Division 6 — INDUSTRIAL USE TYPE

28.35.010 - General regulations for industrial use types.

A.

Applicability. The standards set forth in this Section shall apply to all Industrial Use Types as listed in the Land Use Matrix and defined in Article VIII, except a Temporary Equipment and Material Storage Yard.

B.

Exemptions. For the purpose of this section, small vending-style recycling machines are not considered Recycling Facilities (an Industrial Use Type), and are allowed by right in all C2, M1 and M2 zones as an accessory use to an existing commercial or industrial use.

C.

General Standards. The following conditions are applicable to all Industrial Use Types whether permitted by right or by permit, pursuant to the Land Use Matrix in Article II, Division 3 (except a Temporary Equipment and Material Storage Yard, which is only subject to the regulations identified in Section 28.35.020):

1.

Development Standards. All development standards of the specific zone shall apply as noted in Article IV.

2.

Outdoor Storage. The outdoor storage of operable trucks and operable heavy equipment is permitted by right on the back half of a fenced lot, or as approved by a Use Permit. The Outdoor Storage of all other equipment and materials requires the approval of a Use Permit. All Use Permits are subject to the conditions listed in Subsection D (below).

3.

Shipping Containers. The use of shipping containers for work or storage areas is prohibited unless approved as part of a Use Permit.

4.

Outdoor Work Areas. All manufacturing, building, packaging, assembly, equipment repair, material processing, crushing, dismantling and fabricating must be done indoors unless an outdoor work area is approved by a Use Permit.

Screening. All outdoor storage areas shall be screened along side or rear property lines adjacent to residentially zoned property.

6.

Surfacing. Surfacing requirements for any outdoor storage area shall consist of concrete or asphalt pavement, chip seal, gravel, or other material that can be maintained in a dust-free condition. Vehicle access and parking areas shall be surfaced in compliance with City design standards.

7.

Retail Sales. Incidental* Retail Sales are permitted by right in conjunction with all Industrial Use Types except the General Industrial Use Type unless otherwise stated by a Use Permit.

*Note: To be considered "incidental" product sales must be directly related to, and constitute a small portion of, the activity on site. For instance, a Self-Storage facility may sell packing tape and boxes, and a cabinet maker (qualifying as a Light Manufacturing use) may sell shelving or cabinets made on site.

8.

Property Maintenance. All equipment storage areas and grounds are to be maintained free of weeds and debris.

D.

Use Permit Approval. This use may be approved by Use Permit where allowed by the Land Use Matrix in Article II, Division 3 if all of the following conditions are met:

1.

Findings. Standard Use Permit findings can be made.

2.

Equipment and Material Placement and/or Storage Outdoors. Where permitted by a Use Permit, all equipment and materials stored outdoors must be placed in a manner that provides easy access and property maintenance.

3.

General Standards. Compliance with all General Standards is met.

(Ord. No. 503, 12-16-2014)

28.35.020 - Temporary equipment and material storage yard.

A.

Applicability. The standards set forth in this Section shall apply to Temporary Equipment and Material Storage Yards as defined in Article VIII (See Storage Yard; Equipment and Materials).

B.

Administrative Permit Approval. This use may be approved by Administrative Permit where allowed by the Land Use Matrix in Article II, Division 3 if all of the following conditions are met:

1.

Timeliness. The storage of equipment and materials is needed for a construction project that has received all necessary building permit approvals and authorizations.

2.

Location. The location of the storage site is acceptable to the Director.

3.

Term. The needed equipment and materials will remain on site for less than 6 months.

4.

Shipping Containers. The use of shipping containers for on-site storage is permitted for this temporary use if approved as part of the Administrative Permit.

(Ord. No. 503, 12-16-2014)

DIVISION 7. - PUBLIC UTILITY USE TYPE

A.

Applicability. The standards set forth in this Section shall apply to Communication Facilities as defined in Article VIII (including transmission and relay towers and other similar facilities). This section does not apply to home televisions, radio receiving antennas, home satellite dishes or communication facilities for community services provided by a government agency.

B.

Intent. This Section is intended to protect the public health, safety and welfare by providing for the orderly development of commercial and private wireless communication facilities to minimize the number of communication facilities through co-locations on existing and new towers, and siting such facilities in areas where their potential visual impact on the surrounding area is minimized.

C.

General Standards. The following conditions are applicable to all Communication Facilities subject to this Section, whether permitted by right or by permit pursuant to the Land Use Matrix in Article II, Division 3:

1.

Co-Location. Communication service providers shall:

a.

Employ all reasonable measures to site their antennas on existing structures as facade mounts, roof mounts, or co-location on existing towers prior to applying for new towers or poles.

b.

Work with other service providers and the City to co-locate where feasible. Where co-location on an existing site is not feasible, service providers shall develop new sites which are multi-carrier to facilitate future co-location, thereby reducing the number of sites Citywide.

2.

Repeaters and Other Small Facilities. Repeaters and other similar small communication facilities that do not exceed five square feet and do not protrude more than 18 inches from the mounting surface or extend more than three feet above the roofline are allowed by right in any zone provided that no additional equipment is required.

3.

Antennas.

a.

Located on Building Facades, Roofs and Other Existing Structures. In all zones, these antennas require either an Administrative Permit pursuant to Subsection D (below), or a Use Permit pursuant to Subsection E depending upon their ability to comply with the restrictions on each permit.

b.

Located on New Towers or Monopoles. The construction or placement of communication facilities on new towers or monopoles, or an increase in height of existing towers or monopoles, requires the approval of a Use Permit pursuant to Subsection E.

4.

Speculative Towers. Towers for which no licensed communication carriers have committed to utilize are prohibited by this chapter.

5.

Other Types of Facilities Not Listed Above. Application proposals for facilities not listed above shall be subject to the approval of a Use Permit in conformance with Section 28.52.040.

6.

Availability. All existing communication facilities shall be available to other carriers as long as structural or technological obstacles do not exist.

D.

Administrative Permit Approval. Communication Facilities may be approved by Administrative Permit where allowed by the Land Use Matrix in Article II, Division 3 if all of the following conditions are met, otherwise they must be approved by a Use Permit subject to Subsection E:

1.

For Antennas located on Building Facades, Roofs or Other Structures.

a.

No portion of the antenna, support equipment, or cables shall project more than 15 feet above the roofline or existing structure;

b.

When facade mounted, the surface area of all antenna panels shall not exceed 10 percent of the surface area of the facade of the building on which it is mounted or 30 square feet, whichever is greater;

c.

No portion of the antenna or equipment shall extend out more than 24 inches from the facade of the building or the furthest projection of the existing structure;

d.

Antennas and equipment shall be constructed and mounted to blend with the predominant architecture and color of the building or structure, or otherwise appear to be part of the structure to which it is attached;

e.

The lowest portion of all antennas shall be located a minimum of 15 feet above grade level; and

f.

All equipment shelters, cabinets, or other ancillary structures shall be located within the building being utilized for the communication facility, or on the ground screened from public view. Equipment located on the roof must be screened from public view from adjacent streets and properties by an architecturally compatible parapet wall or other similar device.

2.

For Co-location on Existing Monopoles or Towers.

a.

New antennas shall be located at or below the topmost existing antenna array, either on the same pole, or at the same height on a replacement pole within the approved lease area;

b.

New antennas shall not extend out horizontally from the pole more than the existing widest projection;

c.

All equipment shelters, cabinets, or other ancillary structures shall be located within the building being utilized for the communication facility, or on the ground screened from public view; and

d.

The antennas and pole or tower shall be designed to match the existing facility, or to blend with the natural features or vegetation of the site.

3.

For All Facilities.

a.

Maintenance. All improvements associated with the communication facility, such as equipment shelters, towers, antennas, fencing, and landscaping shall be properly maintained at all times. Design, color, and textural requirements under the approved conditions shall be maintained to ensure a consistent appearance over time. Any discretionary permit that is approved for the facility shall include a maintenance agreement.

b.

Unused Facilities. All obsolete or unused communication facilities shall be removed within six months after the use of that facility has ceased or the facility has been abandoned. The applicant shall notify the Department at the time of abandonment. All site disturbance related to the facility shall be restored to its pre-project condition.

E.

Use Permit Approval. This use may be approved by Use Permit where allowed by the Land Use Matrix in Article II, Division 3 if all of the following conditions are met:

1.

Findings. Standard Use Permit findings can be made.

2.

For All Facilities. The Maintenance and Unused Facilities conditions of Subsection D.3 shall be made part of the Use Permit.

(Ord. No. 503, 12-16-2014)

28.36.020 - Public utility service facilities and infrastructure.

A.

Applicability. The standards set forth in this Section shall apply to Public Utility Service Facilities and Infrastructure as defined in Article VIII.

B.

General Standards. The following conditions are applicable to all Public Utility Service Facilities and Infrastructure:

1.

Minor Public Utility Infrastructure (such as water and sewer pipelines of less than twelve inches inside diameter, gas pipelines of less than six inches inside diameter, pump stations, telephone and electrical distribution lines of 12 kV or less, and drainage facilities) requires the approval of an Administrative Permit pursuant to Subsection C.

2.

Major Public Utility Infrastructure and Public Utility Service Facilities require approval of a Use Permit pursuant to Subsection D.

C.

Administrative Permit Approval. Where allowed by the Land Use Matrix in Article II, Division 3, an Administrative Permit may be approved if all of the following conditions are met:

1.

The installation of the proposed infrastructure will not interfere with other proposed projects, or cause undue hardship or risk to the public.

D.

Use Permit Approval. Where allowed by the Land Use Matrix in Article II, Division 3, a Use Permit may be approved if all of the following conditions are met:

1.

Findings. Standard Use Permit findings can be made.

(Ord. No. 503, 12-16-2014)