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ARTICLE IXe

R-VC ZONE

(RUBIDOUX-VILLAGE COMMERCIAL)

SECTION 9.81. INTENT. The Board of Supervisors of Riverside County finds that there is a need in the Jurupa Valley Redevelopment Area for a zone classification designed to create a tool for implementation of the Jurupa Valley Redevelopment Plan as it pertains to the "Rubidoux Village Policy Area" designated in the Jurupa Community Plan (JCP). The Rubidoux Village Policy Area has been designated to receive specific assistance in the terms of redevelopment activities and public facilities improvements. The development standards of this zone are intended to ensure the redevelopment of the Rubidoux Village Policy Area with a variety of intense compact commercial and service uses appropriate for a community commercial center. Development within the Rubidoux Village Policy Area shall be subject to an architectural theme as illustrated in the "Rubidoux Village Design Workbook."

The Rubidoux Village Policy Area is comprised of one commercial designation and zone (Rubidoux-Village Commercial) in the Jurupa Community Plan. The Village Commercial designated area is subdivided into three distinct planning sub-areas: West Village, Village Center and East Village. Given the nature and intensity of the commercial uses and the desired characteristics for the Rubidoux Village Policy Area, particular uses shall or shall not be permitted in the sub-areas as indicated in the tables below.

SECTION 9.82. USES PERMITTED.

a. Uses with Limited Outside Storage. The following uses are permitted, only in enclosed buildings with not more than 200 square feet of outside storage or display of materials appurtenant to such use, on any site within the R-VC subject to a plot plan approved pursuant to the provisions of Section 18.30 of this ordinance. Some of the uses may be permitted with more than 200 square feet of outside storage with a conditional use permit as described in Subsection c.

USES PERMITTED WITH OUTSIDE STORAGE LIMITED TO 200 SQUARE FEET

West Village	Village Center	East Village	No.	Uses Permitted
X		X	1	Ambulance services.
X	X	X	2	Antique shops.
X	X	X	3	Appliance stores, household.
X	X	X	4	Art galleries, libraries, reading rooms, museums.
X	X	X	5	Art supply shops and studios.
X		X	6	Auction houses used in conjunction with the primary use(s).
X	X	X	7	Auditoriums and conference facilities.
X	X	X	8	Automobile parts and supply stores.
X		X	9	Automobile repair shops.
X	X	X	11	Bakery goods distributors.
X	X	X	12	Bakery shops, including baking only when incidental to retail sales on the premises.
X	X	X	13	Banks and financial institutions.
X	X	X	14	Barber and beauty shops.
X	X	X	15	Bars and cocktail lounges.
X	X	X	16	Bicycle sales and rentals with incidental repair.
X	X	X	17	Billiard and pool halls.
X	X	X	18	Blueprint and duplication services.
X	X	X	19	Book stores and binders.
	X	X	20	Catering services.
X		X	21	Car washes.
X	X	X	22	Ceramic sales and manufacturing for on-site sales, provided the total volume of kiln space does not exceed 16 cubic feet
X	X	X	23	Churches, temples and other places of religious worship.
X	X	X	24	Cleaning and dyeing shops.
X	X	X	25	Clothing stores.
X	X	X	26	Confectionery or candy stores.
X	X	X	27	Convenience stores, not including the sale of motor vehicle fuel.
X	X	X	28	Costume design studios.
X		X	29	Dance halls.
X	X	X	30	Day care centers.
X	X	X	31	Delicatessens.
X	X	X	32	Department stores.
X	X	X	33	Drug stores.
X	X	X	34	Dry goods stores.
X	X	X	35	Employment agencies.
X	X	X	36	Escort bureaus.
X	X	X	37	Feed and grain sales.
X	X	X	38	Florist shops.
X	X	X	39	Food stores and frozen food lockers.
X	X	X	40	Fortune telling, spiritualism.
X		X	41	Gasoline service stations, not including the concurrent sale of beer and wine for off-premises consumption.
X	X	X	42	Gift shops.
X	X	X	43	Golf cart sales and service.
X	X	X	44	Hardware stores.
X	X	X	45	Household goods sales, including but not limited to, new and used appliances, furniture, carpets, draperies, lamps, radios, and televisions sets, including repair thereof.
X	X	X	46	Hobby shops.
X	X	X	47	Ice cream shops.
X	X	X	48	Ice sales, not including ice manufacturing plants.
X	X	X	49	Interior decorating shops.
X	X	X	50	Jewelry stores, including incidental repairs.
X	X	X	51	Union halls.
X	X	X	52	Laboratories: film, dental, medical, research or testing.
X	X	X	53	Laundries and laundromats.
X	X	X	54	Leather goods stores.
X	X	X	55	Locksmith shops.
X	X	X	56	Mail order businesses.
X	X	X	57	Manufacturer's agent.
X	X	X	58	Market, food: wholesale or jobber.
X	X	X	59	Massage parlors, Turkish baths, health centers and similar personal service establishments.
X	X	X	60	Meat markets, not including slaughtering.
X	X	X	61	Mortuaries.
X	X	X	62	Music stores.
X	X	X	63	News stores.
X	X	X	64	Notion or novelty stores.
X	X	X	65	Nurseries or garden supply stores.
X	X	X	66	Offices, including business, law, medical, dental, chiropractic, architectural, engineering, community planning, and real estate.
X	X	X	67	One on-site operator's residence, which may be located in a commercial building.
X	X	X	68	Paint and wallpaper stores.
X	X	X	69	Parking lots and parking structures.
X	X	X	70	Pawn shops.
X	X	X	71	Pet shops and pet supply shops.
X	X	X	72	Photography shops and studios and photo engraving.
X		X	73	Plumbing shops, not including plumbing contractors.
X	X	X	74	Poultry markets, not including slaughtering or live sales.
X	X	X	75	Printers or publishers using offset or electrostatic technology.
X	X	X	76	Produce markets.
X	X	X	77	Radio and television broadcasting studios.
X	X	X	78	Recording studios.
X		X	79	Recycling collection facilities.
X	X	X	80	Refreshment stands.
X	X	X	81	Restaurants and other eating establishments.
X	X	X	82	Schools: business and professional, including art, barber, beauty, dance, drama, music and swimming.
X	X	X	83	Shoe stores and repair shops.
X	X	X	84	Shoe-shine stands.
X	X	X	85	Signs, on-site advertising.
X	X	X	86	Sporting goods stores.
X	X	X	87	Stained glass assembly.
X		X	88	Stationery stores.
	X	X	89	Stations: bus, railroad and taxi.
X	X	X	90	Taxidermist.
X	X	X	91	Tailor shops.
X	X	X	92	Telephone exchanges.
X		X	93	Theaters, not including drive-ins.
X		X	94	Tire sales and service, not including recapping.
X	X	X	95	Tobacco shops.
X	X	X	96	Tourist information centers.
X	X	X	97	Toy shops.
X	X	X	98	Travel agencies.
X	X	X	99	Typewriter sales and rental, including incidental repairs.
X	X	X	100	Watch repair shops.
X	X	X	101	Wholesale businesses with samples on the premises but not including storage.

b. The following uses are permitted within either the West Village or East Village, together with unlimited outside storage and display of materials appurtenant to such uses, provided a plot plan has been approved pursuant to the provisions of Section 18.30 of this ordinance.

USES PERMITTED WITH UNLIMITED OUTSIDE STORAGE AND EXCLUDED FROM THE VILLAGE CENTER

West Village	Village Center	East Village	No.	Uses Permitted
X		X	1	Repealed. Amended Effective: 9-29-00 (Ord. 348.3955)
X		X	2	Boat and other marine sales.
X		X	3	Ceramic sales and manufacturing for on-site sales, provided that the total volume of kiln space does not exceed 16 cubic feet.
X		X	4	Electrical substations.
X	X	X	5	Equipment rental services, including rototiller, power mowers, sanders, power saws, cement and plaster mixers not exceeding ten feet in capacity and other similar equipment.
X		X	6	Golf cart sales and service.
X		X	7	Hardware stores, including not more than 1000 square feet of outside storage of lumber.
X		X	8	Liquid petroleum service stations, not including the concurrent sale of beer and wine, provided the total capacity for all tanks shall not exceed 10,000 gallons.
X		X	9	Mobilehomes, provided they are kept mobile and licensed pursuant to State law, used for: a. Sales offices in conjunction with travel trailers or recreational vehicle sales lots. b. Construction offices and caretaker's quarters on construction sites for the duration of a valid building permit, provided that they are inconspicuously located. c. Caretakers or watchmen and their families, provided that no rent is paid, where a permitted and existing commercial use is established. Not more than one mobilehome shall be allowed for a parcel of land or shopping center complex.
X		X	10	Nurseries and garden supply stores.
X		X	11	Parking lots and parking structures.
X		X	12	Sports and recreation facilities, not including motor driven vehicles and riding academies, but including archery ranges, athletic playgrounds, sports arenas, skating rinks, stadiums, and commercial swimming pools.
X		X	13	Travel trailers and recreational vehicles sales and service.

c. Use permitted by Conditional Use Permit. The following uses are permitted provided that a conditional use permit has been granted pursuant to the provisions of Section 18.28 of this ordinance:

USES PERMITTED WITH A CONDITIONAL USE PERMIT

West Village	Village Center	East Village	No.	Uses Permitted
X		X	1	All uses in Subsection a. of this section that have more than 200 square feet of outside storage or display of materials.
X	X	X	2	Animal hospitals.
X		X	3	Body and fender shops and spray painting.
X		X	4	Building materials sales yards.
X	X	X	5	Clinics, including but not limited to medical, dental and chiropractic.
X		X	6	Convenience stores, including the sale of motor vehicle fuel.
X		X	7	Gasoline service stations with the concurrent sale of beer and wine for off-premises consumption.
X	X	X	8	Heliports.
X		X	9	Liquid petroleum service stations with the concurrent sale of beer and wine for off-premises consumption, provided the total capacity of all tanks shall not exceed 10,000 gallons.
X	X	X	10	Liquor stores pursuant to the provisions of Section 18.48 (Alcoholic Beverage Sales) of this ordinance.
X		X	11	Lumber yards, including only incidental millwork.
X		X	12	Mini-warehouse structures.
X		X	13	Sale, rental, repair or demonstration of motorcycles, scooters, and motorbikes.
X		X	14	Tire recapping.
X		X	15	Automobile Sales and rental agencies.

d. Accessory Uses. An accessory use to a permitted use is allowed provided that the accessory use is incidental to, and does not alter the character of the principal permitted use, including, but not limited to limited manufacturing, fabricating, processing, packing, treating and incidental storage related thereto, provided any such activity shall be in the same line of merchandise or service as the trade or service business conducted on the premises and provided that any such activity does not exceed any of the following restrictions:

(1) The maximum gross floor area of all buildings permitted to be developed to such accessory use shall be 25 percent of the principle permitted use.

(2) The maximum total horsepower of all electric motors used in connection with such accessory use shall be five horsepower.

(3) The accessory use shall be so conducted that noise, vibration, dust, odor, and all other objectionable factors shall be reduced to the extent that there will be no annoyance to persons outside the premises. Such accessory uses shall be located not nearer than 50 feet to any residential zone.

(4) Accessory uses shall be conducted wholly within a completely enclosed building.

e. Any use that is not specifically listed in Subsections a., b., and d. may be considered a permitted or conditionally permitted use provided that the Planning Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.

SECTION 9.83. DEVELOPMENT STANDARDS.

a. There are three general types of projects that will invoke the requirements of this subsection in addition to the design standards of the "Rubidoux Village Design Workbook." When a project involves more than one of these project types, the more restrictive development standards, as outlined, shall prevail.

(1) PROJECT TYPE 1.

Storefront improvements limited to the exterior wall facing the street. The project type invokes only the most limited development standards, mostly from the design guidelines.

(2) PROJECT TYPE 2.

Improvements to the shell of the structure beyond the storefront, but utilizing the existing buildings and site improvements. To the extent that new uses and substantial improvements are proposed, the development standards, as outlined below, will be implemented.

(3) PROJECT TYPE 3.

Improvements based on vacant or cleared land requiring new construction. A further distinction is made between small projects with less than 100 feet of Mission Boulevard frontage and those with more than 100 feet of such frontage. In either case, the most rigorous development standards will be conducted. Projects must comply with the full extent of this subsection. The features of the design guidelines will also be applied.

b. Lot Area: There is no minimum lot area requirement.

c. Setbacks: The following setbacks are required for Project Types 1, 2, and 3. The standard setback is 15 feet behind the curb face. In cases where the curb is warped toward the street to provide wider areas for pedestrians at corners, etc., the 15 foot setback line shall be extended from the end of the curb portions from which the 15 foot setback is measured, straight across the widened areas.

(1) For Project Types 1 and 2: There shall be no yards or setbacks required unless the proposed improvements require the demolition and reconstruction of the building's structure along the street frontage. In this circumstance, the setback criteria for Project Type 3 will apply.

(2) For Project Type 3 with less than 100 feet of Mission Boulevard frontage: When the site is cleared for new construction or a substantial renovation is proposed involving the store front, the following conditions will apply: No more than 50 feet of building may be located on the setback line or within two feet of the setback line without a minimum two foot deep by four foot long horizontal offset extending vertically the height of the first or ground floor from the ground to the ceiling or roof plate/line.

(3) Project Type 3 with more than 100 feet of Mission Boulevard frontage: Additional requirements for new construction: for parcels that represent a substantially new project (i.e., existing structures have been demolished or the site is vacant) the following specific requirements must be followed: No more than 100 linear feet of building may be located on the setback line or within four feet of the setback line without a minimum four foot deep by eight feet long horizontal offset extending vertically the height of the first or ground floor from the ground to the ceiling or roof plate/line.

d. Courts: Courts must be included within the overall site development plan, at the ratio of one court per 200 feet of frontage. Since the purpose of this requirement is to encourage the development of a variety of court types, this criterion is not to be interpreted as having a court along every 200 feet of frontage. Rather, the aggregate court count must reflect the total street frontage divided by 200. This applies to corner and through lots for their entire frontage. Alleys, however, are not counted as street frontage. Any fractional requirement exceeding .5 will necessitate an additional court.

(1) When a minimum of two courts are provided, only one open court may be used to meet these requirements.

(2) When three or more courts are required, open courts may be used at the ratio of one open court per two of any other type.

e. Courtyards: Courtyards shall have the following minimum dimensions:

(1) Basic area: 15 feet by 15 feet. Exception for paseos: Ten feet for a maximum of 50 percent of the length, thereafter 15 feet minimum.

(2) Permitted projections into courts:

a) A maximum of 50 percent of the court may be covered by an enclosed story or balcony above.

b) Roof overhangs, cornices, awnings and shade structures may encroach 30 percent into the minimum courtyard dimensions.

f. Incentives: The following development standard incentives may be used in accordance with the stated conditions:

(1) Two story buildings and second story encroachments into the building setback: Structures utilizing the second story may encroach into the required setback to a point no closer to the curb than three feet. The minimum head clearance under the covered portion is nine feet, inclusive of signs, dropped lighting and specified architectural details (structural beams, support brackets and trim and/or detailing).

(2) Entry forecourt: When the additional setback is a minimum of four feet, an equivalent width of sidewalk area in the setback may be used to create a private entry court.

a) On a foot for foot basis, an additional foot of sidewalk for every additional foot of setback may be used as long as the sidewalk remains as a public access and retains without exception a minimum six feet of clear and unobstructed width. Exception: Where existing construction does not permit an additional setback area to be dedicated as an entry forecourt, a maximum eight foot area may be used during operating hours for temporary private use (i.e., seating area or display area for goods) defined by planters, rails or furniture that must be completely removed from the sidewalk at all other times.

b) The enclosing walls may be up to 12 feet high for open, uncovered courts and may be gated for security. The wall material, however, above two feet, eight inches high, must be substantially open, as in a gridded metal weave, wrought iron fence or wood lattice. A solid beam, cornice or arch segment is permitted above a height of six feet, eight inches.

c) Some or all of the area within the courtyard may be covered with an arbor, trellis or lattice work to provide shading. An acceptable option is the use of skylights to enclose the court for all weather protection, and in this case, the minimum skylight area must be 2/3 of the court area it covers. In this case, the enclosing walls must be substantially open per Item b. above.

g. Height. The basic structure of the enclosed buildings shall not exceed 50 feet in height. Towers and non-inhabitable thematic structures shall not exceed 70 feet in height.

h. Off-Street Parking. Off-street parking shall be provided as required by Section 18.12 and Section 18.12.e. which outlines the shared parking provisions for the Rubidoux Village Policy Area of this ordinance.

i. Security Walls. Walls and fences for security purposes are not required, but may be voluntarily provided in accordance with the following provisions:

(1) Security walls may be constructed up to 12 feet high provided that only the lower six feet may be of masonry construction. The upper six feet must be open wrought iron, steel or other designed fence element, anchored to the masonry wall and demountable at such time as the security and safety concerns of the property owners are sufficiently satisfied.

(2) The walls must be located at property lines where commercial zones abut residential zones. No walls are allowed along the Mission Boulevard frontage except with the specific approval and under the terms of a conditional use permit.

(3) Walls may be constructed along side street frontages that meet the requirements of this section. Access to off-street parking lots may be gated in conformance with the requirements of the County Fire Department.

(4) No chain link fencing is permitted along the street frontages or within street side parking areas in view of Mission Boulevard, Rubidoux Boulevard and Riverview Drive.

j. Trash Collection Area. Trash collection areas shall be screened by architectural enclosures and/or landscaping in such a manner as to be fully screened from view from a public street or from any adjacent residential area.

k. Outside Storage of Material. Where outside storage of raw or processed material or parts to be fabricated into a final assembly is proposed, such storage area must be screened through the use of architectural features and/or landscaping from view of a public street or adjacent residential area.

l. Outside Storage of Vehicles for Sale, Artifacts and/or Equipment. Outside storage of for-sale vehicles, artifacts and/or equipment may be displayed without screening, provided a minimum 7.5 foot wide planted setback is provided behind the setback line running parallel to the street frontage and permitting only structures, access ways (vehicular and pedestrian) and permitted signage to encroach on the planted area.

m. Utilities. Utilities shall be installed underground except that electrical lines rated at 33kv or greater may be installed above ground. This requirement may be waived due to the size or the location of the parcel in question or for other extenuating physical and/or engineering circumstances by the Executive Director of the County Economic Development Agency with the concurrence of the Planning Director.

n. Site Lighting.

(1) Illumination from on-site fixtures may not spill over onto adjacent private property. An average of one foot-candle of illumination is required for all pedestrian walkways, courts and parking areas. This requirement also applies to public walkways under the cover of second story encroachments. The area over which the illumination may be averaged is 100 square feet and no portion of the area may receive less than .25 foot-candle of illumination.

(2) Illumination in entry forecourts and courts adjacent to the setback line or right-of-way may spill over onto the adjacent sidewalk or right-of-way as long as no hazard or nuisance is created.

o. On-site Signs. Refer to the standards and guidelines contained in the Rubidoux Village Sign Program (Section 19.8 of this ordinance).

p. Roof Mounted Equipment. All roof mounted equipment shall be screened from the ground elevation view to a maximum sight distance of 1,320 feet.

SECTION 9.84. DESIGN GUIDELINES. All development proposals shall comply with the design guidelines contained in the "Rubidoux Village Design Workbook", a copy of which is on file with the Clerk of the Board of Supervisors, the Planning Department of the County of Riverside and the Economic Development Agency of the County of Riverside. Refer to the workbook for a complete listing of the design guidelines.

Added Effective:
11-28-97 (Ord. 348.3804)

ARTICLE X

I-P ZONE

(INDUSTRIAL PARK)

The following regulations shall apply to all I-P Zones:

SECTION 10.1. USES PERMITTED.

a. The following uses are permitted provided an Industrial Park Plot Plan has been approved pursuant to the provisions of Section 18.30 of this ordinance.

(1) The following industrial and manufacturing uses:

a) Food, Lumber, Wood, and Paper products:

1. Grain and bakery products.

2. Sugar and confectionary products.

3. Nonalcoholic beverages.

4. Ice.

5. Manufacture of furniture and fixtures including cabinets, partitions, and similar items.

6. Printing and publishing or newspapers, periodicals, books, forms, cards, and similar items.

7. Binding of books and other publications.

b) Textile and Leather Products:

1. Wearing apparel and accessory products.

2. Manufacture of handbags, luggage, footwear, and other personal leather goods.

c) Chemical and Glass Products:

1. Pharmaceutical research and manufacture.

2. Glassblowing, pressing, cutting, and other glassware products.

d) Metal, Machinery, and Electrical Products:

1. Jewelry manufacture and repair.

2. Manufacture, assembly, testing and repair of components, devices, equipment and systems of an electrical, electronic, or electro -mechanical nature, such as, but not limited to:

a. Television and radio equipment and systems.

b. Phonographs and audio units.

c. Metering instruments, equipment and systems.

d. Radar, infrared and ultraviolet equipment and systems.

e. Coils, tubes, semiconductors and similar components.

f. Scientific and mechanical instruments.

g. Data processing equipment and systems.

h. Communication, navigation control, transmission and reception equipment, control transmission and reception equipment, control equipment and systems, guidance equipment and systems.

i. Musical and recording equipment.

3. Office and computing machine manufacture, repair, and sales.

4. Control devices and gauges.

5. Equipment sales, rental and storage.

6. Appliance manufacture, and repair.

7. Manufacture of lighting fixtures, and supplies.

e) Transportation and Related Industries:

1. Vehicle storage and impoundment within an enclosed building.

2. Trailer, recreational vehicle, and boat storage within an enclosed building.

f) Engineering and Scientific Instruments:

1. Manufacture and repair of engineering, scientific, and medical instrumentation including but not limited to:

a. Measuring devices, watches, clocks, and related items.

b. Optical goods.

c. Medical, and dental instruments.

d. Engineering, survey, and drafting instruments.

e. Photographic equipment.

g) Industrial Uses:

1. Public utility substations and storage buildings.

2. Warehousing and distribution, including mini-warehouses.

3. Communications and microwave installations.

4. Cold storage facilities.

5. Telephone exchanges and switching equipment.

6. Post offices.

7. Fire and police stations.

8. Water and gas company service facilities.

9. Parcel delivery services.

10. Recycling collection facilities.

(2) The following service and commercial uses:

a) Banks and financial institutions.

b) Blueprint and duplicating services.

c) Laboratories, film, medical, research, or testing centers.

d) Office equipment sales and service.

e) Offices, professional sales and service, including business, law, medical, dental, chiropractic, architectural and engineering.

f) Parking lots and parking structures.

g) Restaurants and other eating establishments.

h) Barber and beauty shops.

i) Day care centers.

j) Health and exercise centers.

k) Mobilehomes, provided they are kept mobile and licensed pursuant to state law, when used for construction offices and caretaker's quarters on construction sites for the duration of a valid building permit.

l) One-family dwellings on the same parcel as the industrial or commercial use provided such dwellings are occupied exclusively by the proprietor or caretaker of the use and their immediate families.

m) Signs, on-site advertising.

n) Automobile service stations, not including the concurrent sale of beer and wine for off-premises consumption.

o) Motels.

p) Churches, temples, or other structures used primarily for religious worship.

Amended Effective:
11-30-95 (Ord. 348.3753)

b. The following uses are permitted provided a conditional use permit has been granted pursuant to Section 18.28 of this ordinance:

(1) Airports.

(2) Heliports.

(3) Recycling processing facilities.

c. Sex-oriented businesses, subject to the provisions of County Ordinance No. 743. The uses listed in Subsections a. and b. do not include sex-oriented businesses.

Amended Effective:
03-01-94 (Ord. 348.3584)

d. Any use that is not specifically listed in Subsections a. and b. may be considered a permitted or conditionally permitted use provided that the Planning Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.

Amended Effective:
06-06-89 (Ord. 348.3032)
08-10-89 (Ord. 348.3047)
10-05-89 (Ord. 348.3053)
03-01-94 (Ord. 348.3584)
11-30-95 (Ord. 348.3753)

SECTION 10.2. PLANNED INDUSTRIAL DEVELOPMENTS. Planned industrial developments are permitted provided a land division has been approved pursuant to the provisions of Ordinance No. 460.

SECTION 10.3. INDUSTRIAL PARK PLOT PLAN. Applications for an industrial park plot plan shall be made pursuant to the provisions of Section 18.30 of this ordinance. In addition to the requirements of Section 18.30, the application shall contain:

a. A description of the proposed industrial operation in sufficient detail to fully describe the nature and extent of the proposed use.

b. Plans or reports describing proposed methods for handling traffic, noise, glare, odor, vibration, hazardous gases, liquids and other materials.

c. Plans or reports showing proposed method for treatment and disposal of sewage and industrial and toxic waste materials.

d. An architectural perspective of all buildings and grounds showing the relationship of the proposed development to adjacent properties.

SECTION 10.4. DEVELOPMENT STANDARDS. The following standards of development are required in the I-P Zone:

a. The minimum lot size shall be 20,000 square feet with a minimum average lot width of 100 feet.

b. The maximum height of all structures, including buildings, shall be 35 feet at the yard setback line. Any portion of a structure that exceeds 35 feet in height shall be set back from each yard setback line not less than two feet for each one foot in height that is in excess of 35 feet. All buildings and structures shall not exceed 50 feet in height, unless a height up to 75 feet for buildings, or 105 feet for other structures is specifically permitted under the provisions of Section 18.34 of this ordinance.

c. A minimum 15 percent of the site shall be landscaped and automatic irrigation shall be installed.

d. A minimum 25 foot setback shall be required on any street. A minimum ten foot strip adjacent to the street line shall be appropriately landscaped and maintained, except for designated pedestrian and vehicular accessways. The remainder of the setback may be used for off-street automobile parking, driveways or landscaping.

e. The minimum sideyard setback shall equal not less than ten feet for the two side lot areas combined.

f. The minimum rear yard setback shall be 15 feet.

g. A minimum 50 foot setback shall be required on any boundary where the industrial property abuts a residential or commercially zoned property. A minimum of 20 feet of the setback shall be landscaped, unless a tree screen is approved, in which case the setback area may be used for automobile parking, driveways or landscaping. Block walls or other fencing may be required.

h. Parking, loading, trash and service areas shall be screened by structures or landscaping. They shall be located in such a manner as to minimize noise or odor nuisance. Block walls or other fencing may be required.

i. Outside storage shall be screened with structures or landscaping. Landscaping shall be placed in a manner adjacent to the exterior boundaries of the area so that materials stored are screened from view. If a non-screened exhibit of products is proposed, it shall be part of the industrial park plot plan, and shall be set back at least ten feet from the street line.

j. Automobile parking shall be provided as required by Section 18.12 of this ordinance.

k. All new utilities shall be underground.

l. All roof mounted mechanical equipment shall be screened from the ground elevation view to a minimum sight distance of 1,320 feet.

m. All signs shall be in conformance with Article XIX of this ordinance.

n. All lighting, including spotlights, floodlights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading and similar areas shall be focused, directed, and arranged to prevent glare or direct illumination on streets or adjoining property.

o. Notwithstanding the requirements of Section 18.27 of this ordinance to the contrary, any variance from the development standards of this section shall be heard by the Planning Director pursuant to Section 18.30.d.(2) of this ordinance unless the proposed use also requires approval of a conditional or public use permit.

Amended Effective:
09-22-60
05-04-72 (Ord. 348.1023)
09-13-73 (Ord. 348.1201)
05-30-74 (Ord. 348.1327)
07-25-74 (Ord. 348.1349)
08-15-74 (Ord. 348.1356)
12-10-75 (Ord. 348.1481)
11-13-80 (Ord. 348.1880)
12-06-84 (Ord. 348.2414)
05-04-89 (Ord. 348.3023)

Amended Effective:
11-13-90 (Ord. 348.3217)
05-05-92 (Ord. 348.3420)
03-01-94 (Ord. 348.3584)
11-30-95 (Ord. 348.3753)

ARTICLE XI

M-SC ZONE (MANUFACTURING - SERVICE COMMERCIAL)

SECTION 11.1. INTENT. It is the intent of the Board of Supervisors in amending this article to:

(1) promote and attract industrial and manufacturing activities which will provide jobs to local residents and strengthen the County's economic base;

(2) provide the necessary improvements to support industrial growth;

(3) insure that new industry is compatible with uses on adjacent lands, and

(4) protect industrial areas from encroachment by incompatible uses that may jeopardize industry.

SECTION 11.2. USES PERMITTED.

a. Agricultural uses of the soils for crops, including the grazing of not more than two mature farm animals per acre and their immature offspring.

b. The following uses are permitted provided a plot plan is approved pursuant to the provisions of Section 18.30 of this ordinance.

(1) The following industrial and manufacturing uses:

a) Food Products:

1. Meat and poultry products, not including meat packing or slaughtering.

2. Dairy products, not including dairies.

3. Canning and preserving fruits and vegetables.

4. Grain and bakery products.

5. Sugar and confectionery products.

6. Nonalcoholic beverages.

7. Ice.

b) Textile Products:

1. Cotton, wood, and synthetic weaving and finishing mills.

2. Wearing apparel and accessory products.

3. Knitting mills.

4. Floor covering mills.

5. Yarn and thread mills.

c) Lumber and Wood Products:

1. Saw and planing mills.

2. Manufacture of containers and crates.

3. Fabrication of wood buildings and structures.

4. Lumber yards.

5. Manufacture of furniture and fixtures including cabinets, partitions and similar items.

6. Fabrication of manufactured housing and mobilehome.

d) Paper Products:

1. Paper and paperboard mills.

2. Manufacture of containers and boxes.

3. Paper shredding.

4. (Deleted)

5. Printing and publishing of newspapers, periodicals, books, forms, cards, and similar items.

6. Binding of books and other publications.

e) Chemicals and related products:

1. Manufacture of organic and inorganic compounds, not including those of a hazardous nature.

2. Manufacture of drugs and pharmaceuticals.

3. Soaps, cleaners, and toiletries.

4. Manufacture of agricultural chemicals, not including pesticides and fertilizers.

f) Leather Products:

1. Tanning and finishing of leather.

2. Manufacture of handbags, luggage, footwear, and other personal leather goods.

g) Stone, Clay, Glass, and Concrete Products:

1. Stone cutting and related activities.

2. Pottery and similar items.

3. Glass blowing, pressing and cutting.

4. Glassware products.

5. Manufacture of concrete, gypsum, plaster and mineral products.

h) Metal Products:

1. Manufacture of cans and containers.

2. Cutlery, tableware, hand tools, and hardware.

3. Plumbing and heating items.

4. Wrought iron fabrication.

5. Manufacture and assembly of fencing.

6. Machine, welding, and blacksmith shops.

7. Metal stamps and forged metal products.

8. Fabrication of metal buildings.

9. Manufacture of ordnance and firearms, not including explosives.

10. Jewelry.

i) Machinery:

1. Engines, turbines, and parts.

2. Farm, garden construction, and industrial machinery.

3. Office and computing machines.

4. Refrigeration and heating equipment.

5. Equipment sales, rental, and storage.

j) Electrical Equipment:

1. Electrical and electronic apparatus and components.

2. Appliances.

3. Lighting and wiring.

4. Radio, television, and communications equipment.

5. Musical and recording equipment.

k) Transportation and Related Industries:

1. Vehicles, aircraft, boats and parts manufacture.

2. Railroad equipment.

3. Motorcycles, bicycles, and parts manufacture.

4. Travel trailers and recreational vehicles manufacture.

5. Draying, freighting, and trucking operations.

(Repealed 05-06-99 Ord. 348.3857)

6. Railroad yards and stations.

7. Vehicle storage and impoundment.

8. Trailer and boat storage.

l) Engineering and Scientific Instruments:

1. Measuring devices, watches, clocks, and related items.

2. Optical goods, medical instruments, supplies, and equipment and photography equipment.

m) Industrial Uses:

1. Cotton ginning.

2. Public utility substations and storage yards.

3. Heliports.

4. Building movers storage yard.

5. Mini warehouses.

6. Warehousing and distribution.

7. Communications and microwave installations.

8. Cold storage plant.

9. Contractor storage yards.

(2) The following service and commercial uses:

a) Banks and financial institutions.

b) Blueprint and duplicating services.

c) Gasoline and diesel service stations, not including the concurrent sale of beer and wine for off-premises consumption.

d) Laboratories, film, medical, research, or testing centers.

e) Office equipment sales and service.

f) Offices, professional sales and service, including business, law, medical, dental, chiropractic, architectural, and engineering.

g) Parking lots and parking structures.

h) Restaurants and other eating establishments.

i) Vehicle and motorcycle repair shops.

j) Barber and beauty shops.

k) Body and fender shops, and spray painting.

l) Building materials sales yard.

m) Day care centers.

n) Health and exercise centers.

o) Hardware and home improvement center.

p) Mobilehomes, provided they are kept mobile and licensed pursuant to State law, when used for: sales offices on mobilehome sales lots; construction offices and caretakers quarters on construction sites for the duration of a valid building permit; agricultural worker employment offices for a maximum of 90 days in any calendar year; caretaker's quarters and office, in lieu of any other one-family dwelling located on the same parcel as a permitted industrial use.

q) One-family dwellings on the same parcel as the industrial or commercial use provided such dwellings are occupied exclusively by the proprietor or caretaker of the use and their immediate family.

r) Nurseries and garden supply stores.

s) Car and truck washes.

t) Signs, on-site advertising.

u) Feed and grain sales.

v) Truck and trailer sales and rental.

w) Fortune telling, spiritualism, or similar activity.

x) Mobilehome sales lots.

y) Recycling collection facilities.

z) Churches, temples, or other structures used primarily for religious worship.

Amended Effective:
11-30-95 (Ord. 348.3753)

c. The following uses are permitted provided a conditional use permit has been granted pursuant to Section 18.28 of this ordinance:

(1) Meat packing plants, not including slaughtering or rendering of animals.

(2) Cemeteries, crematories, and mausoleums.

(3) Paper storage and recycling, not within a building.

(4) Brewery, distillery, or winery.

(5) Acid and abrasives manufacturing.

(6) Fertilizer production, organic or inorganic.

(7) Petroleum and bulk fuel storage, above ground, pursuant to County Ordinance No. 546.

(8) Paints and varnishes manufacturing and incidental storage.

(9) Concrete batch plants and asphalt plants.

(10) Recycling processing facilities.

(11) (Deleted)

(12) Airports.

(13) Poultry and egg processing.

(14) Recycling of wood, metal, and construction wastes.

(15) Natural gas storage, above ground.

(16) Drive-in theaters.

(17) Disposal service operations, not including transfer stations.

(18) Draying, freighting and trucking operations.

Added Effective:
05-06-99 (Ord. 348.3857)

d. Any mining operation that is subject to the California Surface Mining and Reclamation Act of 1975 provided a valid surface mining permit has been granted pursuant to County Ordinance No. 555.

e. Kennels and catteries are permitted provided they are approved pursuant to the provisions of Section 18.45 of this ordinance.

f. Sex-oriented businesses, subject to the provisions of County Ordinance No. 743. The uses listed in Subsections a., b. and c. do not include sex-oriented businesses.

Amended Effective:
03-01-94 (Ord. 348.3584)

g. Any use that is not specifically listed in Subsections b. and c. may be considered a permitted or conditionally permitted use provided that the Planning Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.

Amended Effective:
01-29-85 (Ord. 348.2443)
07-16-85 (Ord. 348.2496)
04-04-87 (Ord. 348.2669)
05-04-89 (Ord. 348.3023)
06-20-89 (Ord. 348.3043)
07-11-89 (Ord. 348.3047)
03-01-94 (Ord. 348.3584)
11-30-95 (Ord. 348.3753)
05-06-99 (Ord. 348.3857)

SECTION 11.3. PLANNED INDUSTRIAL DEVELOPMENTS. Planned industrial developments are permitted provided a land division has been approved pursuant to Riverside County Ordinance No. 460.

SECTION 11.4. DEVELOPMENT STANDARDS. The following development standards shall apply in the M-SC Zone.

a. Lot Size. The minimum lot size shall be 10,000 square feet with a minimum average width of 75 feet, except that a lot size not less than 7000 square feet and an average width of not less than 65 feet may be permitted when sewers are available and will be utilized for the development.

b. Setbacks.

(1) Where the front, side, or rear yard adjoins a lot zoned R-R, R-1, R-A, R-2, R-3, R-4, R-6, R-T, R-T-R, or W-2-M, the minimum setback shall be 25 feet from the property line.

(2) Where the front, side, or rear yard adjoins a lot with zoning classification other than those specified in paragraph (1) above, there is no minimum setback.

(3) Where the front, side, or rear yard adjoins a street, the minimum setback shall be 25 feet from the property line.

(4) Within the exception of those portions of the setback area for which landscaping is required by Subsection e. below, the setback area may only be used for driveways, automobile parking, or landscaping. A setback area which adjoins a street separating it from a lot with a zoning classification other than those zones specified in paragraph (1) above, may also be used for loading docks.

c. Height Requirements. The height of structures, including buildings, shall be as follows:

(1) Structures shall not exceed 40 feet at the yard setback line.

(2) Buildings shall not exceed 50 feet unless a height up to 75 feet is approved pursuant to Section 18.34 of this ordinance.

(3) Structures other than buildings shall not exceed 50 feet unless a height up to 105 feet is approved pursuant to Section 18.34 of this ordinance.

(4) Broadcasting antennas shall not exceed 50 feet unless a greater height is approved pursuant to Section 18.34 of this ordinance.

d. Masonry Wall. Prior to occupancy of any industrial use permitted in this article, a six foot high solid masonry wall or combination landscaped earthen berm and masonry wall shall be constructed on each property line that adjoins any parcel specifically zoned for residential use, unless otherwise approved by the hearing officer or body.

e. Landscaping.

(1) A minimum of ten percent of the site proposed for development shall be landscaped and irrigated.

(2) A minimum ten foot strip adjacent to street right-of-way lines shall be appropriately landscaped and maintained, except for designated pedestrian and vehicular access ways. Said landscaped strip shall not include landscaping located within the street right-of-way.

(3) A minimum 20 foot strip adjacent to lots zoned R-R, R-1, R-A, R-2, R-3, R-4, R-6, R-T, R-T-R, or W-2-M, or separated by a street from a lot with said zoning, shall be landscaped and maintained, unless a tree screen or other buffer treatment is approved by the hearing officer or body. However, in no case shall said landscaping be less than ten feet wide excluding curbing.

f. Parking Areas. Parking areas shall be provided as required by Section 18.12 of this ordinance.

g. Trash Collection Areas. Trash collection areas shall be screened by landscaping or architectural features in such a manner as not to be visible from a public street or from any adjacent residential area.

h. Outside Storage and Service Areas. Outside storage and service areas shall be screened by structures or landscaping.

i. Utilities. Utilities shall be installed underground except electrical lines rated at 33kV or greater.

j. Mechanical Equipment. Mechanical equipment used in the manufacturing process shall be required to be enclosed in a building, and roof-mounted accessory equipment may be required to be screened from view.

k. Lighting. All lighting fixtures, including spot lights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading and similar areas, shall be focused, directed, and arranged to prevent glare or direct illumination on streets or adjoining property.

SECTION 11.5. EXCEPTIONS TO DEVELOPMENT STANDARDS. The development standards contained herein, except lot size, setbacks and height, may be waived or modified as part of the plot plan or conditional use permit process if it is determined that the standard is inappropriate for the proposed use, and that the waiver or modification of the standard will not be contrary to the public health and safety.

SECTION 11.6. MANUFACTURING PLOT PLAN. Applications for a plot plan shall be made pursuant to the provisions of Section 18.30 of this ordinance and in addition to the requirements of that section, the application shall contain:

a. A description of the proposed operation in sufficient detail to fully describe the nature and extent of the proposed use.

b. Plans or reports showing proposed method for treatment and disposal of sewage and industrial waste.

Amended Effective:
01-15-64 (Ord. 348.251)
03-30-65 (Ord. 348.356)
11-10-65 (Ord. 348.401)
05-14-69 (Ord. 348.628)
05-04-72 (Ord. 348.1023)
11-07-74 (Ord. 348.1377)
12-10-75 (Ord. 348.1481)
09-08-77 (Ord. 348.1588)
06-29-78 (Ord. 348.1647)
08-29-78 (Ord. 348.1664)

Amended Effective:
04-12-79 (Ord. 348.1688)
07-26-79 (Ord. 348.1702)
11-29-79 (Ord. 348.1729)operative 1-1-80)
07-21-83 (Ord. 348.2202)
01-29-85 (Ord. 348.2443)
09-05-89 (Ord. 348.3053)
03-01-94 (Ord. 348.3584)

ARTICLE XIa

M-M ZONE (MANUFACTURING - MEDIUM)

SECTION 11.25. INTENT. It is the intent of the Board of Supervisors in amending this article to:

(1) promote and attract industrial and manufacturing activities which will provide jobs to local residents and strengthen the County's economic base;

(2) provide the necessary improvements to support industrial growth;

(3) insure the new industry is compatible with uses on adjacent lands, and

(4) protect industrial areas from encroachment by incompatible uses that may jeopardize industry.

SECTION 11.26. USES PERMITTED.

a. Agricultural uses of the soils for crops including the grazing of not more than two mature farm animals per acre and their immature offspring.

b. The following uses are permitted provided a plot plan is approved pursuant to the provisions of Section 18.30 of this ordinance.

(1) The following industrial and manufacturing areas:

a) Food Products:

1. Meat and poultry products, including meat packing but not including slaughtering.

2. Dairy products, not including dairies.

3. Canning and preserving fruits and vegetables.

4. Grain and bakery products.

5. Sugar and confectionery products.

6. Beverages.

7. Ice.

8. Wineries, distilleries and breweries.

b) Textile Products:

1. Cotton, wool, and synthetic weaving and finishing mills.

2. Wearing apparel and accessory products.

3. Knitting mills.

4. Floor covering mills.

5. Yarn and thread mills.

c) Lumber and Wood Products:

1. Saw and planing mills.

2. Manufacture of containers and crates.

3. Fabricated wood buildings and structures.

4. Lumber yards.

5. Manufacture of furniture and fixtures including cabinets, partitions and similar items.

6. Fabrication of manufactured housing and mobilehomes.

7. Paper shredding.

d) Paper Products:

1. Paper and paperboard mills.

2. Manufacture of containers and boxes.

3. Paper shredding.

4. (Deleted)

5. Printing and publishing of newspapers, periodicals, books, forms, cards, and similar items.

6. Binding of books and other publications.

e) Chemicals and related products:

1. Manufacture of organic and inorganic compounds, not including those of a hazardous nature.

2. Manufacture of drugs and pharmaceuticals.

3. Soaps, cleaners, and toiletries.

4. Manufacture of agricultural chemicals, not including pesticides and fertilizers.

f) Rubber, Plastic and Synthetic Products:

1. Manufacture of tires and tubes.

2. Fabrication of rubber, plastic, and synthetic products.

g) Leather Products:

1. Tanning and finishing of leather.

2. Manufacture of handbags, luggage, footwear, and other personal leather goods.

h) Stone, Clay, Glass, and Concrete Products:

1. Stone cutting and related activities.

2. Pottery and similar items.

3. Glass blowing, pressing and cutting.

4. Glassware products.

5. Manufacture of concrete, gypsum, plaster and mineral products.

i) Metal Products, Fabricated:

1. Manufacture of cans and containers.

2. Cutlery, tableware, hand tools, and hardware.

3. Plumbing and heating items.

4. Wrought iron fabrication.

5. Manufacture and assembly of fencing.

6. Machine, welding, and blacksmith shops.

7. Metal stamps and forged metal products.

8. Fabrication of metal buildings.

9. Manufacture of ordnance and firearms, not including explosives.

10. Jewelry.

j) Machinery:

1. Engines, turbines, and parts.

2. Farm, garden, construction, and industrial machinery.

3. Office and computing machines.

4. Refrigeration and heating equipment.

5. Equipment sales, rental, and storage.

k) Electrical Equipment:

1. Electrical and electronic apparatus and components.

2. Appliances.

3. Lighting and wiring.

4. Radio, television, and communications equipment.

5. Musical and recording equipment.

l) Transportation and Related Industries:

1. Vehicles, aircraft, and boats and parts manufacture.

2. Railroad equipment.

3. Motorcycles, bicycles, and parts manufacture.

4. Travel trailers and recreational vehicles manufacture.

5. Draying, freighting, and trucking operations.

6. Railroad yards and stations.

7. Vehicle storage and impoundment.

8. Trailer and boat storage.

m) Engineering and Scientific Instruments:

1. Measuring device, watches, clocks, and related items.

2. Optical goods.

3. Medical instruments, supplies, and equipment and photography equipment.

n) Industrial Uses:

1. Laboratories and research centers.

2. Cotton ginning.

3. Public utility substations and storage yards.

4. Heliports.

5. Building movers storage yard.

6. Animal training.

7. Mini warehouses.

8. Warehousing and distribution.

9. Communications and microwave installations.

10. Cold storage plant.

11. (Deleted)

12. (Deleted)

13. Breweries, distilleries, and wineries.

14. Natural gas, above ground storage.

15. Contractor storage yards.

o) Deleted.

Amended Effective:
10-21-99 (Ord. 348.3888)

(2) The following service and commercial uses:

a) Banks and financial institutions.

b) Blueprint and duplicating services.

c) Gasoline and diesel service stations, not including the concurrent sale of beer and wine for off-premises consumption.

d) Laboratories, film, medical, research, or testing.

e) Office equipment sales and service.

f) Offices, professional sales and service, including business, law, medical, dental, chiropractic, architectural, and engineering.

g) Parking lots and parking structures.

h) Restaurants and other eating establishments.

i) Vehicle and motorcycle repair shops.

j) Barber and beauty shops.

k) Body and fender shops, and spray painting.

l) Building materials sales yard.

m) Day care centers.

n) Health and exercise centers.

o) Hardware and home improvement centers.

p) Mobilehomes, provided they are kept mobile and licensed pursuant to State law, when used for: sales offices on mobilehome sales lots; construction offices and caretaker's quarters on construction sites for the duration of a valid building permit; agricultural worker employment offices for a maximum of 90 days in any calendar year; caretaker's quarters and office, in lieu of any other one-family dwelling, located on the same parcel as a permitted industrial use.

q) One-family dwellings on the same parcel as the industrial or commercial use provided such dwellings are occupied exclusively by the proprietor or caretaker of the use and their immediate family.

r) Nurseries and garden supply.

s) Care and truck washes.

t) Truck and trailer sales and rental.

u) Feed and grain sales.

v) Signs, on-site advertising.

w) Mobilehome sales lots.

x) Recycling collection facilities.

y) Churches, temples and other places of religious worship.

Amended Effective:
10-21-99 (Ord. 348.3888)

c. The following uses are permitted provided a conditional use permit has been granted pursuant to Section 18.28 of this ordinance:

(1) Auto wrecking and junk yards.

(2) Abattoirs.

(3) Cemeteries, crematories and mausoleums.

(4) Paper storage and recycling, not within a building.

(5) Cotton ginning.

(6) Acid and abrasives manufacturing.

(7) Fertilizer production, and processing organic or inorganic.

(8) Petroleum and bulk fuel storage, above ground, pursuant to County Ordinance No. 546.

(9) Paints and varnishes manufacturing and incidental storage.

(10) Concrete batch plants and asphalt plants.

(11) Disposal service operations.

(12) Drive-in theaters.

(13) Airports.

(14) Dump sites.

(15) Recycling of wood, metal, and construction wastes.

(16) Sand blasting.

(17) Gas, steam, and oil drilling operations.

(18) Sewerage treatment plants.

(19) Swap meets.

(20) Smelting metal and foundries.

(21) Recycling processing facilities.

d. Any mining operation that is subject to the California Surface Mining and Reclamation Act of 1975 provided a valid surface mining permit has been granted pursuant to County Ordinance No. 555.

e. Kennels and catteries are permitted provided they are approved pursuant to the provisions of Section 18.45 of this ordinance.

f. Sex-oriented businesses, subject to the provisions of County Ordinance No. 743. The uses listed in Subsections a., b. and c. do not include sex-oriented businesses.

Amended Effective:
03-01-94 (Ord. 348.3584)

g. Any use that is not specifically listed in Subsections b. and c. may be considered a permitted or conditionally permitted use provided that the Planning Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.

Amended Effective:
07-16-85 (Ord. 348.2496)
04-04-87 (Ord. 348.2669)
06-30-88 (Ord. 348.2856)
05-04-89 (Ord. 348.3023)
06-20-89 (Ord. 348.3043)
07-11-89 (Ord. 348.3047)
03-01-94 (Ord. 348.3584)

SECTION 11.27. PLANNED INDUSTRIAL DEVELOPMENTS. Planned industrial developments are permitted provided a land division has been approved pursuant to Riverside County Ordinance No. 460.

SECTION 11.28. DEVELOPMENT STANDARDS. The following development standards shall apply in the M-M Zone.

a. Lot Size. The minimum lot size shall be 10,000 square feet with a minimum average width of 75 feet, except that a lot size not less than 7000 square feet and an average width of not less than 65 feet may be permitted when sewers are available and will be utilized for the development.

b. Setbacks.

(1) Where the front, side, or rear yard adjoins a lot zoned R-R, R-1, R-A, R-2, R-3, R-4, R-6, R-T, R-T-R, or W-2-M, the minimum setback shall be 25 feet from the property line.

(2) Where the front side, or rear yard adjoins a lot with a zoning classification other than those specified in paragraph (1) above, there is no minimum setback.

(3) (Misprint)

(4) With the exception of those portions of the setback area for which landscaping is required by Subsection e. below, the setback area may only be used for driveways, automobile parking, or landscaping. A setback area which adjoins a street separating it from a lot with zoning classification other than those zones specified in paragraph (1) above, may also be used for loading docks.

c. Height Requirements. The height of structures, including buildings, shall be as follows:

(1) Structures shall not exceed 40 feet at the yard setback line.

(2) Buildings shall not exceed 50 feet unless a height up to 75 feet is approved pursuant to Section 18.34 of this ordinance.

(3) Structures other than buildings shall not exceed 50 feet unless a height up to 105 feet is approved pursuant to Section 18.34 of this ordinance.

(4) Broadcasting antennas shall not exceed 50 feet unless a greater height is approved pursuant to Section 18.34 of this ordinance.

d. Masonry Wall. Prior to occupancy of any industrial use permitted in this article, a six foot high solid masonry wall or combination landscaped earthen berm and masonry wall shall be constructed on each property line that adjoins any parcel specifically zoned for residential use, unless otherwise approved by the hearing officer or body.

e. Landscaping.

(1) A minimum of ten percent of the site proposed for development shall be landscaped and irrigated.

(2) A minimum of ten foot strip adjacent to street right-of-way lines shall be appropriately landscaped and maintained, except for designated pedestrian and vehicular access way. Said landscaping strip shall not include landscaping located within the street right-of-way.

(3) A minimum 20 foot strip adjacent to lots zoned R-R, R-1, R-A, R-2, R-3, R-4, R-6, R-T, R-T-R, or W-2-M or separated by a street from a lot with said zoning, shall be landscaped and maintained, unless a tree screen or other buffer treatment is approved by the hearing officer or body. However, in no case shall said landscaping be less than ten feet wide excluding curbing.

f. Parking Areas. Parking areas shall be provided as required by Section 18.12 of this Ordinance.

g. Trash Collection Areas. Trash collection areas shall be screened by landscaping or architectural features in such a manner as not to be visible from a public street or from any adjacent residential area.

h. Outside Storage and Service Areas. Outside storage and service areas may be required to be screened by structures or landscaping.

i. Utilities. Utilities shall be installed underground except electrical lines rated at 33kV or greater.

j. Mechanical Equipment. Mechanical equipment used in the manufacturing process shall be required to be enclosed in a building, and roof- mounted accessory equipment may be required to be screened from view.

k. Lighting. All lighting fixtures, including spot lights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading and similar areas, shall be focused, directed, and arranged to prevent glare or direct illumination on streets or adjoining property.

Amended Effective:
10-05-89 (Ord. 348.3053)

SECTION 11.29. EXCEPTIONS TO DEVELOPMENT STANDARDS. The development standards contained herein, except lot size, setbacks and height may be waived or modified as part of the plot plan or conditional use permit process if it is determined that the standard is inappropriate for the proposed use, and that the waiver or modification of the standard will not be contrary to the public health and safety.

SECTION 11.30. MANUFACTURING PLOT PLAN. Applications for a plot plan shall be made pursuant to the provisions of Section 18.30 of this ordinance and in addition to the requirements of that section, the application shall contain:

a. A description of the proposed operation in sufficient detail to fully describe the nature and extent of the proposed use.

b. Plans or reports showing proposed method for treatment and disposal of sewage and industrial waste.

Amended Effective:
01-15-64 (Ord. 348.251)
11-10-65 (Ord. 348.401)
01-19-66 (Ord. 348.422)
05-14-69 (Ord. 348.628)
10-02-69 (Ord. 348.666)
11-25-71 (Ord. 348.953)
05-04-72 (Ord. 348.1023)
11-07-72 (Ord. 348.1377)
03-20-75 (Ord. 348.1429)
12-10-75 (Ord. 348.1481)

Amended Effective:
09-08-77 (Ord. 348.1588)
08-29-78 (Ord. 348.1664)
07-21-83 (Ord. 348.2202)
06-30-88 (Ord. 348.2856)
09-05-89 (Ord. 348.3053)
03-01-94 (Ord. 348.3584)
05-06-99 (Ord. 348.3857)
09-10-99 (Ord. 348.3883)

ARTICLE XII

M-H ZONE (MANUFACTURING - HEAVY)

SECTION 12.1. INTENT. It is the intent of the Board of Supervisors in amending this article to:

(1) promote and attract industrial and manufacturing activities which will provide jobs to local residents and strengthen the County's economic base;

(2) provide the necessary improvements to support industrial growth;

(3) insure that new industry is compatible with uses on adjacent lands, and

(4) protect industrial areas from encroachment by incompatible uses that may jeopardize industry.

SECTION 12.2. USES PERMITTED.

a. Agricultural uses of the soils for crops including the grazing of not more than two mature farm animals per acre and their immature offspring.

b. The following uses are permitted provided a plot plan is approved pursuant to the provisions of Section 18.30 of this ordinance:

(1) The following industrial and manufacturing uses:

a) Food Products:

1. Meat and poultry products, including meat packing but not including slaughtering.

2. Dairy products, not including dairies.

3. Canning and preserving fruits and vegetables.

4. Grain and bakery products.

5. Sugar and confectionery products.

6. Beverages, including alcoholic beverages.

7. Wineries, distilleries, and breweries.

8. Ice.

b) Textile Products:

1. Cotton, wool, and synthetic weaving and finishing mills.

2. Wearing apparel and accessory products.

3. Knitting mills.

4. Floor coverings mills.

5. Yarn and thread mills.

c) Lumber and Wood Products:

1. Saw and planing mills.

2. Manufacture of containers and creates.

3. Fabrication of wood buildings and structures.

4. Lumber yards.

5. Manufacture of furniture and fixtures including cabinets, partitions, and similar items.

d) Paper Products:

1. Paper and paperboard mills.

2. Manufacture of containers and boxes.

3. Paper shredding.

4. (Deleted)

5. Printing and publishing of newspaper, periodicals, books, forms cards and similar items.

6. Binding of books and other publications.

e) Chemicals and related products:

1. Manufacture of organic and inorganic compounds, not including those of a hazardous nature.

2. Manufacture of drugs and pharmaceuticals.

3. Soaps, cleaners, and toiletries.

4. Manufacture of agricultural chemicals, not including pesticides and fertilizers.

5. Paints and varnishes.

f) Rubber and Plastic and Synthetic Products:

1. Manufacture of tires and tubes.

2. Fabrication of rubber, plastics, and synthetic products.

g) Leather Products:

1. Tanning and finishing of leather.

2. Manufacture of handbags, luggage, footwear, and other personal leather goods.

h) Stone, Clay, Glass, and Concrete Products:

1. Stone cutting and related activities.

2. Pottery and similar items.

3. Glass blowing, pressing and cutting.

4. Glassware products.

5. Manufacture of concrete, gypsum, plaster and mineral products.

i) Metal Products:

1. Manufacture of cans and containers.

2. Cutlery, tableware, hand tools, and hardware.

3. Plumbing and heating items.

4. Wrought iron fabrication.

5. Manufacture and assembly of fencing.

6. Machine, welding, and blacksmith shops.

7. Metal stamps and forged metal products.

8. Fabrication of metal buildings.

9. Manufacture of ordnance and firearms, not including explosives.

10. Jewelry.

j) Primary Metal Industries:

1. Foundries.

2. Rolling and drawing metals.

3. Casting metals.

4. Blast furnaces.

5. Smelting of metals.

k) Machinery:

1. Engines, turbines, and parts.

2. Farm, garden construction, and industrial machinery.

3. Office and computing machines.

4. Refrigeration and heating equipment.

5. Equipment sales, rental, and storage.

l) Electrical Equipment:

1. Electrical and electronic apparatus and components.

2. Appliances.

3. Lighting and wiring.

4. Radio, television, and communications equipment.

5. Musical and recording equipment.

m) Transportation and Related Industries:

1. Vehicles, aircraft, boats and parts manufacture.

2. Railroad equipment.

3. Motorcycles, bicycles, and parts.

4. Travel trailers and recreational vehicles manufacture.

5. Draying, freighting, and trucking operations.

6. Railroad yards and stations.

7. Vehicle storage and impoundment.

8. Trailer and boat storage.

n) Engineering and Scientific Instruments:

1. Measuring devices, watches, clocks, and related items.

2. Optical goods, medical instruments, supplies, and equipment, and photography equipment.

o) Industrial Uses:

1. Laboratories and research centers.

2. Cotton ginning.

3. Public utility substations and storage yards.

4. Heliports.

5. Building movers storage yard.

6. Mini warehouses.

7. Warehousing and distribution.

8. Communications and microwave installations.

9. Cold storage plant.

10. Sand blasting.

11. Recycling collection facilities.

12. (Deleted)

13. Natural gas, above ground storage.

14. Recycling of wood, metal and construction wastes.

15. Airports.

16. Contractor storage yards.

(2) The following service and commercial uses:

a) Banks and financial institutions.

b) Blueprint and duplicating services.

c) Gasoline and diesel service stations, not including the concurrent sale of beer and wine for off-premises consumption.

d) Laboratories, film, medical, research, or testing.

e) Office equipment sales and service.

f) Offices, professional sales and service, including business, law, medical dental, chiropractic, architectural, and engineering.

g) Parking lots and parking structures.

h) Restaurants and other eating establishments.

I) Vehicle and motorcycle repair.

j) Barber and beauty shops.

k) Body and fender shops, and spray painting.

l) Building materials sales yard.

m) Day care centers.

n) Health and exercise centers.

o) Hardware and home improvement centers.

p) Mobilehomes, provided they are kept mobile and licensed pursuant to State law, when used for: sales offices on mobilehome sales lots; construction offices and caretaker's quarters on construction sites for the duration of a valid building permit, agricultural worker employment offices for a maximum of 90 days in any calendar year; caretaker's quarters and office, in lieu of any other one-family dwelling, located on the same parcel as a permitted industrial use.

q) One-family dwellings on the same parcel as the industrial or commercial use provided such dwellings are occupied exclusively by the proprietor or caretaker of the use and their immediate family.

r) Nurseries and garden supply.

s) Trailer and truck sales and rentals.

t) Signs, on-site advertising.

u) Feed and grain sales.

v) Mobilehome sales lots.

w) Churches, temples and other places of religious worship.

Amended Effective:
09-10-99 (Ord. 348.3883)
10-21-99 (Ord. 348.3888)

c. The following uses are permitted provided a conditional use permit has been granted pursuant to Section 18.28 of this ordinance:

(1) Auto wrecking and junk yards.

(2) Abattoirs.

(3) Petroleum refineries.

(4) Cotton ginning.

(5) Acid and abrasives manufacturing.

(6) Fertilizer production, and processing organic or inorganic.

(7) Petroleum and bulk fuel storage, above ground, pursuant to County Ordinance No. 546.

(8) Concrete batch plants and asphalt plants.

(9) Disposal service operations.

(10) Drive-in theaters.

(11) Dump sites.

(12) Explosives manufacturing and testing.

(13) Gas, steam, and oil drilling operations.

(14) Sewerage treatment plants.

(15) Swap meets.

(16) Processing and rendering of fats and oils.

(17) Recycling processing facilities.

e. Kennels and catteries are permitted provided they are approved pursuant to the provisions of Section 18.45 of this ordinance.

d. Any mining operation that is subject to the California Surface Mining and Reclamation Act of 1975 provided a valid surface mining permit has been granted pursuant to County Ordinance No. 555.

f. A hazardous waste facility provided a hazardous waste facility siting permit has been granted pursuant to Section 18.44 of this ordinance.

g. Sex-oriented businesses, subject to the provisions of County Ordinance No. 743. The uses listed in Subsections b. and c. do not include sex-oriented businesses.

Amended Effective:
03-301-94 (Ord. 348.3584)

h. Any use that is not specifically listed in Subsections b. and c. may be considered a permitted or conditionally permitted use providing that the Planning Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.

Amended Effective:
07-16-85 (Ord. 348.2496)
04-04-87 (Ord. 348.2669)
06-30-88 (Ord. 348.2856)
05-04-89 (Ord. 348.3023)
07-10-89 (Ord. 348.3043)
06-20-89 (Ord. 348.3047)
03-01-94 (Ord. 348.3584)

SECTION 12.3. PLANNING INDUSTRIAL DEVELOPMENTS. Planned industrial developments are permitted provided a land division has been approved pursuant to County Ordinance No. 460.

SECTION 12.4. DEVELOPMENT STANDARDS. The following development standards shall apply in the M-H Zone.

a. Lot Size. The minimum lot size shall be 10,000 square feet with a minimum average width of 75 feet, except that a lot size not less than 7000 square feet and an average width of not less than 65 feet may be permitted when sewers are available and will be utilized for the development.

b. Setbacks.

(1) Where the front, side, or rear yard adjoins a lot zoned R-R, R-1, R-A, R-2, R-3, R-4, R-6, R-T, R-T-R, or W-2-M, the minimum setback shall be 25 feet from the property line.

(2) Where the front, side, or rear yard adjoins a lot with a zoning classification other than those zones specified in paragraph (1) above, there is no minimum setback.

(3) Where the front, side, or rear yard adjoins a street, the minimum setback shall be 25 feet from the property line.

(4) With the exception of those portions of the setback area for which landscaping is required by Subsection e. below, the setback area may only be used for driveways, automobile parking, or landscaping. A setback area which adjoins a street separating it from a lot with a zoning classification other than those zones specified in paragraph (1) above, may also be used for loading docks.

c. Height Requirements. The height of structures, including buildings, shall be as follows:

(1) Structures shall not exceed 40 feet at the yard setback line.

(2) Buildings shall not exceed 50 feet unless a height up to 75 feet is approved pursuant to Sec