Beaumont Municipal Code Ch. 17.B.12 Manufacturing Zone and Standards

The Manufacturing (M) Zone is intended to maintain the existing industrial and manufacturing uses and to promote the development of new business parks, light industrial use, research parks, manufacturing uses, warehousing activities, and ancillary and supportive uses.

Table 17.B.12.020-A (Manufacturing Zone Use Regulations) sets the land use regulations for the Manufacturing Zone. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Community Development Director shall make a determination regarding similar use consistent with Subsection 17.A.04.020.G (Determination of Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.

Table 18.B.12.020-A: Manufacturing Zone Use Regulations "P" = Permitted Use "M" = Minor Conditional Use Permit required "-" = Not Allowed "C" = Conditional Use Permit required

Table Notes:

1

These uses shall not be located on any parcel which is located within 1,000 ft of any school providing instruction in twelfth grade or below, commercial day care facility, or youth center.

Table 17.B.12.030-A (Manufacturing Zone Development Standards) establishes the development standards for the manufacturing zone.

Table 17.B.12.030-A: Manufacturing Zone Development Standards ft = feet sf = square feet du = dwelling unit ac = acres n/a = not applicable

Table Notes: None.

A. Building Entrances.

1. All buildings shall be designed with a primary building entrance.

2. The primary building entrance must incorporate a projection, recess, or combination of projection and recess at least 40 square feet in area and with a minimum depth of five feet.

3. At least one building entrance must be provided along the primary street frontage.

B. Building Orientation and Placement.

1. Buildings shall include articulated frontage design and transparent frontages along a minimum of 50 feet on both sides of the building that defines a corner.

2. Office and administration buildings associated with a redevelopment or reuse of an existing industrial building shall be placed at the corner of a building at the intersection of two public streets for corner lots. The building corner shall include a prominent, vertical structural element (e.g., a tower) that projects no more than 15 feet above the maximum allowable height of the building and that occupies a maximum of five percent of the building roof area. In addition, raised parapets with enhanced decorative treatment such as cornices or crenellations are permitted, not to exceed six feet above the maximum allowable height of the building.

3. The primary entrance to an office or administration building must face the corner or an adjacent public street.

4. Equipment, electrical, and service rooms shall be placed within the footprint of the building (i.e., inside the building) or screened so that they are not visible from the public right-of-way.

C. Façade Design and Articulation.

1. Facades within 30 feet of a front or street side property line shall include windows, doors, other openings, or glazed areas for at least 40 percent of the building wall area located between 2.5 feet above the level of the sidewalk and the underside of the roof structure for portions of the façade within 75 feet of the street-facing main entry.

2. No street-facing façade may run in a continuous plane for more than 90 feet without a window, door, or other opening.

FIGURE 17.B.12.040-1: FAÇADE DESIGN AND TRANSPARENCY [Figure: FIGURE 17.B.12.040-1: FAÇADE DESIGN AND TRANSPARENCY]

3. All building facades must incorporate window trim and/or window recesses, architectural features, changes in material, changes in texture, or similar design elements that add visual interest to the facade. This includes a varied palette of materials, textures, and colors that emphasize details and changes in plane.

D. Site Design and Aesthetics.

1. Aesthetics. Site elements such as buildings, parking areas, driveways, sidewalks, and outdoor recreational spaces must be arranged to emphasize the aesthetically pleasing components of the site (e.g., landscaping and the superior architectural design of office building elements) and to screen less attractive elements (e.g., service facilities, loading docks, outdoor storage, equipment areas, and refuse enclosures) through the placement and design of buildings, screen walls, and landscaping.

2. Open Space.

a. An outdoor seating/break area is required for the proposed office area of a building.

b. On-site open space areas shall contain an outdoor seating/break area with seating designed to allow a variety of sitting environments.

c. Outdoor seating areas shall provide shade under a suitable structure and wind protection using landscaping or transparent screening structures.

3. Outdoor seating areas shall be easily accessed from the lobby or interior break rooms and placed at the corner of the building or along the side of a building facing a public street.

E. Large Projects. Projects over 80,000 gross square feet must provide the following:

1. Landscaped areas and usable outdoor common open space equal to a cumulative 10 percent of the site area that:

a. Provides gathering space or opportunities for active or passive recreation and benches or other seating.

b. Provides amenities that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, or public art.

c. Is separated from on-site parking areas by a minimum of six feet.

d. May include on-site stormwater treatment areas and landscaped areas.

2. An outdoor seating/break area for every proposed and potential office area of a building. Outdoor eating areas shall have a minimum dimension of 12 feet. Outdoor seating areas shall:

a. Include tables, seating and covering to provide protection from sun and weather conditions; and

b. Be contiguous with required on-site common open space or provided in a separate area.

F. Parking and Loading. Parking and loading in the Manufacturing Zone shall comply with Chapter 17.C.06 (Parking Requirements) and the following:

1. Parking Location.

a. Surface parking shall be located to the side or to the rear of principal buildings to the greatest extent feasible.

b. All required passenger vehicle parking spaces shall be separated from any enclosed truck parking area or truck court and shall not require access through any enclosed truck parking area or truck court to reach the parking spaces.

2. Parking Design. Driveways shall not exceed 35 feet in width, except that driveways providing large truck access to truck bays shall not exceed 40 feet in width. All driveways must be located a minimum of 50 feet from the boundary of an abutting residential or open space zone.

G. Interim Uses for Vacant Industrial Structures. Certain industrial properties may be vacant without any immediate plans for site development. In these instances, the properties may be utilized for a defined list of interim uses for a limited time period as specified below. The uses permitted within this Subsection are supplemental to the uses listed in Section 17.B.12.020 (Manufacturing Zone Use Regulations).

1. Permitted Interim Uses. Permitted interim uses include:

a. Cultivated agriculture;

b. Farmers' markets;

c. Temporary uses;

d. Community gardens; and

e. Parks.

2. Other Uses. Other uses intended to be temporary that are allowed by-right on a permanent basis in the associated zone, upon the determination of the Community Development Director.

3. Minor Conditional Use Permit Required. Prior to the establishment of an interim use, a Minor Conditional Use Permit shall be approved.

4. Time Period. The maximum time period for an interim use is five years.

5. Conditions. At a minimum, the conditions should include an agreement between the City and the applicant stipulating timing, installation of permanent improvements and buildings, and/or restoration of the site to its original condition. At the end of five years, the use shall be removed or the site developed in accordance with the full development regulations of any adopted plan.

H. Policy on Land Use and Sensitive Receptors (PLUS). Logistics uses and other similar uses larger than 100,000 square feet in size are subject to the City's Policy on Land Use and Sensitive Receptors (PLUS). Also see Section 17.C.10.160 (Logistics Uses) for additional standards related to logistics uses.