Article III — Property Development Standards

The business park district is intended to allow for the careful combination of industrial, warehousing, service, office, commercial and business uses in a high-quality, amenity-oriented setting. The various uses are to be combined into an integrated park environment through consistent landscaping requirements and standards for setbacks, screening, signage, building materials and appearance. (Ord. 871 § 1 (III), 1987)

• A. The business park district permits certain limited industrial, general business, office, commercial and other uses as described in this section. Each business shall be evaluated in terms of its operational characteristics and specific site plan location and must provide for the stipulated offstreet parking requirements per this code to be a permitted use. Should the director of community development find that the business does not meet city parking requirements, then a parking variance shall be required.

• B. Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for those uses enumerated in this section as well as those uses the commission may deem to be similar and not more obnoxious or detrimental to the public health, safety and welfare than the enumerated uses. All uses shall be subject to the development standards set forth in this chapter. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.

• C. Permitted uses in Specific Plan No. 21 are as follows:

  1. Those uses permitted in the I-P zone;

  2. Upholstery shop;

  3. Packaging businesses;

  4. Electrical or neon sign manufacture and maintenance;

  5. Garment manufacturing;

  6. Ice and cold storage plants;

  7. Machinery and shops such as, cabinet or carpentry shops, machine shops, sheet metal shops, tinsmiths, welding shops;

  8. Manufacturing, compounding, processing, packaging, or treatment of products such as, alcoholic beverages, bakery goods, candy, cosmetics, dairy products, drugs, food products (excluding sauerkraut, vinegar, yeast, and rendering of fats and oils), perfumes, toiletries;

  9. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials: bone, canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, horns, leather, metals, paper, plasters, precious and semi-precious stones and metals, shells, textiles, tobacco, wood, yarns, rubber and metal stamps, shoes, stone monument works;

  10. Processing, such as: laboratories, blueprinting or photocopying, laundries, carpet and rug cleaning plants, dry cleaning and dying plants;

  11. Fabrication, such as: fabrication of products made from finished rubber and plastics, prefabricated houses, auto trailer, camper and mobile home manufacture;

  12. Wholesaling and warehousing, such as: wholesaling and warehousing facilities, storage and distribution agencies, janitorial service/building maintenance, TV repair and service, athletic supply;

  13. Office and related uses, such as: bookkeeping service, catalog store, data processing, employment agency, finance office, import-export office and warehouse (wholesale only), mail-order, office machine sales and service, stock brokerage, telephone answering;

14. Other uses incidental and directly related to the services and operations of a permitted industrial use, recreational facilities for employees, hospital and medical clinic, industrial, fiberglass manufacturing or processing of furniture, upholstering and refinishing, training centers, industrial;

15. Outdoor storage.

• D. Other similar uses which the planning commission finds compatible with the permitted uses described in this section, consistent with the purpose and intent of the district and not of a type to affect adversely the use of adjoining properties. Application for determination of similar uses shall be made in writing to the director of community development and shall include a detailed description of the proposed use, reasons for justification and such other information as may be required by the planning commission to facilitate the determination.

• (Ord. 871 § 1 (III), 1987; Ord. 1244 § 1, 2016)

Uses subject to conditional use permits are as follows:

• A. Any use described in Section 18.534.160 which because of operational characteristics specific to that particular business is found by the director of community development to have the potential to impact negatively adjoining properties, businesses, or residents and, therefore, required additional approval and consideration. The impacts may be related to, but not necessarily limited to, impacts of traffic, hours of operation, assemblages of people, noise, or site location.

• B. The following uses may be permitted subject to a conditional use permit pursuant to Chapter 18.200 :

  1. Animal hospitals, shelters, kennels and sales;

  2. Manufacturing plants, manufacturing or processing chemicals;

  3. Automobile assembly, body and fender works, dismantling and used parts storage when operated wholly within a building;

  4. Truck repairing;

  5. Tire recapping, retreading, and rebuilding;

  6. Outdoor storage incidental to and directly related to those uses permitted in Section 18.128.080 ;

  7. Utilities, electric distribution and public utility substations, electric and public utility transmission substations, public and private utility service yards;

  8. Mini storage;

  9. Ceramic products, using only previously pulverized clay and fired in kilns using only electricity or gas;

  10. Boat building and repair;

  11. Bottling plants;

  12. Machinery and shops, paint shops (excluding manufacturing), punch presses;

  13. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials: paints not employing a boiling process, plastics and synthetics, petroleum and petroleum products;

  14. Processing, creameries;

  15. Other: garages, parking or parking structures, restaurants, on-site consumption of alcoholic beverages;

  16. Tasting rooms providing on-site alcoholic beverage tastings and the sale of alcoholic beverages for off-site consumption provided that the alcoholic beverage is produced on the premises. Tasting rooms may include other ancillary activities to the tastings such as food trucks and live entertainment, provided that all uses are secondary and incidental to the manufacturing component and that, prior to their commencement, a site plan approved by the planning division is obtained for any outdoor activities and a live entertainment permit from the license and permit hearing board is obtained for any live entertainment.

• (Ord. 871 § 1 (III), 1987; Ord. 1244 § 1, 2016; Ord. 1324, 6/10/2025)

The standards outlined in this article shall govern all improvements and structures within the project area.

(Ord. 871 § 1 (III), 1987)

Building setbacks in Specific Plan No. 21 are as follows:

• A. Streets.

  1. Cienega Avenue. Minimum thirty feet for structures with building heights of up to twenty-six feet and fifty feet for structures with building heights greater than twenty-six feet;

  2. Lone Hill Avenue. Minimum twenty-five feet per code for structures with building heights of up to twenty-six feet high and fifty feet for structures with building heights greater than twenty-six feet;

  3. All Interior Streets. Minimum fifteen feet for structures with building heights up to twenty-six feet high and twenty-five feet for structures with building heights greater than twenty-six feet.

• B. Interior Lot Lines. None are required; however, each project shall be accompanied by an illustrative site plan demonstrating that the project is designed sufficiently to accommodate the type of uses permitted in the area in accordance with the development standards of this article.

• (Ord. 871 § 1 (III), 1987)

None required, permitted maximum coverage shall be a secondary consideration subordinate to compliance with all other design regulations contained within this chapter. (Ord. 871 § 1 (III), 1987)

The maximum building height is thirty-five feet, except as provided for in this section:

• A. For buildings abutting Cienega Avenue and within six hundred feet of Lone Hill Avenue, the maximum height of the building as measured from a point on the centerline of Cienega Avenue located three hundred feet from Lone Hill Avenue shall be no more than twenty-two feet (e.g., a building with a building height of twenty-six feet must have a finished floor elevation of four feet below that point in the centerline of Cienega Avenue, described in this subsection, see also, Exhibits B and C3 and C5).

• B. The maximum building height for any buildings abutting Cienega Avenue, which are located greater than seven hundred feet from Lone Hill Avenue shall be twenty-two feet.

• (Ord. 871 § 1 (III), 1987)

The following areas shall be fully landscaped and irrigated, maintained in good appearance and kept in a weed and disease free manner:

• A. Streets. See Article VI;

• B. Overall Site. The total project development shall have a minimum landscaped coverage equivalent to a minimum of five percent of the net project area which excludes setbacks and street dedications.

The actual percentage will be of secondary importance to the overall acceptability of the landscape plan to be submitted for approval by the director of community development. All landscaping shall consist of an effective combination of trees, ground cover and shrubbery. A reduction in coverage may be sought and approved during the design review process in recognition of quality design. For the purposes of this provision, quality considerations include the use of sculpture, water elements and courtyards, etc. All areas not utilized for structures, parking, or other permitted uses shall be landscaped.

• C. All interior side and rear setbacks shall be fully landscaped except where paved for parking or enclosed as a storage yard;

• D. Buffer Landscaping. Where the area abuts residential use, other than along a street, a continuous ten foot landscaped buffer strip shall be provided.

• E. Parking Lot Landscaping. A minimum of five percent of the parking area exclusive of setbacks shall be landscaped with the intent of the landscaping to offer visual relief of parked cars and to create shade areas and an overhead canopy for the lot. A five-foot planter shall be located adjacent to each end-stall. End-stall landscaping and the five percent requirement in secured areas can be relocated subject to review and approval of the director of community development.

• (Ord. 871 § 1 (III), 1987)

Lot and street lighting standards shall be as follows:

• A. All display and security lighting in the project area shall be decorative and designed for architectural uniformity of lighting poles and fixtures with the buildings;

• B. All outside lighting shall be so arranged and shielded as to prevent any glare or reflection, any nuisance, inconvenience or hazardous interference of any kind on adjoining rights-of-way or residential property.

• (Ord. 871 § 1 (III), 1987)

In addition to signage permitted by Chapter 18.152 , entry monumentation may be permitted subject to the approval pursuant to Chapter 18.12 of this title.

(Ord. 871 § 1 (III), 1987; Ord. 1324, 6/10/2025)

• A. A common architectural theme is encouraged to provide a high-quality project. Structures shall be designed utilizing concrete tilt-up construction and shall be approved by the review authority pursuant to Chapter 18.12 of this title.

• B. The building exteriors shall be expected to employ a combination of architectural treatments such as the staggering of planes, use of decorative piers, patterned concrete, sandblasting, and assorted concrete finishes, along exterior walls to create pockets of light and shadow, to break up the mass and provide relief from monotonous, uninterrupted expanses of wall. Also, in order to improve the appearance of a project from adjacent rights-of-way, the rear elevation of those structures directly facing the right-of-way should receive special architectural enhancement or landscaping as well.

• C. Sensitive alteration of colors and materials should be used to produce diversity and enhance architectural effects. While no category of exterior materials is considered "correct," the use of a particular material should, as a rule, exemplify the special characteristics of the project or be demonstrative of its unique application. Paint, in general should be considered an enhancement tool, but not be considered a replacement for the use of textured surfaces.

• D. Architectural and design treatment illustrations are included as examples to be used in designing within this specific plan area.

• (Ord. 871 § 1 (III), 1987; Ord. 1324, 6/10/2025)

• A. Internal circulation shall be designed so as to provide safe and efficient access to internal properties. A minimum forty foot curb-to-curb width is recommended for internal public streets, if needed. The width dimensions for an internal private street may be reduced to a minimum of thirty-six inches, curb-to-curb, subject to the approval of the city engineer, provided, that all street plans meet city standards. Parking will not be allowed on internal streets unless otherwise approved by the city engineer, and sidewalks shall be eliminated to discourage street parking. Sidewalks are considered unnecessary since all traffic is destination oriented with each of the buildings having ample off-street parking. Furthermore, the additional landscaping will enhance the aesthetics of the project.

• B. Restricted Access to Cienega Avenue. Access to Cienega Avenue shall be limited to two driveway entrances servicing a combined maximum of twenty standard parking stalls and four handicapped parking stalls. The centerline of any such driveway must be more than six hundred fifty feet east of the centerline of Lone Hill Avenue.

• C. Restricted Access to Lone Hill Avenue. Access to Lone Hill Avenue shall not exceed one driveway plus one street entrance for an interior street.

• (Ord. 871 § 1 (III), 1987)

To improve traffic-flow and enhance public safety, Cienega and Lone Hill Avenues shall be widened to their respective full dedications. A five foot wide meandering sidewalk shall be installed within the setback areas along Lone Hill Avenue to facilitate pedestrian traffic. If the property is not subdivided, all street improvements shall be included in the initial development plan for the site and shall be bonded for or otherwise guaranteed for completion (e.g., letter of credit or standby letter subject to the approval of the city) by the initial developer. Streetscape design concepts are set forth in Article VI.

(Ord. 871 § 1 (III), 1987)