Chapter 17.64
PLANNED INDUSTRIAL (ZONE M-4)

17.64.010 Intent and Purpose

The Planned Industrial (M-4) Zone creates areas for light industrial and associated operations having high standards of performance. Operations are conducted primarily in enclosed buildings, with outdoor storage completely screened. The zone is intended for high-quality industrial parks or manufacturing areas which are developed pursuant to a comprehensive plan. Although smaller businesses are permitted in conjunction with larger developments in this zone, the intent is to achieve unified and cohesive employment centers rather than allowing piece-meal development or land subdivisions which could preclude future attraction of major uses.

17.64.020 Locational Criteria

The M-4 zone designation is appropriately located based on the following criteria.

A.    The area is or will be occupied by master-planned industrial or business parks containing a variety of research and development, fabrication, assembly and supportive uses.

B.    The area has access from highways or arterial streets, and such access does not traverse residential neighborhoods or land use designations.

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

E.    Zone M-4 shall be consistent with the Business Park (BP) General Plan designation and policies for siting and development of industrial land uses.

17.64.030 Special Development Requirements

A.    In order to meet the intent and purpose of the M-4 zone as stated in PMC 17.64.010, provisions should be made in the planning process for integrated development plans which coordinate the efforts of multiple property owners and discourage piecemeal development. Master planning of M-4 zoned property is required to avoid development in a manner which would prevent or preclude future development of surrounding land in accordance with General Plan policies for Business Park development. Therefore, development in the M-4 zone shall be processed in accordance with a master plan, which may take one of the following forms:

1.    A Specific Plan or a Planned Development, pursuant to Chapter 17.28 PMC.

2.    A comprehensive Conditional Use Permit, pursuant to Chapter 17.22 PMC.

3.    An area plan or other comprehensive development program determined by the Planning Director to meet the intent of the M-4 zone.

B.    Regardless of the procedure by which a master plan for development is processed in the M-4 zone, such a plan shall address the following considerations:

1.    The area of the master plan should be based on logical planning boundaries and site conditions, rather than limited by individual parcel lines.

2.    The master plan should consider shared access, reciprocal parking, shared open space and amenity areas, the relationship of buildings to each other on adjacent parcels, and other design features to optimize use of the entire planning area as a functional unit.

3.    At a minimum the master plan should address conceptual building locations, heights and footprints; overall circulation, ingress and egress; parking layout; conceptual grading and drainage; and areas for common use.

4.    A statement of intent regarding building design and/or conceptual elevations should be provided to indicate architectural style, product types, form and materials.

5.    For larger projects, design guidelines should be developed to guide future individual building developers and maintain the integrity of the master plan concept.

C.    Future development within the area of a master plan may vary from the provisions of the plan, provided that the proposed project is compatible with the overall plan concept or develops an acceptable alternative master plan.

17.64.040 Uses Permitted Without Planning Approval

Refer to Chapter 17.76 PMC, Land Use Matrix. (Zoning Ordinance Amendment 97-1, adopted by City Council August 13, 1997. Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011. Zoning Ordinance Amendment 19-001, adopted by City Council April 2, 2019.)

17.64.050 Uses Permitted Subject to Administrative Approval by the Director

Refer to Chapter 17.76 PMC, Land Use Matrix. All uses are permitted subject to the applicable provisions of the PMC. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997. Zoning Ordinance Amendment 19-001, adopted by City Council April 2, 2019.)

17.64.060 Uses Permitted Subject to Site Plan Review Approval

Refer to Section 17.76 PMC, Land Use Matrix. All uses are permitted subject to the applicable provisions of the PMC. (Zoning Ordinance Amendment 97-1, adopted by City Council August 13, 1997. Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997. Zoning Ordinance Amendment 00-03, adopted by City Council August 2, 2000. Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011. Zoning Ordinance Amendment 15-01, adopted by City Council September 2, 2015. Zoning Ordinance Amendment 19-001, adopted by City Council April 2, 2019.)

17.64.070 Uses Permitted Subject to Approval of a Conditional Use Permit

Refer to Chapter 17.76 PMC, Land Use Matrix. All uses require approval of a Conditional Use Permit in compliance with Chapter 17.22 PMC, Conditional Use Permits. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997. Zoning Ordinance Amendment 02-01, adopted by City Council April 23, 2003. Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003. Zoning Ordinance Amendment 03-06, adopted by City Council Jun 25, 2003. Zoning Ordinance Amendment 15-01, adopted by City Council September 2, 2015. Zoning Ordinance Amendment 16-01, adopted by City Council September 7, 2016. Zoning Ordinance Amendment 19-001, adopted by City Council April 2, 2019.)

17.64.080 Accessory Uses and Structures Permitted

The following accessory uses and structures are permitted in the M-4 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 two (2) amusement machines may be permitted as an accessory use within a primary use in the M-4 zone, except that no amusement machines may be permitted within a convenience store. Three (3) or more amusement machines may be permitted as an accessory use within a bona fide restaurant with approval of a CUP. Three (3) or more amusement machines may be permitted as an accessory use within any other primary use, except a convenience store, with approval of a CUP; provided, that no more than ten (10%) percent of the gross floor area is dedicated to the amusement arcade portion of the primary use. (Zoning Ordinance Amendment 20-002, adopted by City Council June 2, 2020.)

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(E).

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 96-3 adopted by City Council January 8, 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 or automobile service station. (Zoning Ordinance Amendment 00-01, adopted by City Council November 8, 2000.)

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

17.64.090 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-4 zone, pursuant to PMC 17.24.120.

17.64.100 Standards of Development

Premises in Zone M-4 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-4 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 17.81 PMC, Lot Width.

C.    Building setbacks

1.    Front yard and street side yard (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997 and Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Minimum front yard setbacks for uses in Zone M-4 shall be measured from the property line as follows:

a.    Arterial streets: A minimum building setback of twenty (20) feet, which shall be landscaped, 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. (Zoning Ordinance Amendment 20-004, adopted by City Council February 2, 2021.)

b.    Local and collector streets: A minimum building setback of ten (10) feet, which shall be landscaped, shall be provided along local and collector streets, both public and private, except as provided in subsection (C)(1)(d) of this Section. Where a sidewalk is not required, the landscaping requirement may be reduced by five (5) feet. (Zoning Ordinance Amendment 20-004, adopted by City Council February 2, 2021.)

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 twenty (20) feet and shall be landscaped, except as provided in subsection (C)(1)(d) of this Section. Where a sidewalk is not required, the landscaping requirement may be reduced by five (5) feet. (Zoning Ordinance Amendment 20-004, adopted by City Council February 2, 2021.)

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 98-1, adopted by City Council March 10, 1999.)

Minimum rear and side yard setbacks for uses in Zone M-4 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 17.64.100(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 of 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 98-1, adopted by City Council March 10, 1999.)

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

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 three (3) stories or forty-five (45) 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-4 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.)

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-4 shall have adequate off-street parking and loading facilities. Location and design of parking and loading facilities shall conform to applicable General Plan 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 needs of each development, and shall be located and designed in accordance with applicable General Plan Community Design 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 policies.

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(F), 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-4 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 General Plan policies. 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.

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 General Plan policies.

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.)

Rail access and design requirements shall be provided in PMC 17.61.090(K).