18.40.030 “H-I” General Industrial Zoning District.
(A) Purpose. The purpose of this zoning district is to provide for areas of heavy and concentrated fabrication, manufacturing, processing and open land uses appropriately screened and landscaped. It is intended that this district provide adequate space for industrial operations and related activities so that the economic base of the City may be strengthened and employment opportunities expanded while protecting residential and commercial land uses from objectionable encroachments and negative impacts.
(B) Permitted Uses – “H-I” Zoning District.
(1) Those uses permitted in the “L-I” Light Industrial Zoning District.
(2) Manufacturing and assembly of furniture, apparel, glass, stone, clay, leather, plastic, metal or concrete products.
(3) Truss plant.
(4) Open storage yards for the storage of boats, trailers, recreational vehicles, tour buses and farm worker buses; provided, that there is no storage of abandoned, damaged, or junked boats, trailers, recreational vehicles, or buses and that a six-foot decorative wall screens the open storage yard area.
(5) Heavy equipment repair, sales and rentals provided equipment is stored in a transportable position.
(6) Farm equipment and implement repair, sales and rentals.
(7) Construction offices and construction equipment storage yards; provided, that the construction equipment storage yards are screened with an eight-foot-high solid masonry wall.
(8) Retail and wholesale lumber yard, including incidental millwork.
(9) Bulk sales of landscape construction materials and rock products.
(10) Public or private detention and correctional facilities and only after it has been found to be in compliance with all applicable federal and state regulations.
(11) Warehouse and transfer facilities for general freight.
(12) General aviation airports and related activities, including heliports and crop-dusting planes.
(13) Aircraft-related uses, including air transport of goods and materials, aviation lessons, and fixed base operations.
(14) Mobile food vendors; provided, that such uses may not be located within any portion of the public right-of-way (including sidewalks).
(15) Mobile vendors; provided, that such uses may not be located within any portion of the public right-of-way (including sidewalks).
(16) Religious institutions.
(C) Conditional Uses – “H-I” Zoning District.
(1) Sexually oriented businesses, subject to the following conditions or limitations:
(a) The proposed sexually oriented business shall not be established, operated or maintained within 2,000 feet from any public park or playground, school, day-care center, library, or religious or cultural activity;
(b) The proposed sexually oriented business shall not be established, operated or maintained within 2,000 feet from any other sexually oriented business or any residential zone boundary;
(c) Advertisements, displays or other promotional materials displaying or depicting “specified anatomical areas” or “specific sexual activities” shall not be shown or exhibited so as to be visible or audible to the public from adjacent streets, sidewalks or walkways or from other areas outside the establishment; and all building openings, entries and windows for sexually oriented businesses shall be located, covered or screened in such manner as to prevent the interior of such premises from being viewed from outside the establishment;
(d) A sexually oriented business lawfully operating as a conforming use shall not be rendered a nonconforming use by the subsequent location of a residential district or residential use, public park or playground, day-care center, place of worship or assembly, or school within 2,000 feet of the adult-oriented use;
(e) Such distances shall be measured between subject lot lines at their closest proximity on an aerial view without regard for intervening structures or topography; and
(f) A map showing the particular property or properties for which the application is being requested and the adjacent properties, buildings and structures, land uses, and public streets and ways within a radius of 2,000 feet of the exterior boundaries thereof shall be submitted along with the application for a conditional use permit.
(2) Recycling transfer stations or automated collection centers, municipal or county landfills.
(3) Refining, processing, or packaging of organic matter, raw agricultural products, or edible food products.
(4) Automobile wrecking and salvage yards, storage of junk automobiles and trucks, storage and processing of scrap metals; provided, that such uses shall conform to the following requirements:
(a) The property shall be screened from neighboring properties and public view with an eight-foot solid masonry wall; and
(b) No storage shall be visible above the wall.
(5) Hazardous waste and bio-hazardous medical waste treatment facilities.
(6) Water and sewer treatment plants and utility generating plants.
(7) Extractive industries, including the removal of sand, rock, soil, gravel and including concrete or asphalt batch plants as an accessory use and including smelting only after it has been found to be in compliance with the following standards:
(a) No excavation or processing of excavated materials shall be permitted within 30 feet to the exterior boundaries and within 150 feet to any residential zoned property or existing residence;
(b) Material shall be excavated in such a manner so as to assure the convenient, efficient, and successful restoration of the land and to hold to a minimum any adverse effects to adjacent and surrounding land as a result of piling or storing the overburden material;
(c) Material shall be excavated in such a manner that leaves a minimum of two feet of undisturbed sand, gravel, or soil over the entire excavation tract to provide a water-bearing strata for any ground water; or more if the required geological report indicates that it is necessary;
(d) The excavation operator shall maintain haul roads within the premises covered by the permit and the perimeter public roads in a dust-free condition;
(e) The hours of operation, unless otherwise specified by the City, shall not be prior to 6:00 a.m. or after 10:00 p.m. unless the City grants special permission for temporary expansion of the hours;
(f) Operations shall be conducted in such a manner that excavated areas will not collect or permit stagnant water to remain therein; and
(g) The required development plan shall indicate compliance with the above standards and shall include the following topographic information at a minimum of five-foot contour intervals: (i) pre-excavation contours; (ii) proposed excavation contours; (iii) degree of slope of banks for all excavations; (iv) location of any public facilities, irrigation canals, ditches, or streambeds; and (v) post excavation re-use and contours.
(8) Wireless communication towers and antennas in accordance with the requirements of Chapter 18.95 SLCC.
(9) Medical marijuana dispensary, subject to the requirements found in SLCC 18.70.160, Medical marijuana uses.
(10) Medical marijuana dispensary off-site cultivation location, subject to the requirements found in SLCC 18.70.160, Medical marijuana uses.
(D) Temporary Uses – “H-I” Zoning District. A temporary asphalt and/or cement batch plant, or construction equipment storage yard, when in conjunction with a state or federal highway or public roadway project, provided they are not located within the public right-of-way.
(E) Site Design Standards – “H-I” Zoning District.
(1) All new industrial developments (subdivisions) shall be subject to all requirements set forth in the San Luis Subdivision Ordinance.
(2) Parking areas adjacent to the required front yard shall be screened by a decorative wall or landscape berm or combination thereof to a height not to exceed three feet in order to adequately screen the parked vehicles. All required front and street side yards shall be landscaped and shall not be used for parking, maneuvering, product display or drive aisle other than for the necessary points of ingress and egress.
(3) Trash and refuse collection containers shall be screened with a six-foot decorative wall. Trash and refuse containers should be located such that they are not the visual focal point of a driveway or parking area, or cannot be viewed from a public street. Refuse locations in highly visible locations shall provide latching gates for screening the opening to the enclosure.
(4) Building site details related to utility boxes, transformers, generators, chiller farms, mailboxes, trash bins and air conditioning units shall be integrated into the overall design of the building and/or development and screened from view, yet remain accessible for servicing.
(5) Service and loading bays should be oriented away from adjacent residential zoning districts and should not front onto or be visible from the public street.
(6) All activities not within an enclosed building and all outside storage areas shall be screened from the public street view and adjacent residential, office, and commercial uses with a minimum six-foot-high solid wall or fence. Materials shall not be stacked, piled, or stored in such a manner as to project above the screen wall.
(7) A perimeter decorative wall, a minimum of six feet in height, shall be required along and adjacent to the side or rear property line of an industrial development that abuts a residential district whether separated by an alley or not. Any access gates shall be constructed of opaque material to provide effective site screening.
(8) The exterior side of all perimeter walls shall be decoratively treated to match the architectural style and design of the industrial building/development.
(9) Mechanical equipment, electrical meter and service components, and similar utility devices, whether ground level or roof mounted, shall be screened from public view and designed to appear as an integral part of the building. The mechanical equipment screening shall be included in the overall building height. Mechanical equipment shall be treated to be nonreflective.
(F) Recommended Architectural Standards – “H-I” Zoning District.
(1) All exterior elevations (360° architecture) should provide architectural detailing, not just the front elevation.
(2) Exterior building design, as well as architectural details related to color, patterning, finish, type and application of materials and building form, should be coordinated for all elevations of a building to achieve harmony and continuity of design on all elevations.
(3) The building materials of a project shall be durable, require low maintenance, and be of a substantial quality. The City strongly encourages all new buildings to meet LEED (Leadership in Energy and Environmental Design) certification standards.
(4) The use of metal or corrugated metal should only be used as an architectural accent or decorative element and not as the primary building material.
(5) Mirrored surfaces or any treatment that changes ordinary glass into a mirrored surface are prohibited. Metallic surfaces, including roof materials, should be chemically treated to be nonreflective.
(6) Subtler, less intense colors should be used on larger, more plain-looking buildings, while the use of a greater variety and intensity of color should be reserved for smaller structures. Color should be used to accent entryways and special architectural features of a building.
(7) Full roof architecture utilizing simple and varied roof forms is encouraged for all new industrial development, while long, continuous mansard roofs, false mansard roofs, large expanses of flat roofs and veneer (false-front) parapets are discouraged. Parapet walls shall be designed and constructed in a manner to appear as a solid, three-dimensional form rather than a veneer.
(G) Open Space Standards – “H-I” Zoning District.
(1) Open space shall be required for all new developments, based on the net area of the development, as delineated in Table No. 8. The required on-site parking areas/lot and outdoor storage areas shall not be calculated as open space. However, building setbacks, street frontage, and on-site retention areas may be calculated as open space if those areas are landscaped.
(2) An industrial development, developed as an industrial subdivision, shall provide the minimum net acreage, as delineated in Table No. 8, on a subdivision basis through the subdivision process.
|
Zoning District |
Open Space Required on an Individual Lot |
Open Space Required for a Subdivision (minimum) |
|---|---|---|
|
“L-I” |
0% |
3% |
|
“H-I” |
0% |
3% |
|
District |
Min. District Size |
Lot Area (sq. ft.) |
Lot Width (feet) |
Bldg. Height (feet) |
Minimum Yard Setback (feet) |
Lot Coverage |
|||
|---|---|---|---|---|---|---|---|---|---|
|
Front |
Side |
Street Side |
Rear |
||||||
|
“L-I” |
1 acre |
10,000 |
80 |
60 |
15 |
5(a) |
10 |
10(b) |
60% max. |
|
“H-I” |
2 acres |
20,000 |
100 |
60 |
15 |
5(a) |
10 |
10(b) |
60% max. |
(a)If the property line or adjoining street abuts a residential zone, the setback shall be 20 feet.
(b)If the property line or adjoining street abuts a residential zone, the setback shall be 25 feet.
(Ord. 312 § 2(8.2), passed 4-11-2012; Ord. 338 § 1(Exh. B), passed 5-27-2015. Code 2012 § 152.122.)