in this section shall be submitted to and approved by the Fire Chief.
a. Fire apparatus access roads shall be capable of supporting the imposed load of the apparatus, in accordance with Division 14.20 of this Title.
i. Fire apparatus access roads to be used during construction:
1. Access roads to be utilized during construction shall be installed and made serviceable before construction and shall be of an all weather design. Access roads are subject to the approval of the Fire Chief. The developer shall submit to the Fire Chief a site plan showing proposed access roads, with a detailed drawing of the roadway cross section. This plan must be approved by the Fire Chief before any permit is issued;
ii. Permanent fire apparatus access roads shall be paved.
b. Fire Hydrants.
i. Fire hydrants shall provide a minimum fire flow of 4,500 gallons per minute with a residual pressure of 20 pounds per square inch. Hydrants shall be installed by the developer, and shall be made serviceable before and during construction;
ii. Each hydrant shall have a separate shut off valve located on the lateral adjacent to the hydrant;
iii. Each hydrant shall have at least two 2-1/2 inch and one 4-1/2 inch connections;
iv. Hydrants shall be located such that vehicle travel is no greater than 300 feet between hydrants;
v. A hydrant shall be provided within 150 feet of every point of a ground floor exterior wall of a building;
vi. Blue “Fire Light” hydrant spotters shall be located just off street center line towards each hydrant.
|
Zoning District |
Max. Floor Area Ratio (FAR) |
Min. Site Area (acres) |
Min. Front Yard (ft.) (See Note 1) |
Min. Yard Adjoining A Street (ft.) (See Note 2) |
Min. Yard Adjoining an Interior Lot Line (ft.) |
Min. Yard Adjoining A Residential District (ft.) (See Note 3) |
Max. Building Height (ft.) (See Note 4) |
Off-Street Parking |
|
IS |
.4 |
.5 |
15 |
15 |
10 |
50 |
30 |
See Note 5 |
(1) Minimum Front Yard: When the front yard is across the street from an residential or agricultural district, the minimum front yard shall be 30 feet.
(2) Minimum Yard Adjoining a Street: The minimum yard when across the street from an R or A district shall be 25 feet.
(3) Minimum Yard Adjoining a Residential District: The required yard shall be increased one foot for every three feet of building height above 12 feet.
(4) Maximum Building Height. Exceptions to building height: Towers, spires, cupolas, chimneys, penthouses, water tanks, flagpoles, monuments, scenery lofts, light poles, radio and television aerials, telecommunications equipment, light poles, transmission towers, fire towers, and similar structures and necessary mechanical appurtenances covering not more than 10 percent of the ground area covered by the structures may be erected to a height not more than 25 feet above the height limit prescribed by the regulations for the district in which the site is located. Electric utility poles and towers shall not be subject to the height limits prescribed in the district regulations.
(5) Off-Street Parking. It is recognized that some existing buildings in the IS district do not have adequate on site parking to accommodate some of the uses that are permitted in the district. The ability to establish any use is subject to the existence of parking that complies with the requirements of Chapter 14.09.128, Off-Street Parking and Loading, of the Zoning Ordinance.
Ordinance History Division 14.09, Zoning
Chapter 14.09.095, IS-Industrial Service District
Ord. 1599, §24, 1998
Ord. 1598, §2, 1998
Ord. 1576, §3, 1997
Ord. 1576, §2, 1997, repealed Ch. 17.30, ML-Light Industrial and Ch. 17.31, MH-Heavy Industrial
Ord. 1576, §1, 1997, rezoned ML (Maris Park area only) to IS
Ord. 1574, §4, 1997, adopted
Ch. 17.30, ML-Light Industrial District
Ord. 1483, §1, 1992
Ord. 1473, §1, 1992
Ord. 1468, §1, 1992
Ord. 1457, §18, 1992
Ord. 1306, §17, 1987
Ord. 1249, §8, 1985
Ord. 1183, §1, 1983
Ord. 865
Ord. 722
Ord. 458, 1964
Ch. 17.31, MH-Heavy Industrial District
Ord. 1483, §2, 1992
Ord. 1468, §2, 1992
Ord. 1457, §19 & 30, 1992
Ord. 1306, §18, 1987
Ord. 1249, §9, 1985
Ord. 1183, §2, 1983