Chapter 18.50
REGULATIONS FOR MH – HEAVY INDUSTRIAL ZONING DISTRICTS
Sections:
18.50.070 Building height limits.
18.50.110 Maximum building coverage.
18.50.120 Open landscaped area.
18.50.130 Minimum parking requirements.
18.50.140 Additional development standards.
18.50.010 Application.
The regulations set forth in this chapter apply in all MH zoning districts. (Zoning Ord. § 25-1).
18.50.020 Intent.
This district is intended to encourage sound heavy industrial development in the City by providing and protecting an environment exclusively for such development, subject to regulations necessary to ensure the purity of the air and the waters in the bay area, and the protection of nearby uses of the land from hazards, noise, or other radiated disturbances. (Zoning Ord. § 25-2).
18.50.030 Permitted uses.
None but the following uses, or uses that, in the opinion of the Planning Commission, are of a similar nature will be permitted.
(a) Any use permitted in the MP and ML districts, subject to the regulations set forth in this chapter.
(b) Any manufacturing, processing, assembling, research, wholesale, or storage uses that, in the opinion of the Planning Commission, shall not be objectionable by reason of the production of offensive noise, smoke, odor, dust, noxious gases, vibrations, glare, heat, fire hazards, industrial wastes, or handling of explosives or dangerous materials.
(c) Railroad yards, freight stations, trucking and motor freight stations.
(d) Public utility and public service uses and public utility service yards.
(e) Outdoor storage and exposed mechanical appurtenances.
(f) Incidental retail sales of industrial products or products manufactured on-site if adequate on-site customer parking is provided, display and sales occur only within a permanent building, and the industrial character of the property is maintained.
(g) Incidental and accessory buildings and uses on the same lot with and necessary for the operation of any permitted use. (Zoning Ord. § 25-3).
18.50.040 Conditional uses.
The following conditional uses may be established only by first securing a use permit in each case as provided in Chapter 18.110 SCCC. Such use permits shall not be granted if the proposed use or structure would be objectionable or detrimental to adjacent properties or to the industrial area in general by reason of traffic, parking noise, inappropriate design, or signs.
Conditional uses shall be encouraged to be conducted within industrial and office buildings in order to maintain the industrial character of the zoning district. Use permits that propose the construction of new freestanding buildings shall not be approved, with the exception of service stations, unless the gross floor area of the buildings is over five thousand (5,000) square feet.
(a) Retail commercial and service uses, such as restaurants, cocktail lounges (may include ancillary dancing and live entertainment, exclusive of Class II entertainment as defined in SCCC 3.40.430), and service stations to serve the industrial zoning districts.
(b) Kennels.
(c) The following uses or uses that, in the opinion of the Planning Commission, are similar in nature: Auctioneer; auto wrecking; bituminous paving plants and manufacturing of bituminous paving products; commercial excavation of building or construction materials; concrete or gravel batching plants; distillation of bones; drilling for and/or removal of oil, gases, or other hydrocarbon substances; dumping, disposal, incineration, or reduction of garbage, sewage, offal, dead animals, or refuse; fat rendering or hog raising; junkyards; manufacturing or storage of acid, cement, explosives or fireworks, fertilizer, gas, glue, gypsum, inflammable fluids, lime, or plaster of Paris; refining or storage of petroleum or its ores; stockyards or slaughter of animals.
(d) Other uses not normally permitted but that are:
(1) Necessary to a permitted use, such as a residence for security purposes or safe storage of hazardous materials; or
(2) Appropriate for an industrial area, such as lodges and bingo halls. (Zoning Ord. § 25-4).
18.50.050 Lot area.
Each lot shall contain a minimum area of twenty thousand (20,000) square feet. (Zoning Ord. § 25-5).
18.50.060 Lot width.
The minimum lot width shall be one hundred (100) feet. (Zoning Ord. § 25-6).
18.50.070 Building height limits.
Maximum permitted height shall not exceed seventy (70) feet. (Zoning Ord. § 25-7).
18.50.080 Front yard.
Each lot shall have a street side front yard of not less than fifteen (15) feet in depth. (Zoning Ord. § 25-8).
18.50.090 Side yards.
Side yards are required at each side of every lot that is adjacent at that side of the lot to a residentially zoned property or property designated as residential in the general plan. Each such side yard shall be not less than ten feet in width.
The street side yard of each corner lot exclusive of front yard shall be not less than fifteen (15) feet in width. (Zoning Ord. § 25-9).
18.50.100 Rear yard.
A rear yard is required at the rear of each lot that is adjacent at the rear of the lot to a residentially zoned property or property designated as residential in the general plan. Such rear yard shall be not less than fifteen (15) feet in depth. (Zoning Ord. § 25-10).
18.50.110 Maximum building coverage.
No requirement; subject to required parking and setbacks. (Zoning Ord. § 25-11).
18.50.120 Open landscaped area.
The following yards and areas shall be developed into and permanently maintained as open landscaped areas containing ground cover, trees, and shrubs:
(a) A minimum of ten feet of the required front and street side yards, exclusive of City-permitted driveway cuts, shall be developed into and permanently maintained as open landscaped areas subject to the approval of the Director of Planning and Inspection.
(b) A minimum landscaped area equal to at least ten percent of the required parking area to be evenly distributed throughout the parking area and adjacent to buildings.
(c) An alternative proposal, equal to or exceeding the open landscaped area provisions provided herein, may be used subject to approval by the Director of Community Development in accordance with the provisions of Chapter 18.76 SCCC. (Zoning Ord. § 25-12; Ord. 2011 § 9, 2-11-20).
18.50.130 Minimum parking requirements.
The minimum parking requirements are as specified in Chapter 18.74 SCCC. (Zoning Ord. § 25-13).
18.50.140 Additional development standards.
(a) Fencing. At the time of new construction or reconstruction of a building on property, a solid fence of masonry six feet high shall be installed and thereafter maintained by the owner of property in this zoning district on all common property lines with residentially zoned property or with property designated as residential in the general plan.
Fencing shall not exceed three feet in height in required frontage landscaping.
Outdoor storage areas shall be screened from the street by a minimum six-foot-high solid fence located behind required frontage landscaping.
(b) Landscaped Buffer. A planter landscaped in screening shrubs and trees is required and shall be permanently maintained adjacent to a residentially zoned property or property designated as residential in the general plan. Each planter area shall be surrounded with a six-inch raised concrete curbing or planning division-approved equivalent. The minimum width of the planter shall be five feet. An irrigation system shall be installed and permanently maintained in working order in each separate planter area.
(c) Lighting. Lighting, if provided, shall reflect away from residential areas and public streets.
(d) Trash Disposal. Each property shall provide adequate and accessible trash disposal areas. Said disposal area shall be screened from public view by a masonry enclosure, with solid wood gates, at least six feet in height.
(e) Loading Spaces. A maximum of two loading spaces shall be permitted on the street side of any building within sixty-five (65) feet from the street right-of-way. There is no restriction on the number of loading spaces located more than sixty-five (65) feet from the street right-of-way. Loading areas shall be designed so as not to interfere with required parking access and circulation.
(f) Outdoor Storage and Exposed Mechanical Equipment. Subject to the above listed requirements, outdoor storage and exposed mechanical equipment shall not exceed six feet in height within the first six feet immediately adjacent to the front or street side yard setback line, or any interior side or rear lot line.
Beyond the above described storage and equipment setback line, storage may extend an additional one foot in height for each one foot of setback but shall not exceed the maximum building height established in SCCC 18.50.070.
Height of mechanical equipment and any accompanying screening shall be subject to Director of Community Development approval. (Zoning Ord. § 25-14; Ord. 2011 § 10, 2-11-20).