Chapter 20.252 — M-1 LIGHT INDUSTRIAL ZONE

The purpose of the M-1 Zone is to provide appropriately located areas for the establishment of industrial plants and related activities and to promote the concentration of such uses in a manner which will foster mutually beneficial relationships with each other, as well as with those areas of the city zoned for other development. The regulation of uses and standards of development set forth in the M-1 Zone are those deemed necessary to provide the proper environment for the efficient and desirable use of this type of industrial land, and to provide the proper safeguards to protect nearby residential, commercial, and public uses. (Ord. 425, 10-14-1968)

Uses permitted in M-1 Zone are contained in Chapter 20.11 of this Title. (Ord. 425, 10-14-1968; Ord. 464, 4-27-1970; Ord. 689, 1-15-1980; Ord. 708, 1-20-1981; Ord. 878, 12-5-1989; Ord. 924, 8-4-1992; Ord. 1092, 5-16-2006; Ord. 1119, 2-3-2009; Ord. 1128, 10-20-2009; Ord. 1154, 6-21-2011; Ord. 1241, 8-15-2023)

Uses prohibited in M-1 Zone are contained in Chapter 20.11 of this Title. (Ord. 425, 10-14-1968; Ord. 1241, 8-15-2023)

The property development standards shall apply to all land and buildings in the M-1 Zone.

• A. Lot area. Each lot shall have a minimum area of six thousand (6,000) square feet.

• B. Lot dimensions.

  1. Width. Each lot shall have a minimum width of sixty (60) feet, except that were adjacent to a residential zone, school or park, the width shall be not less than one hundred sixty (160) feet.

  2. Depth. Each lot shall have a minimum depth of one hundred (100) feet, except where adjacent to a residential zone, school or park, in which case the minimum depth shall be two hundred (200) feet.

• C.

• Building height.

1. Buildings and structures erected in the M-1 Zone shall have a height no greater than sixty (60) feet.

2. Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, smoke stacks, flagpoles, chimneys, wireless and television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

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City of Brea, CA § 20.252.040

BREA CODE

§ 20.252.040

• D. Yards.

  1. Where the M-1 Zone fronts, sides, or rears on any arterial street, or a local street which is a boundary with a residential zone, there shall be a yard abutting such arterial street or local street of not less than fifty (50) feet. The twenty (20) feet nearest the street shall be landscaped and maintained. The remainder may be used for parking.

  2. Where the M-1 Zone fronts, sides or rears on a local street which is not a boundary with a residential zone, there shall be a yard of not less than ten (10) feet abutting such street.

  3. No side or rear yards required except where adjoining a residential zone, the side and rear yard(s) shall be a minimum of one hundred (100) feet. Such yards may be used for parking, loading, and accessways. A solid masonry wall not less than seven (7) feet in height shall be installed along the property line abutting the residential zone.

  4. In all front yards, the equivalent of one (1) tree per thirty (30) lineal feet of front property line shall be provided; in all rear and side yards, visible from adjacent streets or residential neighborhoods, one (1) tree for each thirty (30) lineal feet of combined rear and side interior property lines shall be planted in either a lineal or grouped manner. In addition, a five (5) foot, net (clear of curb), interior property line landscaped strip shall be provided. This landscaping shall be continuous along all interior property lines. Landscaping shall be held back from the property line or intersection with driveways or streets so as not to hinder traffic visibility.

  5. All yards between the public street curbing and the property line are to be landscaped and maintained with active ground cover, such as green grass, dichondra, ivy, shrubs and/or trees.

6. All unpaved or undeveloped areas of a site for which a development application has not been submitted, shall be planted with a ground cover and/or shrub material as a condition of project approval. Undeveloped areas which are proposed for future expansion shall be kept in a weed free condition.

• E. Walls, fences, landscaping, and property maintenance.

  1. Required walls.

     • a. Walls along common property lines shall be erected as required in paragraph D. above, however, such walls shall be reduced to a height of thirty-six (36) inches in the area defined as the front yard in the abutting residential zone.

     • b. Required walls shall be constructed of masonry material not less than six (6) inches in thickness.

  2. Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any side or rear yard area or along any common property line with the following exceptions:

     • a. Solid wall or fence shall not exceed a height of thirty-six (36) inches within the front yard or side yard on the street side of a corner lot.

     • b. Open work fences (not less than ninety percent (90%) open) in a required front

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City of Brea, CA

ZONING CODE

§ 20.252.040

§ 20.252.040

yard or side yard on the street side of a corner lot shall not exceed a height of four and one-half (4½) feet.

3. Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

   • a. For the purposes of this subsection, finished grade is defined as the elevation of the ground that would exist at the time of wall/fence construction. If the existing grade is modified to create a new finished grade, the finished grade shall be determined by calculating the midpoint of the highest existing grade and the highest finished grade.

4. The provisions of this section shall not apply to a fence or wall height as required by any law or regulation of the state or agency thereof.

• Landscaping required.

• a. Areas utilized for parking or loading, will be screened, modulated, or interrupted from view of access on adjacent streets, freeways, and adjacent residential property. This can be accomplished by one of three (3) techniques:

  • (1) Lineal masses of shrubs;

  • (2) Lineal or group masses of major scale trees; or

  • (3) Lineal or grouped masses of smaller scale trees.

• b. Dual texturing of building facades or a five (5) foot strip of building parameter landscaping shall be required, with the exception of rear or side walls abutting other existing buildings.

• c. Parking lot trees. Trees equal in number to one (1) per each five (5) parking stalls either grouped or clustered shall be installed in all parking areas. Such trees shall be placed on the lot so as not to interfere with interior industrial parking lot circulation. Trees shall be placed so as to give relief to the monotony of rows of parked vehicles.

• d. A detailed landscaped plan (including irrigation, plant and material specifications) shall be submitted to the Community Development Department for its approval prior to the issuance of building permits.

• Landscaping maintenance.

• a. Prior to the installation of the landscaping in public right-of-way, the developer shall provide for continued maintenance by an agreement with the city.

• b. Property owners are responsible for the continual maintenance of all landscape areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris, maintained in a healthy, growing condition and shall receive regular pruning, fertilizing, mowing and trimming. Any diseased, dead, damaged or decaying plant materials shall be removed and replaced within thirty (30) days following written notice from the Director.

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City of Brea, CA

BREA CODE

§ 20.252.040

§ 20.252.040

  - c. Irrigation systems shall be kept in working condition. Adjustments, replacements, repairs, and cleaning shall be a part of regular maintenance. 

  - d. Trees shall be staked and tied with lodge poles. Stakes and ties on trees shall be checked regularly for correct functions. Ties shall be adjusted to avoid creating abrasions or girdling on trunks or branches. 

  - e. Street trees planted within public right-of-way and/or trees planted adjacent to public sidewalk shall be provided with root barriers subject to Director review and approval. 

7. Property maintenance. Property owners shall maintain all structures, including buildings, paved areas, accessory buildings and signs in the manner required to protect the health and safety of users, occupants, and the general public. The property shall be deemed substandard when it displays evidences of a substantial number of dilapidated conditions including, but not limited to the following:

   • a. Faulty, sagging or leaking roof;

   • b. Improper weatherization of building siding materials such as chipped or worn paint, wood siding showing signs of dry rot, cracked or chipped stucco and dented or rusted metal siding;

   • c. Broken or missing windows and sign panels;

   • d. Inadequate site drainage or standing water adjacent to building foundations;

   • e. Broken or inoperable sanitary and plumbing facilities;

   • f. Broken or missing foundation and attic vent screens and window screens; and

   • g. Structural deficiencies.

• F. Distance between buildings. No requirements.

• G. Building site coverage and floor area ratio.

  1. Lot area coverage by buildings or structures shall not exceed fifty percent (50%) of the total lot area.

  2. Floor area ratio. All developments shall be subject to the floor area ratio established under the city's General Plan for the General Plan land use designation applicable for the site.

• H. Off-street parking and loading. The provisions of § 20.08.040 of this title shall apply.

• I. Access. All lots shall have a minimum of fifty (50) feet of access on a dedicated and improved street.

• J. Signs.

  1. Permitted signs.

     • a. Temporary signage per city standards.

     • b. Tenant signs must be approved prior to installation.

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City of Brea, CA

ZONING CODE

§ 20.252.040

§ 20.252.040

  - c. Except as provided herein, the provisions of Chapter 20.28 of this title shall apply. 

• K. Colors. Colors, materials, and finishes are to be coordinated on all exterior elevations of the buildings and walls to achieve total continuity of design. Samples of exterior elevations (colors and textures) shall be submitted for review prior to permit issuance.

• L. Lighting.

  1. Parking lot lighting fixtures are to have an overall maximum height that is consistent with the height of the buildings themselves. Walkway lighting fixtures are to have an overall maximum height of fourteen (14) feet.

  2. Cut-off exterior light fixtures and their location shall be submitted on a plan for review.

  3. Security lighting fixtures are not to project above the fascia or parapet of the building and are to be shielded or recessed in the building walls to provide cut-off at the property line.

• M. Outdoor storage, uses, and waste disposal.

  1. Outdoor storage and activities associated with permitted uses shall be entirely enclosed by building walls or by a solid masonry wall not less than seven (7) feet in height located at the front setback line. On all other property lines such uses shall be enclosed by buildings, solid masonry walls, vine covered chain-link fences, or uniformly compact evergreen hedges, continuously maintained and not less than seven (7) feet in height. Items stored within one hundred (100) feet of a dedicated street or residential zone shall not be stacked higher than six (6) feet. Screen landscaping, fences and walls to enclose storage areas between adjoining industrial side and/or rear property lines may be deleted by mutual agreement of the property owners involved.

  2. The storage of combustible materials shall be not less than twenty (20) feet from any interior lot line, and a roadway shall be provided, graded, surfaced, and maintained from the street to the rear of the property to permit free access of fire trucks at any time.

  3. a. No materials or wastes shall be deposited upon a subject lot in such form or manner that they may be transferred off the lot by natural causes or forces. All waste materials shall be stored in an enclosed area and shall be accessible to service vehicles.

     • b. Wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible by or otherwise be attractive to rodents or insects shall be stored only in closed containers in required enclosures.

  4. All exterior electrical cage enclosures and storage tanks are to be screened from view from access or adjacent streets and residential neighborhoods, by a fence, wall, or mature landscape materials.

  5. Trash storage method and location.

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City of Brea, CA

BREA CODE

§ 20.252.040

§ 20.252.050

• a. Trash enclosure location shall be subject to the approval of the Community Development and Public Works Departments.

  - b. Trash enclosure shall be of masonry construction or approved alternate material. Structural design and gates shall be in accordance with city standards. 
  

• N. Metal buildings. Buildings or structures having exterior walls of sheet metal shall not be located closer than one hundred fifty (150) feet from the property line along any freeway, major or secondary highway, or closer than one hundred (100) feet from the property line along any other dedicated street, except that such buildings or structures may be located closer to the street if any of the following conditions prevail:

  1. The sheet metal comprises twenty-five percent (25%) or less of the exterior wall area of such building or structures; or

  2. The sheet metal consists of panels with baked enamel or similar finish; or

  3. Such building or structure is concealed from view from the public street by walls, fences, landscaping, or other buildings or structures.

• O. Mechanical equipment and duct work.

  1. All roof mounted mechanical equipment and/or duct work, which projects vertically more than one and one-half (1½) feet above the roof or roof parapet and is visible from an adjoining street is to be screened by an enclosure which is detailed consistently with the building.

  2. All roof mounted mechanical equipment and/or ductwork, which projects one and one-half (1½) feet or more above the roof or roof parapet is to be painted in its entirety consistent with the color scheme of the building in all cases.

  3. No mechanical equipment except for emergency equipment is to be exposed on the wall surface of a building.

  4. Plans for cyclone blowers, bag houses, tanks, etc., shall be reviewed at the time of preliminary plan check to determine design integration with buildings and adjacent area. Furthermore, they shall be painted to match the surface to which attached.

  5. Incinerator vents are to be located on the rear or "hidden" side of the building whenever possible.

• P. The provisions of this section shall apply to all proposed development within the M-1 (Light Industrial) Zone except: Where a parcel or lot in the M-1 (Light Industrial) Zone is proposed for the development of off-site hazardous waste facilities, a distance of one thousand (1,000) feet from any sensitive population property lines is required, in addition to the required development standards in the M-1 (Light Industrial) Zone.

• (Ord. 425, 10-14-1968; Ord. 708, 1-20-1981; Ord. 873, 9-5-1989; Ord. 924, 8-4-1992; Ord. 1241, 8-15-2023; Ord. 1250, 5-21-2024; Ord. 1254, 3-18-2025)

The provisions of § 20.408.040 of this title shall apply to all developments in the M-1 (Light Industrial) Zone that are listed in § 20.408.040.B. Additionally, all properties zoned M-1 and

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City of Brea, CA

ZONING CODE

§ 20.252.050

§ 20.252.060

located within three hundred (300) feet of an "R" (Residentially) zoned property and/or any residential neighborhood with more than 20 parcels shall not be developed except upon the previous approval of a conditional use permit pursuant to § 20.408.030 of this title. (Ord. 425, 10-14-1968; Ord. 587, 4-20-1976; Ord. 963, 1-17-1995; Ord. 1254, 3-18-2025)

All uses in the M-1 (Light Industrial) Zone shall comply with the provisions of Chapter 20.20 of this title (Performance Standards).

(Ord. 425, 10-14-1968; Ord. 772, 4-16-1985)

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City of Brea, CA

ZONING CODE

§ 20.256.010

§ 20.256.060