Chapter 22.11
DEVELOPMENT AREA ONE
Sections:
22.11.020 Purpose and content.
22.11.040 Area development objectives.
22.11.050 Area development policies.
22.11.090 Categories of land use.
22.11.100 Manufacturing-plant—Intent.
22.11.110 Manufacturing-plant—Permitted uses.
22.11.120 Manufacturing-plant—Accessory uses.
22.11.130 Manufacturing-plant—Conditional use considerations.
22.11.140 Manufacturing-plant—Conditional uses.
22.11.150 Manufacturing-plant—Temporary uses.
22.11.160 Manufacturing-plant—Prohibited uses.
22.11.170 Manufacturing-plant—Intensity standards.
22.11.180 Manufacturing-plant—Site development standards.
22.11.190 Manufacturing-plant—Environmental performance standards.
22.11.200 Manufacturing-office—Intent.
22.11.210 Manufacturing-office—Conditional uses.
22.11.220 Manufacturing-office—Intensity standards.
22.11.230 Manufacturing-office—Site development standards.
22.11.010 Location.
This area development plan applies to the area bounded on the west by Bloomfield Avenue; on the north by the northern boundary of the city; on the east by Carmenita Road and on the south by 166th Street. This area may be referred to as development area one. (Ord. 425 § 4(1.10), 1973)
22.11.020 Purpose and content.
As provided for in Chapter 22.10 of the Cerritos Municipal Code, an area development plan is an instrument for guiding, coordinating, and regulating the development of property within a given area. It is a “specific plan” as authorized in Article 8 of Chapter 3 of the State Planning and Zoning Law. It replaces the usual zoning regulations. It must be consistent with and carry out the provisions and objectives of the general plan of the city. It serves as a basis for the city to consider and act upon more detailed precise plans prepared by landowners, developers, and public agencies.
The purposes of an area development plan are to promote appropriate land uses and to encourage the highest possible quality of design and environment within the designated area. Objectives, policies, and standards are set forth in order to capitalize upon the special qualities and opportunities of the area while permitting the flexibility required to consider unique and imaginative designs. An area development plan establishes a pattern for the arrangement of land uses, circulation systems, open spaces and other features as necessary to coordinate developments on adjacent parcels of property and in order to achieve a functionally and visually integrated development of the entire area. (Ord. 425 § 4(1.20), 1973)
22.11.030 Description.
Development area one constitutes an extension of a large industrial area contained within several municipalities. This industrial area provides goods and services to the entire region through a network of rail, highway and freeway facilities. The development area is uniquely benefited by having two freeways in the immediate vicinity and three major highways for boundaries. Unlike other industrial areas in the city, it is not committed to certain patterns of development as a result of spot industrial uses. The integrity of the development area is maintained by its size, shape, and borders. It is comprised of approximately three hundred acres in two quarter sections and is bounded by arterial highways on all sides. The development area is ideally suited for industrial development to service a regional market. The area provides unique opportunities for light industrial uses; however it also poses unique problems. Almost two-thirds of the development area border faces either residential land uses, an existing community park or an existing junior high school. It is the intent of the area development plan to establish objectives, criteria and standards that are directly related to the unique characteristics of the area in order to foster a viable, high quality industrial park and also preserve, protect and enhance the residential character of adjacent neighborhoods. (Ord. 761 § 1, 1996: Ord. 425 § 4(1.30), 1973)
22.11.040 Area development objectives.
The basic objectives of this plan are to:
(1) Provide protection for the surrounding residential land uses;
(2) Create a highly attractive industrial area both visually and functionally;
(3) Provide a source of economic strength to the community in terms of employment, governmental revenues, and related business activity;
(4) Realize the highest and best use of the area for the economic benefit of both the city and area property owners. (Ord. 425 § 4(1.40), 1973)
22.11.050 Area development policies.
In order to effectuate these objectives, the following policies are established:
(1) Park-like landscaping shall be installed around the perimeter of the industrial park as specifically required by the general plan;
(2) The feasibility of this plan is premised on the implementation of assessment district six. If for any reason assessment district six, proposed to install streets, landscaped walkways, and certain basic utilities within area development plan one, is not implemented, this plan shall be scheduled for public hearing before the planning commission and city council to determine the appropriateness of the permitted land uses and standards contained herein. No application for precise plan approval shall be approved unless and until the initial construction contract is awarded to install improvements contemplated by assessment district six;
(3) The combination of small parcels into larger parcels shall be encouraged through land use controls;
(4) Automobile, truck, and rail freight circulation shall be coordinated through a unified system of streets and rail lines. (Ord. 425 § 4(1.45), 1973)
22.11.060 Definitions.
Unless the context otherwise requires, words and phrases used in this area development plan shall have the same meanings as when used in the city development code. In addition, the following definitions shall apply:
(1) An “approving authority” is an officer or body having authority to approve a precise plan either originally or upon appeal. It may be the city council, the planning commission, or the director of community development as provided for in Chapter 23.90 of this code;
(2) Development area arterial streets include Bloomfield Avenue, Alondra Boulevard, Carmenita Road, Shoemaker Avenue, and 166th Street;
(3) “Interior street” means any street within the development area that is not an arterial street;
(4) “Truck access street” means all interior streets, Alondra Boulevard, Shoemaker Avenue north of 166th Street, Bloomfield Avenue, and that portion of Carmenita Road north of the midpoint between 166th Street and Alondra Boulevard. Truck access streets are in accordance with a preliminary draft of a proposed truck route system for entire city;
(5) “Truck terminal” means premises used for the parking, servicing, repairing, or storage including the storage for rental or leasing purposes, of any truck except where such use is incidental to a permitted use, servicing only said permitted use, and wholly owned by the owners of said permitted uses;
(6) “Right-of-way” means any public or private right-of-way and includes any area required for public use pursuant to the general plan or the area development plan;
(7) “Wholesaling” and “warehousing” means the stockpiling of goods for large-scale distribution or nonretail sale in a building that occupies at least twenty-five percent of a given site;
(8) “Trade or professional schools” means training facilities in which students learn practical skills related to the manufacturing and industrial uses permitted in development area one (ADP-1), including, but not limited to, welding, printing, and machining. The term “trade or professional schools” does not include schools that feature tutoring and academic learning, martial arts, visual arts, dance, or similar subjects and activities. (Ord. 872 § 1, 2003; Ord. 770 § 1 (part), 1996; Ord. 425 § 4(1.50), 1973)
22.11.070 Area map.
The map entitled “Area Map/Development Area 1” is adopted as part of the area development plan. This map defines the location and dimensions of required rights-of-way, certain required access points, and other features which are applicable in the same manner as other requirements of this plan. (Ord. 425 § 4(1.55), 1973)
22.11.080 Illustrative plan.
The document entitled “Illustrative Plan/Development Area 1” is adopted as a part of the area development plan. The illustrative plan represents a concept of a desirable implementation of the objectives, policies, and standards of the area development plan. The illustrative plan is intended to serve as a guide rather than a set of specifications and, as such, is illustrative rather than mandatory. (Ord. 425 § 4(1.57), 1973)
22.11.090 Categories of land use.
The area development plan provides for two categories of land use: office-professional and manufacturing-plant. Manufacturing-office is a category of land use restricted to those parcels within the development area that have vehicular access from a truck access street and a parcel area of at least one acre. (Ord. 425 § 4(1.60), 1973)
22.11.100 Manufacturing-plant—Intent.
Manufacturing-plant uses may be permitted within the development area subject to the provisions of Sections 22.11.110 through 22.11.190 of this chapter. (Ord. 425 § 4(2.10), 1973)
22.11.110 Manufacturing-plant—Permitted uses.
No manufacturing-plant use shall be permitted except as a conditional use in accordance with the provisions of Sections 22.11.130 and 22.11.140. (Ord. 425 § 4(2.30), 1973)
22.11.120 Manufacturing-plant—Accessory uses.
The following uses may be permitted only in conjunction with an approved conditional use:
(1) Employee recreational facilities and play areas;
(2) Employee cafeteria;
(3) Caretakers’ residence incorporated into an industrial structure. (Ord. 425 § 4(2.35), 1973)
22.11.130 Manufacturing-plant—Conditional use considerations.
The manufacturing-plant uses listed in Section 22.11.140 may be permitted in the development area if it is found in each case that the following criteria and limitations are met:
(1) The parcel shall be at least one acre in area;
(2) The parcel shall have truck access to a truck access street;
(3) All operations and storage of equipment and materials shall be within completely enclosed buildings, except as provided for in Section 22.11.180(5) and (6);
(4) Suitable evidence shall be provided that no negative environmental effects shall be caused by reason of odor, noise, glare, vibration, fumes, smoke, particulate matter, or refuse matter and that no unsafe or dangerous conditions are to be created such as the manufacture, use, or storage of explosives, radioactive materials, or other similarly hazardous materials;
(5) Any use that is determined by the approving authority to be 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 this area development plan or by the environmental performance standards as established under Chapter 22.80 of this 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) Noise and vibration at various distances and locations,
(iv) Public safety, including fire and traffic hazards,
(v) General appearance of the neighborhood. The statement shall include, but not be limited to, information on proposed construction, machinery, processes and the type and amount of products, by-products, 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 approving authority determines that consultant services are necessary to evaluate the environmental impact of the proposed use, the applicant shall post a bond not to exceed five thousand dollars to guarantee payment for such 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 professional standards of ethics related to the selection of consultants. The selection of the consultant shall be mutually agreed upon by the applicant and the director of community development. (Ord. 770 § 1 (part), 1996; Ord. 425 § 4(2.40), 1973)
22.11.140 Manufacturing-plant—Conditional uses.
The following conditional uses may be permitted subject to the criteria and limitations of Section 22.11.130 and other conditions the planning commission deems necessary to realize the intent of the development code:
(1) Business and research offices;
(2) Bottling works;
(3) Machine shops;
(4) Manufacture of:
(a) Machinery, electrical equipment and precision instruments,
(b) Products made from previously 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;
(5) Government or public utility facilities;
(6) Publishing, printing, lithographing and engraving;
(7) Recycling facility, pursuant to the provisions of Section 22.40.700 of this code;
(8) Restaurants, excluding drive-ins and carry-outs;
(9) Scientific research and experimental development laboratories;
(10) Wholesaling and warehousing;
(11) Comparable uses as determined according to the provisions of Section 22.20.100 of this code;
(12) Limited retail sales and service in conjunction with any other use in this section;
(13) Off-site parking, in the form of a parking facility and/or parking structure, that is used to satisfy off-street parking requirements for a unit of development, as described in Section 22.11.180. (Ord. 892 § 1, 2005; Ord. 872 § 2, 2003; Ord. 682 § 3, 1989: Ord. 572 § 1, 1980; Ord. 425 § 4(2.43), 1973)
22.11.150 Manufacturing-plant—Temporary uses.
Refer to Section 22.20.450 of this code. (Ord. 425 § 4(2.45), 1973)
22.11.160 Manufacturing-plant—Prohibited uses.
The following uses are prohibited in the development area:
(1) Automobile service stations and repair facilities;
(2) Manufacture, use or storage of explosives or radioactive materials;
(3) Slaughter of animals;
(4) Truck terminals or car storage yards;
(5) Wrecking or salvage operations;
(6) Other uses found to be incompatible, harmful, undesirable, or which negatively affect the environment of the area. (Ord. 425 § 4(2.50), 1973)
22.11.170 Manufacturing-plant—Intensity standards.
On any parcel or unit of development the following standards shall apply:
Building Coverage. Lot coverage by buildings and/or parking structures shall not exceed seventy-five percent of the land area for parcels that contain a parking structure and that front on an interior street as defined in Section 22.11.060. For parcels that contain a parking structure and that front on an interior street, and which thus may qualify for a maximum lot coverage of seventy-five percent, the lot coverage by buildings shall not exceed fifty-five percent of the land area. All other parcels may have a maximum coverage by buildings and/or parking structures of not more than fifty-five percent of the land area. (Ord. 892 § 2, 2005: Ord. 425 § 4(2.60), 1973)
22.11.180 Manufacturing-plant—Site development standards.
In addition to the development standards established by and under Chapter 22.70 of this code, the following standards shall apply to manufacturing-plant uses in the development area:
(1) Circulations.
(A) Street and Landscaped Walkway Rights-of-Way. The total right-of-way widths of the following street and landscaped walkway rights-of-way, measured from street center line to development area property line, are as follows: Bloomfield Avenue, seventy-five feet; 166th Street, sixty-five feet; Carmenita Road, seventy-five feet; and Shoemaker Avenue, sixty-five feet. Within the rights-of-way there shall be a thirty-three-foot wide strip of landscaped walkway, measured from back of curb to development area property line, that shall be used only for public purposes including landscaping, walks, public signs, utilities and access driveways to private property. Interior streets shall be provided as shown on the area map. Direct access from streets other than truck access streets shall be limited to automobiles and light trucks used by visitors and employees for purposes other than loading and unloading. Sidewalks shall be required only for arterial highways,
(B) Rail Lines. Operating rail lines shall be located as shown on the area map and the rail line cross a required interior street and, except for permitted crossings of arterial streets, no rail line shall be closer to a street than the required front setback from the street, excluding any provision for encroachment of Shoemaker Avenue or any interior streets;
(2) Setbacks.
(A) Adjacent to Bloomfield Avenue, 166th Street, Alondra Boulevard and Carmenita Road Facing Residential Areas. For all manufacturing-plant uses there shall be a one-hundred-eight-foot minimum setback from the curb face of Bloomfield Avenue, 166th Street, Alondra and Carmenita Road where thirty percent or more of a street frontage is facing residential areas. At least fifty-four percent of the required setback area shall be fully landscaped. Low-profile office structures not exceeding sixteen feet in height may be permitted to encroach into the required setback for a maximum fifty feet encroachment and for a maximum twenty percent coverage of the entire required setback area. Parking shall be permitted to encroach into the required setback area a maximum of seventy-five feet,
(B) Adjacent to Shoemaker Avenue, Alondra Boulevard, Carmenita Road and 166th Street Facing Industrial or Open Space Areas and Carmenita Road and 166th Street Where Less Than Thirty Percent of a Street Frontage is Facing Residential Areas. For all manufacturing-plant uses there shall be a fifty-eight-foot minimum setback from the curb face of Shoemaker Avenue, Alondra Boulevard, Carmenita Road and 166th Street. At least fifty-seven percent of the required setback area shall be fully landscaped. Low-profile office structures not exceeding sixteen feet in height may be permitted to encroach into the required setback for a maximum twenty-feet encroachment and for a maximum twenty percent coverage of the entire required setback area. Parking shall be permitted to encroach into the required setback area a maximum of twenty-five feet,
(C) Adjacent to Interior Streets. There shall be a minimum setback of thirty-three feet from the curb face of all interior streets with at least sixty-two percent of the setback area fully landscaped. Low-profile office structures not exceeding sixteen feet in height may be permitted to encroach into the required setback area, but in no instance shall such office structures encroach more than ten feet into the required setback area. Parking shall be permitted to encroach into the required setback area a maximum of fifteen feet,
(D) Adjacent to Another Parcel. There shall be a minimum distance of twenty-four feet between buildings on adjacent parcels. A zero lot line setback may be permitted on one side of a parcel if said minimum building distance of twenty-four feet is maintained and if the setback on the opposite side of the same parcel is at least twelve feet. The approving authority may reduce said minimum building distance of twenty-four feet down to zero feet if the plan is recommended by the director of community development and if the approving authority finds that the plan, as approved, provides for high environmental standards as well as innovative site planning and architectural design.
(3) Building and Structure Height. Building height shall be no greater than thirty-five feet, with the exception that buildings that encroach into required setbacks as provided for in subsection (2) shall be restricted to a maximum height of sixteen feet;
(4) Architecture. In approving precise plans, consideration shall be given to architectural quality and compatibility. Any question of architectural quality or compatibility may be referred to a design review committee for review as provided for in Section 23.90.240 of this code. 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. Metal and wood may be used for exterior finish only if used in a decorative manner and approved by the director of community development,
(B) The exterior color and materials of all building and block walls facing residential areas shall be harmonious with the residential development. All exterior building walls must be either painted or surfaced with decorative materials,
(C) Lighting shall be designed not only to afford safety and security, but shall serve to unify and enhance the general appearance of the proposed development. Lighting fixtures throughout the development area shall continue the lighting theme established by assessment district six. The installation of a specific style or type of lighting fixture may be required by the approving authority to create harmony and compatibility of architectural elements within the development area. Parking lot lighting fixtures shall have a height no greater than sixteen feet. Walkway lighting fixtures shall have a height no greater than twelve feet. Security lighting fixtures shall not project above the fascia or roof line of the building and shall be shielded from streets and other properties. The shields shall be painted to match the surface to which attached. Security lighting fixtures shall not be substituted for parking lot or walkway lighting fixtures and are restricted to lighting of entrances, loading, and storage area 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 shall be screened by an enclosure which is consistent with the architecture of the building,
(ii) No mechanical equipment shall be exposed on the wall surface of a building,
(iii) Cyclone blowers shall be screened by walls, fences or landscape materials and shall be located below the fascia 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;
(5) Storage. The outdoor storage of wares, merchandise, materials, equipment, crates, bottles, or similar items shall be screened on the side by masonry fencing and solid wood gates six feet high or at least one foot higher than the highest material stored. 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;
(6) Refuse Containment. All outdoor trash and refuse storage shall be enclosed from view on all sides by a concrete block or masonry wall at least six feet in height or one foot above the highest refuse stored and located in an area that is screened from a street;
(7) Parking.
(A) Off-Street Parking.
(i) One car space shall be provided for each two hundred fifty square feet of gross floor area for office use;
(ii) One car space shall be provided for each five hundred square feet of gross floor area used exclusively for manufacturing;
(iii) One car space shall be provided for each one thousand square feet of the first twenty thousand square feet of gross floor area used exclusively for warehousing; one car space for each two thousand square feet of gross floor area for the second twenty thousand square feet; and one car space for each four thousand square feet of gross floor area for the remaining floor area;
(iv) One adequately sized parking space shall be provided for each truck used in connection with the activity.
(B) Off-Site Parking.
(i) Definitions. Unless the context otherwise requires, words and phrases used in this section shall have the same meanings as when used in this code.
(a) A “primary parcel” is the site or property on which the primary use requiring off-street parking is located;
(b) “Off-site parking” is defined as parking that is not located on the primary site but which satisfies the off-street parking requirements described in subsection (7)(A) of this section;
(c) A “secondary parcel” is the site or property on which off-site parking is located.
(ii) Off-site parking may be provided on a secondary parcel of land, only if the following conditions are met:
(a) The primary parcel is owned by the same entity that occupies and uses that primary parcel for its approved use;
(b) The secondary parcel is owned by the same entity that occupies and owns the primary parcel;
(c) The secondary parcel is located either adjacent to or within one hundred feet of the primary parcel, as measured from the outside boundary line of either parcel;
(d) The owner of the primary parcel must demonstrate that existing on-site parking on the primary parcel is inadequate for a planned increase in activity on the primary parcel;
(e) The primary parcel is not less than six acres in area;
(f) The area of the secondary parcel is not more than twenty percent of the area of the primary parcel;
(g) The secondary parcel is used for the parking of employee-owned vehicles and not for company vehicles or trucks;
(h) The development of the secondary parcel meets all applicable development standards and architectural and design guidelines of the area plan; and
(i) A conditional use permit as well as a precise plan of development are filed for off-site parking and comply with the abovementioned conditions and standards and other applicable standards in this code.
(C) Parking Structures. Parking structures shall be located and designed in a manner that provides for high environmental standards within the area and that introduces high standards of architectural design and innovative landscaping features;
(8) Loading Areas. Loading areas or docks shall be located in a manner that prevents trucks from backing to such an area from any street other than an interior 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 arterial streets, schools, and residential areas with view-obscuring landscaping and/or decorative block walls;
(9) Landscaping.
(A) Frontage landscaping shall be provided along street frontages as indicated in subsection (2). Frontage landscaped described in subsection (1) as landscaped walkway right-of-way installed by assessment district six shall be maintained under assessment district procedures. The remaining frontage landscaping shall be installed by the property owner at the time of development and thereafter maintained by the property owner or as assessment district, at the option of the city,
(B) In no instance shall the landscaped area be less than fifteen percent of the nonbuilding area of a parcel, or unit of development, excluding the landscaping of parking areas as specified in Section 22.74.400(10). Landscaped public walkways within eight feet of curb face shall not be included in a computation of landscaped area. Any landscape beyond eight feet of curb face shall be included in a computation of landscaped area,
(C) At the time of the precise plan review, special attention shall be given to the screening of rail lines from residential and open space areas taking into consideration future development which might preclude the necessity for this requirement. The ends of rail lines near perpendicular streets shall be screened by the use of landscaping, berms, wing walls, etc.,
(D) To provide a unifying element throughout the development area, landscaped areas shall continue the landscaping theme established by assessment district six and shall include trees of a size, number and species to be approved by the director of community development;
(10) Signs. Refer to Chapter 22.48 of this code. The city shall install low-profile planter signs identifying the Cerritos Industrial Park within public rights-of-way at all corners within the development area formed by the intersection of arterial streets;
(11) 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;
(12) 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. 912 § 20, 2006; Ord. 892 §§ 3, 4, 2005; Ord. 872 § 3, 2003; Ord. 770 § 1 (part), 1996; Ord. 761 §§ 2—5, 1996; Ord. 517 § 7, 1976; Ord. 425 § 4(2.70), 1973)
22.11.190 Manufacturing-plant—Environmental performance standards.
The environmental performance standards established under Chapter 22.80 of this code shall apply to all manufacturing-plant uses. (Ord. 425 § 4(2.80), 1973)
22.11.200 Manufacturing-office—Intent.
Manufacturing-office uses may be permitted within the development area subject to the provisions of Sections 22.11.210 through 22.11.230. (Ord. 425 § 4(3.10), 1973)
22.11.210 Manufacturing-office—Conditional uses.
The following conditional uses may be permitted subject to provisions set forth in Sections 22.11.210 through 22.11.230:
(a) Adult day health care facilities subject to the following criteria and limitations:
(i) Approval of any and all adult day health care facilities 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 adult day health care facilities;
(ii) Buildings occupied by adult day health 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 shall be no less than three hundred lineal feet from adult day health care facilities establishing a buffer from residential land uses; and
(iii) Adult day health care facilities shall be limited to daytime business hours and no person or persons shall be allowed to use the facility as a living quarter at any time;
(b) Financial institutions such as banks, savings and loan associations, and credit unions;
(c) Trade or professional schools;
(d) Office uses of a business, administrative, service, consulting or professional type including sale of services, equipment, supplies and goods to commercial accounts, including limited retail sales and service to the public in conjunction with a permitted use (limited equipment storage and servicing may be permitted if such facilities do not exceed the floor space allocated to office use);
(e) Restaurants, excluding drive-ins and carry-outs;
(f) Government or public utility facilities;
(g) Medical, dental or completely enclosed veterinary clinics; and
(h) Off-site parking, in the form of a parking facility and/or parking structure, that is used to satisfy off-street parking requirements for a unit of development, as described in Section 22.11.230. (Ord. 892 § 5, 2005; Ord. 829 § 1, 2001: Ord. 572 § 2, 1980: Ord. 425 § 4(3.30), 1973)
22.11.220 Manufacturing-office—Intensity standards.
On any parcel or unit of development the following standards shall apply:
Building Coverage. Lot coverage by buildings and/or parking structures shall not exceed seventy-five percent of the land area for parcels that contain a parking structure and that front on an interior street as defined in Section 22.11.060. For parcels that contain a parking structure and that front on an interior street, and which thus may qualify for a maximum lot coverage of seventy-five percent, the lot coverage by buildings shall not exceed fifty percent of the land area. All other parcels may have a maximum coverage by buildings and/or parking structures of not more than fifty percent of the land area. (Ord. 892 § 6, 2005: Ord. 425 § 4(3.60), 1973)
22.11.230 Manufacturing-office—Site development standards.
In addition to the development standards established by and under Chapter 22.70 of this code, the following standards shall apply to the development area:
(1) Circulation. Access to a manufacturing-office use may be from any street provided that access is restricted to automobiles and pick-up trucks. The provisions of Section 22.11.180(1) apply to a manufacturing-office use;
(2) Parcel Area. There shall be a minimum parcel frontage of one hundred feet and a minimum parcel depth of one hundred feet;
(3) Setbacks.
(A) Front Setback. There shall be a fully landscaped setback of no less than thirty-three feet from a front curb face with no parking permitted within the setback;
(B) Setback from an Adjacent Parcel. There shall be a minimum distance of twenty-four feet between buildings on adjacent parcels. A zero lot line setback may be permitted on one side of a parcel if said minimum building distance of twenty-four feet is maintained and if the setback on the opposite side of the same parcel is at least twelve feet. The approving authority may reduce said minimum building distance of twenty-four feet down to zero feet if the plan is recommended by the director of community development and if the approving authority finds that the plan, as approved, provides for high environmental standards as well as innovative site planning and architectural design;
(4) Building Height. No building shall have a height greater than sixteen feet within fifty feet from the curb face and in no instance shall the height of a building exceed thirty-five feet;
(5) Architecture. In approving precise plans, considerations shall be given to architectural quality and compatibility. Any question of architectural quality or compatibility may be referred to a design review committee for review as provided for in Section 23.90.240 of this code. Site and building design shall be consistent with the highest standards for a quality industrial park. Architectural considerations shall include, but not be limited to, the provisions of the architecture section of manufacturing-plant, Section 22.11.180(4);
(6) Storage. All storage of wares, merchandise, equipment, crates, bottles, or similar items shall be within a completely enclosed building;
(7) Refuse Containment. All outdoor trash and refuse storage shall be enclosed from view on all sides by a concrete block or masonry wall of at least six feet in height, or one foot above the highest refuse stored, and located in an area that is screened from a street;
(8) Parking. The following parking spaces shall be provided:
(A) Offices. One parking space for each two hundred fifty square feet of floor area,
(B) Trade or professional schools. One parking space for each two student capacity of each classroom plus one parking space for each teacher,
(C) Restaurants. One parking space for each one hundred square feet of the first four thousand square feet of floor area, with one parking space for each eighty square feet of additional floor area,
(D) Medical, dental, and veterinary clinics. Five parking spaces for every doctor or one space for each two hundred fifty square feet, whichever is greater,
(E) Banks. One parking space for each one hundred eighty square feet of floor area,
(F) Other financial institutions. One parking space for each two hundred fifty square feet of floor area,
(G) Off-site parking. Off-site parking standards for manufacturing-office uses shall be consistent with those for manufacturing-plant uses as described in Section 22.11.180,
(H) Parking Structures. Parking structures shall be located and designed in a manner that provides for high environmental standards within the area and that introduces high standards of architectural design and innovative landscaping features;
(9) Loading Areas. All loading and unloading areas must be completely screened from residential areas and meet the provisions of Section 22.11.180(8);
(10) Landscaping.
(A) Except for access drives, the required thirty-three-foot front setback from curb line shall be completely landscaped,
(B) In no instance shall landscaping be less than fifteen percent of the nonbuilding area of a parcel or unit of development, excluding the landscaping of parking areas as specified in Section 22.74.400(10). Landscaped public walkways within eight feet of curb face shall not be included in a computation of landscaped area;
(11) Signs. The provisions of Section 22.11.180(10) shall apply to all manufacturing-office uses;
(12) Environmental Performance Standards. The environmental performance standards as established under Chapter 22.80 of this code shall apply to all manufacturing-office uses;
(13) Adult day health care facilities shall be required to provide a minimum of one space for every one thousand square feet of gross floor area; and one additional space for each vehicle used in the day-to-day operation of the facility; and
(a) Adult day health care facilities shall only be permitted to park vehicles on-site that are used in the day-to-day operation of the facility;
(14) 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;
(15) 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. 912 § 21, 2006; Ord. 892 §§ 7, 8, 2005; Ord. 829 § 2, 2001; Ord. 770 § 1 (part), 1996; Ord. 425 § 4(3.70), 1973)