Article V — MIP Zone-Manufacturing-Industrial Park Zone

The purpose of the MIP zone is to achieve a nuisance-free environment for light manufacturing, warehousing, and distribution in an industrial park setting in accordance with the policies of the general plan, community plans, and the planned unit development guidelines adopted for each industrial park.

The MIP zone classification shall be used in conjunction with a planned unit development designation established in accordance with chapter 17.452. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. The following uses are permitted by right in the MIP zone, subject to the limitations specified:

B. Conditional uses. The following uses in the MIP zone require approval of a conditional use permit, subject to the limitations specified:

C. Prohibited uses. All uses not listed as permitted or conditional uses are prohibited in the MIP zone. (Ord. 20240017 § 40; Ord. 2020-0021 § 37; Ord. 2020-0012 § 12; Ord. 2018-0055 § 12; Ord. 2017-0059 § 11; Ord. 2017-0056 § 11; Ord. 2017-0029 § 9; Ord. 2017-0028 § 10; Ord. 2015-0005 § 36; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. Height. The maximum height is 40 feet.

• B. Density. Not applicable.

• C. Floor area ratios. Minimum and maximum floor area ratios are established in the general plan. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. Front and street setback. The minimum front yard setback is 25 feet. A landscaped setback shall be provided adjacent to all public street rights-of-way.

• B. Street side-yard setback. The minimum street side-yard setback is 25 feet.

• C. Interior side-yard setback. No minimum side yard setback is required unless the side yard abuts the side of an R- or OB-zoned lot, in which case a minimum setback of 150 feet or 10 feet landscaped setback, respectively, is required.

• D. Rear-yard setback. No minimum rear yard setback yard setback is required unless the rear yard abuts the side of an R- or OB-zoned lot, in which case a minimum setback of 150 feet or 25 feet, respectively, is required.

• E. Levee setback. A minimum 20-foot setback from the landside toe of any flood control levee is required for development less than five acres in size. A minimum 50-foot setback is required from the landside toe of any flood control levee for development five acres or greater in size. No primary or accessory structures may encroach into the levee setback. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Storage. No outside storage is permitted, except that company vehicles incidental to the primary use may be parked outside if the vehicles are screened by a solid masonry wall no less than 6 feet in height or by equivalent screening using landscaping and earth berms, so that no vehicles are visible from adjacent public streets.

B. Enclosed building requirements. All uses shall be conducted wholly within a completely enclosed building, with the exception of off-street parking spaces, off-street loading facilities, storage of company vehicles, employee recreational areas, and childcare center recreational areas.

• C. Landscaping.

1. Minimum landscape coverage per parcel is 15 percent.

2. Front and street side-yard setbacks shall be landscaped with evergreen trees, shrubs, and groundcover, and shall be irrigated with permanent timed automatic underground systems.

3. Setbacks abutting public or private streets shall be landscaped with undulating berms that screen parking areas from the streets. Berm height will be determined in connection with each special permit.

4. Seventy-five feet of the rear and interior yard setbacks immediately abutting residentially used, zoned, or designated property shall be landscaped consistent with the PUD development guidelines adopted for the area, including trees capable of reaching a height of 30 feet at maturity planted at least every 30 feet along the barrier wall. D. Exterior building and wall materials.

5. Finished building materials shall be applied to all sides of a building, including trash enclosures and mechanical and communications equipment screens.

6. Exterior wall materials shall be compatible with those used on other buildings in the industrial park. Examples of acceptable exterior materials are stucco, textured concrete, wood, glass, brick, stone, and masonry.

7. Building colors shall be harmonious and compatible with the colors of other buildings in the industrial park and with the natural surroundings. The general overall palette shall be earth tones.

• E. Signs.

1. Designated park identification sign.

• a. One monument sign, as defined in section 15.148.1170, is allowed per designated industrial park. Directlyilluminated signs are prohibited. Indirectly-illuminated signs are subject to planning staff review and approval.

• b. Maximum area: 40 square feet.

• c. Maximum height: five feet, measured at grade directly behind the sidewalk.

• d. Location. The sign shall be located at the major entry to the designated park. The sign may be placed in the setback area; however, it must be located farther than 10 feet from both the public right-of-way and any driveway. No sign shall be allowed in the public right-of-way.

2. Detached signs.

a. One monument sign, as defined in section 15.148.1170, is allowed per parcel. Directly-illuminated signs are prohibited. Indirectly-illuminated signs are subject to planning staff review and approval.

• b. Maximum area: 40 square feet.

• c. Maximum height: five feet, measured at grade directly behind the sidewalk.

• d. Location. The sign shall be located at the major entry to the parcel. The sign may be placed in the setback

• area; however, the sign must be located farther than 10 feet from both the public right-of-way and any driveway.

3. Attached signs.

• a. One attached sign, as defined in section 15.148.1170, is allowed per tenant. Each sign and business name shall be of individual raised-letter type. Canned plastic signs are not permitted.

b. Maximum area. The total area of an attached sign shall not exceed 30 square feet, except that a building occupied by only one tenant is allowed a maximum of 60 square feet. The vertical height of the sign or letters, including logo, shall not exceed 2 feet.

c. Location. The attached sign shall be placed flat against the wall of the building in which the business is located. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. For architectural design guidelines and exceptions to the height and area standards, see chapter 17.600.

• B. For parking requirements, see chapter 17.608.

• C. For landscaping and paving requirements, see chapter 17.612.

• D. For recycling and solid waste disposal regulations, see chapter 17.616.

• E. For wall, fence, and gate regulations, see chapter 17.620.

• F. For residential accessory structure and use regulations, see chapter 17.624.

• G. For sign standards and regulations, see chapter 15.148.

• H. For historic preservation program generally, see chapter 17.604. For preservation design review of development projects, see section 17.808.100 et seq. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. General.

1. For development projects not located in a historic district and not involving a landmark, no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection A, "permit" means a building permit, a demolition permit, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy.

B. Historic districts and landmarks.

1. For development projects located in a historic district or involving a landmark, no person shall commence construction or otherwise undertake a development project, and no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection B, "permit" means a building permit, a demolition permit, a sewer or water connection or disconnection, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy. (Ord. 2017-0061 § 59; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)