Chapter 22.33


22.33.100    Purpose.

22.33.200    Location.

22.33.300    Permitted uses.

22.33.350    Accessory uses.

22.33.400    Conditional use considerations.

22.33.430    Conditional uses.

22.33.450    Temporary uses.

22.33.500    Prohibited uses.

22.33.600    Intensity standards.

22.33.700    Site development standards.

22.33.800    Environmental performance standards.

22.33.100 Purpose.

(1) The industrial commercial-two zone is intended to provide for manufacturing, processing, research, science, engineering, wholesale trades and services and selected commercial retail and service uses. These activities shall:

(a) Provide employment opportunities;

(b) Provide for the manufacture, distribution and sale of goods, materials and services important to local as well as regional commerce and industry.

(2) The industrial commercial-two zone is intended to provide a high quality environment and a compatibility of uses which might otherwise be considered detrimental when located in close proximity. In no instance shall the uses or their operations detrimentally affect adjacent land use or the community environment as a whole. (Ord. 767 § 1 (part), 1996)

22.33.200 Location.

The following criteria shall be considered in establishing and maintaining the MC-2 zone:

(1) Availability of a sufficiently large area with an ownership pattern to permit industrial/retail development that can accommodate substantial buffering from nearby residential uses;

(2) Existence of freeways, flood control channels, utility right-of-way and/or arterial streets on the periphery of an area to provide barriers and separation from residential uses;

(3) Vehicular access from freeways and arterial streets without inducing traffic on nonarterial industrial/commercial streets;

(4) Adjacent land uses that are in harmony with the uses permitted in this zone. (Ord. 767 § 1 (part), 1996)

22.33.300 Permitted uses.

No use shall be permitted in the MC-2 zone except as a conditional or accessory use in accordance with the provisions of this chapter. (Ord. 767 § 1 (part), 1996)

22.33.350 Accessory uses.

The following accessory uses may be permitted in conjunction with an approved conditional use in the MC-2 zone subject to criteria and limitations of Section 22.33.400 and other specific conditions imposed to carry out the purposes of the MC-2 zone. Said use may only be permitted in conjunction with, and as a secondary activity to, the approved conditional use.

(1) Employee recreational facilities and area;

(2) Employee cafeteria;

(3) Ambulance storage; provided, that no more than two vehicles are stored on-site and that no other similar use will exist within five hundred feet. Sirens and/or any other type of noise-generating devices from such ambulances shall be prohibited along Piuma Avenue or on private property located in the general vicinity of said use;

(4) The sale of used motorcycles;

(5) The sale of motorcycle parts and equipment; and

(6) Motorcycle repair. (Ord. 928 § 1, 2007: Ord. 823 § 1, 2000; Ord. 767 § 1 (part), 1996)

22.33.400 Conditional use considerations.

The MC-2 zone uses listed in Section 22.33.430 may be permitted in the MC-2 zone if it is found in each case that the following general criteria and limitations are met:

(1) The nature and location of a commercial retail or service use shall be harmonious and compatible with that of manufacturing, warehousing and wholesaling operations in adjacent areas with respect to pedestrian and vehicular traffic.

(2) All operations and storage of equipment and materials shall be within completely enclosed buildings and suitable evidence shall be provided that no negative environmental effects will be caused by reason of odor, glare, noise, vibrations, fumes, smoke, particulate matter or refuse and that no unsafe or dangerous conditions will be created such as the use of explosion or radiation hazard materials.

(3) Any proposed new use or proposed change of use determined by the approving authority as a possible generator of a negative environmental impact shall be permitted only if the applicant complies with the following requirements and the approving authority is satisfied that the proposed use will not create conditions prohibited by this code or by the environmental performance standards 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) Levels of sound emission and vibration at various distances and locations;

(iv) Public safety, including fire and traffic hazards;

(v) General aesthetic impact on planned and existing adjacent uses.

The statement shall include, but not be limited to, information on proposed construction, machinery, processes and the type and amount of products, 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 director of community development determines that consultant services are necessary to evaluate the environmental impact of a proposed use, the applicant shall post a bond not to exceed five thousand dollars to guarantee payment for consultant services. The city council shall set the amount of said bond. Selection of the consultant shall be according to provisions of Section 606 of the City Charter and shall be mutually agreed upon by the applicant and the director of community development. (Ord. 767 § 1 (part), 1996)

22.33.430 Conditional uses.

The following uses may be permitted in the MC-2 zone if an application for a conditional use is submitted for the MC-2 zone and it is found in each case that the indicated criteria and limitations are satisfied and if specific conditions are imposed to carry out the purposes of this code:

(1) Retail sales and service as follows:

(a) Appliance stores;

(b) Automobile parts supply stores;

(c) Bicycle shops;

(d) Department stores;

(e) Florist shops;

(f) Furniture stores;

(g) Home improvement/hardware stores;

(h) Motels and hotels;

(i) Office equipment sales and service;

(j) Office supply and stationery stores;

(k) Pet shops (completely enclosed);

(2) Banks and savings and loan institutions;

(3) Business, administrative and research offices;

(4) Bottling works;

(5) Clinics: medical, dental and veterinary (completely enclosed);

(6) Machine shops;

(7) Manufacture and retail of:

(a) Machinery, electrical equipment and precision instruments;

(b) Products made from pre-prepared materials such as metal, plastic, wood, cloth, leather and ceramic;

(c) Chemicals, chemical products, pharmaceuticals and cosmetics;

(d) Food products such as bakery goods, candy, dairy products and soft drinks;

(8) Metal plating shops;

(9) Public service facilities: governmental or public utility;

(10) Publishing, printing, lithographing and engraving;

(11) Restaurants, excluding carry-out only establishments and drive-in service;

(12) Sexually oriented business in accordance with the provisions of Chapter 22.45 (sexually oriented businesses are exempt from the provisions of Section 22.33.400);

(13) Scientific research and experimental development laboratories;

(14) Wholesaling and warehousing;

(15) Self-storage facilities, pursuant to the provisions of Section 22.40.730;

(16) Sale of new motorcycles;

(17) Body art businesses, pursuant to the provisions of Chapter 22.46; and

(18) Comparable uses as determined according to the provisions of Section 22.20.100. (Ord. 1043 § 2, 2024; Ord. 1026 § 3, 2019: Ord. 928 § 2, 2007; Ord. 823 § 2, 2000; Ord. 767 § 1 (part), 1996)

22.33.450 Temporary uses.

Refer to Section 22.20.450. (Ord. 767 § 1 (part), 1996)

22.33.500 Prohibited uses.

The following uses are prohibited in the MC-2 zone:

(1) Automobile repair;

(2) Automobile sale and lease;

(3) Bars and cocktail lounges not part of a bona fide restaurant;

(4) Contractor’s yard;

(5) Churches, temples and other places for religious services and related activities;

(6) Manufacture or storage of explosives or radio-active materials;

(7) Slaughter or industrial preparation of animals;

(8) Package liquor stores;

(9) Truck terminals;

(10) Wrecking or salvage operations;

(11) Retail car wash as the primary use;

(12) Heavy equipment, including agricultural and industrial equipment, sales or lease;

(13) Other comparable uses determined according to the provisions of Section 22.20.100 and found to be incompatible, harmful, undesirable or a use which would negatively affect the environment of the area;

(14) Public and private auctions and auction-related events and activities. (Ord. 827 § 6, 2001; Ord. 767 § 1 (part), 1996)

22.33.600 Intensity standards.

On any parcel of land or unit of development, the following intensity standards shall apply:

(1) Building Coverage. Building coverage shall be no greater than fifty-five percent of the parcel area. (Ord. 767 § 1 (part), 1996)

22.33.700 Site development standards.

In addition to the development standards established by or under Chapters 22.70 through 22.79 of this code, the following standards shall apply to property in the MC-2 zone:

(1) Parcel Width. The minimum parcel width and depth shall be one hundred feet.

(2) Parcel Area. The minimum parcel area shall be one acre. The director of community development may recommend to the planning commission the consideration of a parcel area which is less than that set forth in this section, if the configuration of said parcel will be compatible with the surrounding properties.

(3) Setbacks. The following setback areas shall be provided:

(a) Adjacent to a Nonresidential Arterial or Collector Street. Along any street facing a nonresidential area, buildings shall be located at least twenty-five feet from the property line and at least fifty percent of the required setback area shall be landscaped.

(b) Adjacent to a Local Industrial Street. Along any local industrial street, buildings shall be located at least fifteen feet from the property line and shall have an average setback of at least twenty-five feet. At least fifty percent of the required setback area shall be landscaped.

(c) Adjacent to a Commercial Parcel. Along any property line adjacent to a commercial area and not separated by a street, there shall be a setback of at least five feet.

(d) Adjacent to an Industrial or Industrial Commercial Zoned Parcel. Along property lines that separate industrial or industrial/commercial uses there shall be a minimum setback of twelve feet. Buildings may be constructed on a property line adjacent to an industrial area; provided, that no building shall be constructed which is within twenty-four feet of another building on separate property, and that the plan for development is approved by the city council so as to enhance the design of the development. The approving authority may reduce the required setback along a property line separating adjacent parcels under separate ownership if such parcels are included as part of a unified precise plan of development and have the same land use designation.

(e) Adjacent to Freeway, Flood Control Channel and Utility Easements. Along property lines adjacent to freeways, flood control channels and utility easements there shall be a minimum setback of twelve feet.

(4) Building Height. Building height, including roof parapets and/or decorative penthouses and roof enclosures, shall be no greater than fifty feet, with the exception that motels, hotels, businesses and research offices and scientific laboratories needing additional space may be permitted additional building height if the approving authority deems that the proposed development enhances existing and planned development in the area and offers high quality architectural features.

(5) Architecture. In approving precise plans, consideration shall be given to architectural quality and compatibility. Architectural compatibility and/or quality shall be addressed by the planning commission and city council during the conditional use and precise plan process. Site and building design shall be consistent with the highest quality standards for an industrial/commercial park. Architectural considerations shall include, but not be limited to, the following provisions:

(a) Exterior walls shall be of concrete or masonry construction. However, exterior walls facing any street shall be painted and shall provide other decorative material such as, but not limited to, exposed aggregate, stone or brick veneer and plaster on low-rise office portions of buildings and shall be arranged in a decorative manner and approved by the director of community development.

(b) The exterior color and materials of all buildings and block walls facing residential areas shall be harmonious with that residential development. All exterior walls must be either painted or surfaced with decorative materials.

(c) Lighting. Lighting shall be designed not only to afford safety and security, but shall serve to enhance the general appearance of the proposed development. Parking lot lighting fixtures shall not exceed twenty-five feet in height. Security lighting fixtures are not to project above the facia or roof line of the building and are to be shielded from streets and other properties. The shields shall be painted to match the surface to which attached. Security lighting fixtures are not to be substituted for parking lot or walkway fixtures and are restricted to lighting of entrances, loading and storage areas and similar service areas.

(d) Mechanical Equipment and Ductwork.

(i) All roof-mounted mechanical equipment and/or ductwork, which projects above the roof or roof parapet and is visible from any existing or proposed one or two story structure in the vicinity or from an elevated street or freeway shall be screened in a manner which is consistent with the architecture of the building. Screening shall be provided by increasing the height of the parapet unless the building’s roof is visible from an elevated street or freeway, then a decorative screen higher than the roof equipment shall be provided. The screen shall be designed so that it conforms and is compatible with the overall architecture and design of the exterior of the building.

(ii) Mechanical equipment shall not be exposed on an exterior wall surface of building.

(iii) Cyclone blowers shall be screened by walls, fences or landscape materials and shall be located below the facia and/or roof line of the building. Further, they shall not be located at the front of a building and shall be painted to match the surface to which attached.

(iv) Incinerators are prohibited.

(v) Gutters and downspouts are to be painted to match the surface to which attached unless used as a major design element, in which case the color is to be consistent with the color scheme of the building.

(vi) Vehicle washing and polishing equipment, including hand held equipment, and areas in which this equipment is used, shall be screened from view from streets, elevated streets and freeways, and from adjacent parcels.

(6) Storage. The outdoor storage of wares, merchandise, materials, equipment, crates, bottles or similar items shall be screened on all sides by masonry fencing and solid wood gates. Outdoor storage areas shall be permitted only as accessory uses to a main building and the total area for such storage shall not exceed twenty percent of the floor area of any buildings on the site. Storage of vehicles or other equipment in required parking spaces shall not be permitted. No outside storage shall be visible from a street, a freeway or nearby residential area.

(7) Refuse Containment. All outdoor trash and refuse storage areas located on the site shall be enclosed from view on all sides not adjacent to a building by a concrete block or masonry wall and solid wood gate at least six feet high. A decorative roof enclosure may be required if the trash or refuse storage area is visible from an elevated street or freeway.

(8) Loading and Unloading. Loading areas or docks shall be located in a manner that prohibits a truck from backing to such an area from any street. No loading dock shall face an arterial street. All loading areas and loading activities shall be screened from any street or residential area with view-obscuring landscaping and/or decorative block walls. In addition, all loading areas or docks shall be located to minimize the interaction between these areas and facilities conducting retail sales activities.

(9) Off-Street Parking. The parking standards established under Chapter 22.74 shall apply in the MC-2 zone.

(10) Landscaping. A minimum of fifteen percent of the area not occupied by buildings or structures shall be landscaped. The landscaping of parking areas as required in Section 22.74.400 shall not be included as part of the required fifteen percent landscaping. Landscaped areas located between a parking area or driveway and a street right-of-way shall include earth mounding two to three feet above the curb height. Such parking and driveway areas shall be screened by groupings of trees and bushes in accordance with development standards established in Chapter 22.70 of this code.

(11) Signs. The provisions of Chapter 22.48, exclusive of any provisions pertaining to automobile dealership signs, shall apply to all signs. Signs installed after April 25, 2002, shall not exceed a height greater than thirty feet as measured from the top of the adjacent street curb, nor shall any sign be located on the parapet of any building.

(12) Access for the Physically Handicapped. Access must be provided for the physically handicapped to floors other than that closest to grade in office buildings by means of an elevator. Access to office uses on floors other than that closest to grade may be by stairs; provided, that the offices are less than one thousand square feet in total area per floor or that the office uses are incidental to and operated in conjunction with another use (i.e., warehousing, manufacturing, retail sales) within the same building except when the only available toilet facilities are on other levels.

(13) Alarm Systems and Additional Security Devices. Commercial, office, and industrial buildings shall be required to be installed with periphery alarm system wiring approved by the director of community development. In those instances where the proposed use of the property may require additional security devices, then the director of community development may require, in addition to the periphery system wiring, the installation of an approved alarm system device. (Ord. 928 § 3, 2007; Ord. 912 § 33, 2006; Ord. 843 §§ 1, 2, 2002; Ord. 767 § 1 (part), 1996)

22.33.800 Environmental performance standards.

The environmental performance standards established under Chapter 22.80 shall apply in the MC-2 zone. (Ord. 767 § 1 (part), 1996)