Chapter 18.40 — INDUSTRIAL DISTRICTS (§ 18.40.010 – § 18.40.090)

Union City Zoning Code · 2026-06 edition · ingested 2026-07-07 · Union City

The industrial districts are as follows:

A.

General Industrial (MG). The purpose of the MG district is to provide space for a broad range of light to heavy industrial uses, including manufacturing, transportation, warehousing, and distribution uses. It is applied where unsightliness, noise, odor, traffic, and the hazards associated with certain industrial uses will not impact residential, commercial, schools, other less intense use areas.

B.

Light Industrial (ML). The purpose of the ML district is to provide space for light manufacturing, assembly, and distribution of manufactured products, R&D facilities, industrial supply, incidental warehousing, offices, parking, and supportive sales, which evidence no or very low nuisance characteristics. The ML district promotes high quality industrial and office park developments. The district applies to areas where nuisance characteristics of noise, odor, traffic generation, unsightliness, or hazardous materials manufacturing or storage are undesirable. Performance standards are applied to ensure minimum potential for adverse effects, that any unavoidable adverse effects are contained on site, and that the general objective of a high standard of property and use maintenance is met.

C.

Special Industrial (MS). The purpose of the MS district is to provide space for lightest industrial operations, including limited manufacturing, assembly, distribution of manufactured products, R&D facilities, incidental industrial supply, incidental warehousing, offices, and supportive sales, as well as limited commercial uses along major arterials. The MS district promotes high quality industrial and office park developments. The district applies to areas where nuisance characteristics of noise, odor, traffic generation, unsightliness or hazardous materials storage or handling are avoided, and almost all uses will be conducted entirely within enclosed buildings.

(Ord. 915-23 § 4, 2023)

Table 18.40.020, Land Use Regulations—Industrial Districts, sets the land use regulations for the industrial districts by letter designation as follows unless a use or activity is prohibited or subject to a higher level of permit pursuant to other parts of this section, other requirements of the Union City Municipal Code, or other applicable regulations:

"P" designates permitted uses.

"AUP" designates uses that are permitted subject to approval of an administrative use permit (Chapter 18.54).

"UP" designates uses that are permitted subject to approval of a use permit (Chapter 18.56).

"-" designates uses that are not allowed.

Any other use determined by the decision maker to be essentially the same or very similar to the uses in Table 18.40.020 may be permitted. In making this determination, the findings required under Section 18.52.060 shall be addressed. Land uses defined in the Union City Municipal Code and not listed in the table or not found to be substantially similar to the uses below are prohibited. Unless otherwise explicitly stated, all uses shall be conducted within a permanent building.

similar to the uses in Table 18.40.020 may be permitted. In making this determination, the findings required under Section 18.52.060 shall be addressed. Land uses defined in the Union City Municipal Code and not listed in the table or not found to be substantially similar to the uses below are prohibited. Unless otherwise explicitly stated, all uses shall be conducted within a permanent building.

Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
ASSEMBLY, EDUCATION AND RECREATION
Conference center - - UP
Fitness and recreational
facilities		 - - UP
Hotel - UP UP Including accessory commercial and
business services uses
Professional trade schools
and colleges		 - - UP Limited to programs serving persons
18 years or older
AUTOMOBILE
Automobile rentals - P P
Automobile repair and service - UP - Including auto body and paint shops
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
Automobile sales of new
vehicles		 - - UP Accessory used vehicles sales and
service uses permitted
Service stations - UP - Subject to the following conditions:
1. All operations except the sale of
fuel and oil shall be conducted in a
building enclosed on at least 3 sides
2. Pump island shall be located not
closer than 20 feet to any property
line
3. No sale of alcoholic beverages or
food products, with the exception of
beer and wine
4. No service station marketeer
COMMERCIAL SERVICES
Banks and fnancial
institutions		 - - UP
Business services - P UP
Child day care center - - UP When conducted as an integral part
of a main building or on a proximate
site/campus and where the parent(s)
or guardian(s) of children using such
facility remain on site, or on a
proximate site
Food service - - UP Excluding drive-through uses
Live music (non-amplifed) - - AUP At food service uses and subject to
the provisions of Section
18.36.195(A)
Outdoor dining areas - - AUP At food service uses and subject to
the provisions listed in Section
18.36.190
Food truck P P - On private property, with property
owner permission and up to 2 hours
INDUSTRIAL – MANUFACTURING AND ASSEMBLY
Building materials and products
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
Manufacturing and assembly
of prefabricated structures		 P P -
Manufacturing and assembly
of porcelain and ceramic
products including bathroom
and kitchen fxtures and
equipment		 P P - Kilns shall be fred only by gas or
electricity
Manufacturing and assembly
of building paper and building
board		 P - -
Manufacturing and assembly
of building materials not
elsewhere listed in this table		 UP UP -
Chemicals and allied products manufacturing
Manufacturing of candle and
parafn products		 P UP UP Excluding the rendering of products
Manufacturing and assembly
of pharmaceuticals and
products from the life
sciences and biotechnology
industries		 P P P
Manufacturing of soap,
detergents, and cleaning
preparations		 P UP - Excluding the refning or rendering of
fats and oils
Manufacturing of perfumes,
cosmetics, and other toiletries
preparations		 P UP - Excluding the refning or rendering of
fats and oils
Manufacturing and assembly
of plastic and rubber products		 P UP UP Excluding tire manufacturing
Electronic, mechanical, and scientifc equipment
Manufacturing, assembly, and
repair of electrical and neon
signs including billboards and
commercial advertising
structures		 P P -
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
Manufacturing and assembly
of scientifc instruments and
devices, computer hardware
and software,
semiconductors, and
computer chips		 P P P
Manufacturing and assembly
of medical equipment		 P P P
Manufacturing and assembly
of optical goods, watches and
clocks, musical instruments
and camera and photographic
equipment		 P P P
Manufacturing and assembly
of machinery, appliances and
fxtures		 P UP -
Fabricated metal products
Finishing and plating of metal
products		 - UP -
Machine shops P P UP Excluding the use of drop hammers
or punch presses with a rated
capacity of over 20 tons
Manufacturing and assembly
of fabricated metal products
not elsewhere listed in this
table		 P P -
Manufacturing and assembly
of transportation equipment		 SEE BELOW
Assembly of bicycles P P P
Assembly of mass transit
equipment		 P UP -
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
Manufacturing and
assembly of motor vehicles,
trailers, motorcycles, and
associated parts and		 P UP -
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
equipment not elsewhere
listed in this table
Manufacturing and
assembly of mass transit
equipment		 P - -
Manufacturing and assembly
of products from previously
prepared materials such as
precious or semi-precious
metal		 P UP UP
Manufacturing and assembly
of structural steel iron and
pipe including bars, girders,
and rails		 P - -
Food and kindred products
Breweries, distilleries, and
wineries		 P P AUP
On-site tasting rooms for
breweries, distilleries, and
wineries		 - AUP AUP Including accessory food service.
Outdoor dining areas subject to the
provisions listed in Section
18.36.190
Indoor farming and cultivation P P - Excluding the cultivation of cannabis
or other controlled substances
Manufacturing and bottling of
beverages		 P P Including soft drinks and water
Manufacturing and packing of
bread, bakery, confectionery
and related products		 P P -
Manufacturing and packing of
food products		 P P P Excluding production of fsh or meat
products, sauerkraut, vinegar or the
like, or the rendering or refning of
fats, oils
Manufacturing and packing of
food products		 P P - Including processes such as baking,
cooking, roasting, pasteurization and
extraction
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
Processing and packing of
dairy products		 P - -
Processing and packing of
meat products		 UP - - Excluding slaughtering
Sugar refning P - -
Furniture and fxtures
Manufacturing and assembly
of cabinets		 P P P
Manufacturing and assembly
of household and ofce
furniture, and fxtures		 P P -
Leather and allied products
Manufacturing and assembly
of leather products and
associated dyeing		 P UP - Excluding tanning and curing
Lumber and wood products
Lumber yards UP* UP - *Outdoor operations only permitted
in the MG zoning district
Manufacturing and assembly
of wooden and cork products,
not elsewhere listed in this
table		 P P -
Sawmills UP - -
Paper, printing, publishing, and allied industries
Manufacturing and assembly
of paper and pulp goods not
listed elsewhere in this table		 P UP -
Publishing, printing, and
binding of newspapers,
periodicals, books, cards,
forms, blank books and
circulars		 P P UP
Stone, clay, and glass products
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
Gravel, rock and cement
yards		 UP - - Including batch plants, and outdoor
operations
Fabrication of concrete
products		 P UP - Excluding batch plants
Manufacturing and assembly
of artisan products		 P P P Including glass, tile and clay
Manufacturing and assembly
of glass and pottery products		 P P - Kilns shall be fred only by gas or
electricity
Manufacturing and assembly,
including cutting, polishing,
and setting of jewelry
products and products from
precious or semi-precious
stone		 P P P
Textile mill products
Manufacturing and assembly
of textile products including
apparel, not elsewhere listed
in this table		 P* P* P *Accessory dyeing and fnishing only
permitted in the MG and ML zoning
districts
INDUSTRIAL - WAREHOUSE, WHOLESALE AND DISTRIBUTION
Cold storage uses that do not
exceed 100,000 square feet		 UP UP -
Warehouse, wholesale and
distribution uses within
buildings which were built, or
approved by the Economic
and Community Development
Department, prior to August
22, 1996		 - P -
Warehouse, wholesale and
distribution uses up to 25,000
square feet within buildings
built since August 22, 1996		 - P -
Warehouse, wholesale and
distribution uses over 25,000		 - AUP -
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
square feet within buildings
built since August 22, 1996;
provided, that they either: (1)
generate sales tax revenues
as a point of sale, and/or (2)
support an existing Union City
manufacturing or assembly
use with a valid business
license
Warehouse, wholesale, and
distribution uses that do not
exceed 10,000 square feet		 - - P
Warehouse, wholesale, and
distribution uses that do not
exceed 25,000 square feet;
provided, that they either
serve as a point of sale for
taxable goods and/or support
an existing Union City
manufacturing or assembly
use with a valid business
license		 - - P
INDUSTRIAL SERVICES
Construction equipment sales
and rentals		 - P P
Construction equipment
sales and rentals with
accessory service and/or
outdoor storage		 - AUP -
Contractor services P P P
Contractor services with
accessory outdoor storage
of equipment or supplies		 UP UP -
Incubator spaces - AUP AUP
Maker space P P P
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
Media production studios P P P
Painting, enameling,
lacquering, welding, and
sandblasting shops		 UP UP -
Printing, lithographing, and
engraving		 P P P
OFFICE/LABORATORY/RESEARCH AND DEVELOPMENT
Administrative, executive,
fnancial and professional
ofces		 P P UP Excluding medical ofces
Engineering and design
services and related facilities		 P P P
Medical ofces - - UP
Research and development
services and related facilities		 P P P Including life sciences, medical and
pharmaceutical research,
electronics, and computer science
Veterinarian ofces and small
animal hospitals		 - P UP Including short-term overnight
boarding of animals for medical
purposes
RETAIL
Commercial cannabis use - P P Subject to the zoning requirements
of Chapter
18.117 and the licensure
and regulatory requirements of
Chapter
5.44
Retail catalog and mail order
houses with warehouse and
distribution center that serve
as a point of sales		 P P P
Retail sales of ofce or
business products, specialty
electronics, household
furnishings, appliances, etc.		 - - P
Retail sale of goods which are
manufactured, processed or		 P P P
Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts Table 18.40.020 Land Use Regulations—Industrial Districts
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Use General
Industrial
(MG)		 Light
Industrial
(ML)		 Special
Industrial
(MS)		 Specifc Use Regulations/Notes
assembled (improved or
developed to a higher use by
machine or by hand) on the
premises
Retail stores incidental to and
on the same site with a
permitted or conditionally
permitted use		 - P P
UTILITIES AND WASTE FACILITIES
Cogeneration plants UP - -
Public utilities, power
stations, electric substations,
service groups, and storage
tanks		 P P P Provided they are fenced and
landscaped
Recycling facilities with
accessory outdoor drop-
of/sorting and storage of
equipment		 UP UP - Excluding any operations which
entail the recycling of hazardous
materials
MISCELLANEOUS USES
Civic facilities P P P
Industrial planned unit
development		 UP UP UP Consistent with the requirements of
Chapter
18.44

(Ord. 915-23 § 4, 2023; Ord. 918-23, 10/24/2023)

A.

Accessory structures and uses customarily incidental to any of the permitted uses listed in Table 18.40.020 when located on the same lot are permitted.

B.

Accessory structures and uses customarily incidental to any of the conditional uses listed in Table

18.40.020 when located on the same lot are permitted only upon the granting of a conditional use permit pursuant to the provisions of Chapter 18.56.

C.

No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

D.

Accessory structures and uses shall be located within the area of the lot allowed for principal structures and uses and shall conform to the required front, side and rear yard setbacks.

(Ord. 915-23 § 4, 2023)

A.

New or substantially modified industrial buildings shall be designed to limit warehouse, wholesale and distribution activities to a maximum of 75% of the gross floor area of the building with the remaining floor area used for assembly, manufacturing, research and development, sales, showrooms or office uses. This requirement can be waived by the decision maker if it can be found that the new or modified building will further the goals and policies of the Economic Development Element of the City's General Plan. B.

No use shall be permitted which creates odors, noise, vibration, heat, glare, or electrical disturbance detectable by the human senses without the aid of instruments, beyond the boundaries of the site. However, such uses may be approved by the decision maker, if they specifically find that the use will not result in substandard conditions or otherwise have a detrimental effect on the surrounding properties. C.

Site shall be maintained in good order at all times and consistent with project conditions of approval (if applicable). This shall include, but not be limited to, maintenance and repair of all on-site structures including building façade materials or paint, fencing/walls, signage, paved areas including sidewalks and driveways, and landscaping, as may be necessary to preserve a high-quality aesthetic for the area.

D.

All uses shall comply with the regulations pertaining to hazardous materials contained in Chapter 18.42.

E.

Additions and modifications to industrial developments shall be designed to integrate with the existing development and shall be consistent with the standards included in Section 18.40.090. F.

All development shall comply with Chapter 7.04 related to management of solid waste, organic waste, and recyclable materials and shall be enclosed within the building or within an enclosure meeting the requirements of Section 7.04.55.

(Ord. 915-23 § 4, 2023)

A.

Table 18.40.050, Development Standards—Industrial Districts, prescribes the development standards for industrial districts.

Table 18.40.050 Development Standards—Industrial Districts 18.40.050 Development Standards—Industrial Districts 18.40.050 Development Standards—Industrial Districts
Standard Industrial District
General
Industrial (MG)		 Light Industrial (ML) Special Industrial (MS)
Site area, minimum One acre 20,000 square feet 20,000 square feet
Lot coverage, maximum 75% 60% 60%
FAR, maximum .75 1.0 1.0
Front yard setback,
minimum		 25 feet 25 feet 25 feet
50 feet when the front street frontage abuts on any district other than another
industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE).
Table 18.40.050 Development Standards—Industrial Districts 18.40.050 Development Standards—Industrial Districts 18.40.050 Development Standards—Industrial Districts
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Standard Industrial District
General
Industrial (MG)		 Light Industrial (ML) Special Industrial (MS)
Interior side yard setback,
minimum		 10 feet 10 feet 10 feet
50 feet when the front street frontage abuts on any district other than another
industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE).
Street side yard setback,
minimum		 10 feet 10 feet Arterial. A minimum yard of 25
feet shall be required from the
ultimate right-of-way line
Other streets. A minimum yard of
10 feet shall be required from the
ultimate right-of-way line
50 feet when the front street frontage abuts on any district other than another
industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE).
Rear yard setback,
minimum		 10 feet 10 feet 10 feet
50 feet when the front street frontage abuts on any district other than another
industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE).
Maximum height 100 feet 50 feet. This height
limit may be increased
to a maximum of 75
feet where the
decision maker fnds
that the increase is
necessary to provide a
more benefcial site
layout or will result in
public
benefts/amenities
that could not be
achieved under
current zoning
standards.		 40 feet. This height limit may be
increased to a maximum of 55
feet where the decision maker
fnds that the increase is
necessary to provide a more
benefcial site layout or will result
in public benefts/amenities that
could not be achieved under
current zoning standards.
Landscaping minimum 10% 10% 15%

(Ord. 915-23 § 4, 2023)

A.

Permitted obstructions in required yards:

1.

Roof overhangs as provided in Section 18.24.050.

Pedestrian paths.

3.

Street access driveways and associated curbing.

4.

Parking and loading facilities in side and rear yards not adjoining a street.

5.

Signage in conformance with Chapter 18.30.

6.

Railroad spur tracks, drill tracks, switches, bumpers, except that such uses shall not be permitted in required yards that adjoin any district other than another industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE).

7.

Walls and fences subject to the provision under Section 18.40.060(C).

8.

Landscaping and landscape features as provided for in Section 18.40.060(F).

9.

Public art.

B.

Signage. Signage shall be consistent with Chapter 18.30 and any approved sign plan or planned sign program. Signage shall be designed as an integral element of a building's architecture and shall be compatible, including color and scale, with the building. A sign plan or planned sign program, consistent with Section 18.30.100, shall be required for any development.

C.

Wall and Fences.

1.

In areas outside of the required yards, the maximum height shall be eight feet above the surface of the ground.

2.

In the required rear and side yard, the maximum height shall be eight feet above the surface of the ground.

3.

In the required front yard, the maximum height shall be three feet above the surface of the ground, except that tubular streel fences with a maximum height of eight feet may be allowed but shall be set back at least 20 feet from the property line.

4.

In the required street side yard, the maximum height shall be three feet above the surface of the ground, except that tubular streel fences with a maximum height of eight feet may be allowed but shall be set back at least 20 feet from the property line.

5.

Where a site adjoins a district other than an industrial or mixed-use employment district (i.e., MG, ML, MS, CMUE, SEE), a solid wall, at least six feet in height but not greater than eight feet, shall be provided along the property line adjoining the nonindustrial district. Climbing vines, or similar landscaping, shall be provided along the exterior of the wall. When the wall is located within a required front yard, then said wall shall not exceed three feet in height.

6.

When explicitly permitted per Table 18.40.020, any use not conducted entirely within an enclosed structure, shall be screened by a solid wall, not less than six feet or greater than 10 feet in height. No materials or equipment shall be stored to a height greater than that of the wall. 7.

The design of fences and walls shall aesthetically complement the development, be constructed of highquality materials, be compatible with neighboring yards, fences and structures, and be subject to review and approval by the city prior to installation. Acceptable materials along street frontages are deemed to be masonry, concrete, and tubular streel. New walls shall include a landscape strip in front to accommodate climbing vines or other suitable plant material to reduce the susceptibility for graffiti. Wire mesh fencing is permitted along non-street facing property lines. The use of barbed wire, razor wire and cyclone (i.e., chainlink) fencing is prohibited.

D.

Employee Amenity Areas. All new development and additions that expand existing floor area by 25% or more, resulting in at least 10,000 square feet of floor area, shall provide an employee area of at least 300 square feet in size. The employee use area shall be identified and improved as passive or active recreational space, or indoor or outdoor amenities for the use and enjoyment of employees.

E.

Sidewalks and Street Frontage Improvements. Sidewalks, curbs, and gutters along a site's frontage(s) shall be maintained to the satisfaction of the City Engineer. All new buildings, additions to buildings which increase existing square footage by 50% or more, or projects that include substantial site modifications, shall provide sidewalks, curbs, and gutters if none already exist. Improvements shall be installed consistent with City standards and specifications.

F.

Landscaping.

1.

New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112 and the Landscape Standards Policy Statement.

2.

Projects that include development of a vacant site or substantial modification of a developed site, shall

provide landscaped areas that meet the minimums as provided for in Table 18.40.050 for the project site area. Projects that cannot provide the minimum amount of required landscaping shall pay a landscape inlieu fee in the amount set forth in the City's Master Fee Schedule subject to approval through the site development review process.

3.

All other areas not utilized for structures or paving shall be landscaped unless otherwise authorized by the decision maker because of site constraints, existing or adjacent site conditions, or phased development. G.

Equipment Screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

1.

In instances where mechanical equipment cannot be located within the building or undergrounded due to building code or utility provider requirements, it shall be adequately screened from off-site view and located at the rear of the site in an enclosure with walls matching the material and color of the building. The enclosure shall include gates or heavy gauge corrugated steel and shall be surrounded by trees, shrubs or climbing vines;

In instances where mechanical equipment is located on the building roof, roof top screening shall be

provided, which is integrated into the building architecture; and

3.

Alternate design, screening, or siting may be considered to meet utility provider requirements.

H.

Bicycle and Pedestrian Facilities. Projects that include development of a vacant site or substantial modification of a developed site shall accommodate bicycle and pedestrian facilities/access including:

1.

Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

2.

Pedestrian pathways between buildings and parcels;

3.

Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

4.

Orientation of outdoor public spaces towards activated ground-floor building frontages. (Ord. 915-23 § 4, 2023)

A.

Off-Street Parking. For each building constructed or use established, off-street parking shall be provided according to the following standards:

Table 18.40.070 Of-Street Parking Table 18.40.070 Of-Street Parking
Use Minimum Of-Street Parking Requirements
Ofce 1.0 space/300 square feet
Research and development,
laboratory		 1.0 space/500 square feet
Manufacturing 1.0 space/1,000 square feet, and
1.0 truck/trailer space/10,000 square feet
Warehouse, distribution and
storage		 1.0 space/1,000 square feet, and
1.0 space/300 square feet of at least 25% of the gross foor area of
the building and
1.0 truck/trailer space/10,000 square feet
Other uses See Section
18.36.150

1.

Flex industrial buildings built without an end user selected and/or on speculation shall provide a minimum of one parking space for each 300 square feet of the gross floor area for 25% of the building in addition to providing parking for the remaining 75% of the gross floor area consistent with the standards listed above. 2.

All parking areas shall be designed and maintained in accordance with the provisions of Chapter 18.28. 3.

In addition to the minimums above, one parking space for each vehicle used in the conduct of the enterprise shall be provided.

4.

Off-street parking requirements for other uses shall be provided on the same basis as required for the most similar use or as determined by the decision maker.

5.

Truck trailer parking spaces shall have a minimum dimension of 12 feet by 55 feet when parked perpendicular and 12 feet by 65 feet when parked parallel.

a.

The number of truck trailer parking spaces required by this section may be decreased by the decision maker for a specific use if it is found that such use will not create as great a need for truck trailer parking and that the use is reasonably likely to continue for at least 10 years.

b.

The number of truck trailer parking spaces required by this section may be increased by the decision maker if it is found that a use will create an additional need for truck trailer parking.

6.

When determined necessary by the decision maker to reasonably serve the anticipated use, visitor parking, in addition to the above requirements, shall be provided.

7.

Parking Structures.

a.

Parking structure façades shall be designed as compatible visual extensions of the primary buildings.

b.

Auto entries shall be located in a manner that minimizes pedestrian/auto conflicts.

c.

Decorative screening or other decorative element constructed of durable, high-quality materials shall be provided on parking structure façade.

B.

Off-Street Loading. For each building constructed or use established, off-street loading shall be provided according to the following:

1.

Loading docks and berths shall be provided adequate to serve the use. Such facilities shall be located to

the side and rear of buildings and shall be adequately screened and landscaped so as to not be visible from the public rights-of-way. Truck loading areas and activities shall not conflict with on-site circulation and parking. All truck loading doors and docks shall be screened from view by an architecturally acceptable decorative wall or other acceptable alternative which does not encroach into required landscaped areas.

2.

Loading Berths. Loading berths shall be a minimum of 10 feet wide by 25 feet long. (Ord. 915-23 § 4, 2023)

A.

Bicycle parking facilities shall be provided, at a minimum, in an amount equal to:

Table 18.40.080 Bicycle Parking Table 18.40.080 Bicycle Parking
Use Short-Term Bicycle Parking
Requirements		 Long-Term Bicycle Parking
Requirements
Retail 1.0 space / 3,000 square feet 1.0 space / 10,000 square feet
Ofce, research and
development, lab		 1.0 space/ 20,000 square feet
Minimum of 2 spaces		 1.0 space / 7,000 square feet
Minimum of 2 spaces
Manufacturing, warehouse,
distribution and storage		 1.0 space / 20,000 square feet
Minimum of 2 spaces		 1.0 space/ 7,000 square feet
Minimum of 2 spaces

B.

Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

C.

Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision maker.

D.

The number of required bicycle parking facilities may be increased by the decision maker for a specific use if it is found that such a use shall create a greater demand for these facilities.

(Ord. 915-23 § 4, 2023)

A.

Architectural Standards. Buildings shall be designed with a contemporary or "modern" vocabulary, using varied geometric volumes and a variety of high-quality materials (e.g., metal and glass). The following shall apply to any new buildings, additions to buildings which increase existing square footage by 50% or more, or modifications to existing buildings which modify the exterior of the building:

1.

To minimize overall massing building elevation shall incorporate the following:

a.

Variations in wall plane, wall height, trim or reveals, entry and window openings, and/or varying colors and materials; and

b.

Detailing including elements such as recesses, columns, living walls, score lines, reveals, trellises, lighting, or other features to create shadow patterns and depth on building elevations; and

c.

Other elements as required by the decision maker.

2.

Blank walls should not occupy over 30% of the principal frontage, and a section of blank wall should not exceed 20 linear feet without being interrupted by a variation in wall plane, wall height, trim or reveals, entry and window openings.

3.

Design entries so that they are clearly defined and distinguishable from the street. Incorporate architectural features such as awnings, canopies, trellises, and/or other treatments such as vertical architectural features or unique building colors or materials to clearly identify primary building entries.

4.

A minimum of 50% of the building wall area located within 20 feet of the midpoint of a primary building entrance shall be comprised of transparent windows or openings. Glass is considered transparent where it has a transparency higher than 80% and external reflectance of less than 15%.

B.

Exterior Materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

1.

Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless or pre-weathered steel are acceptable;

Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized);

Other metal;

4.

Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted;

Brick, natural clay colors;

Stone;

7.

Pre-cast concrete, glass-fiber reinforced concrete;

High-quality, cast-in-place concrete; 9.

Ceramic tile; 10. Cement plaster; 11. Wood. (Ord. 915-23 § 4, 2023)