The purpose of this classification and its application is to provide for the location of and grouping of industrial enterprises which involve:
A. 
Bulk handling of products manufactured, treated, processed or assembled on premises;
B. 
Dominant amounts of storage and warehousing;
C. 
Use of heavy duty equipment;
D. 
Heavy movement of traffic on-site, and the generating of large amounts of automobile and truck traffic on adjacent streets;
E. 
Noise and vibration;
F. 
Sites larger than can be provided by normal-sized lots; and
G. 
Similar characteristics and performance standards not detrimental in effect upon other uses of similar nature in close proximity. The grouping of such types of uses permits a pattern of land use, public facilities, utilities and thoroughfares so designed with reference to spacing and improvement as to cater advantageously to the specialized needs of such types of industrial uses. It also makes possible, by grouping enterprises which generate air and water pollutants, to develop and operate facilities for capturing, processing or neutralizing such pollutants through the joint use of such facilities. A further purpose of this classification is to apply zoning protection to industries properly located by prohibiting the intrusion of residential and institutional uses and all commercial enterprises except those which serve as accessory to the needs and convenience of the permitted types of industrial enterprises.
(Prior code § 12-1300; Ord. 1821 § 2, 2005)
The following uses only are permitted, and as specifically provided and allowed by this chapter:
•
Any use permitted in the C-3 zone or the M-1 zone, subject to the same limitations in those zones, unless otherwise stated;
•
Accessory structures and uses that complement or are reasonably related to the existing or proposed permitted uses when located on the same site as the primary building and use. Canopies are permitted only over walkways and not for the purpose of facilitating outdoor work areas;
•
Acid manufacture, other than those requiring a conditional use permit;
•
Adult businesses, provided all restrictions, regulations, and standards of Chapter 5.92, Adult Businesses, are adhered to;
•
Aircraft factories;
•
Asbestos manufacturing;
•
Assaying;
•
Automobile repair—minor or major;
•
Boiler works;
•
Candle manufacturing;
•
Cannabis businesses, subject to all of the provisions of Chapter 17.90;
•
Carbon manufacturing;
•
Cellulose materials manufacturing;
•
Chain and cable manufacturing;
•
Containers, provided that they are not permitted to be stacked, except that non-industrial uses are prohibited from having containers on-site;
•
Disinfectants manufacturing;
•
Dog pounds;
•
Dry kilns;
•
Dyestuffs manufacturing;
•
Emery cloth and sandpaper manufacturing;
•
Enameling;
•
Feed and cereal mills;
•
Foundries;
•
Galvanizing and lead plating, including heating and dipping;
•
Glass, or glass products manufacturing;
•
Lampblack manufacturing;
•
Lubrication grease manufacture or oil compounding;
•
Machinery manufacturing;
•
Metal fabrication;
•
Off-site storage of vehicle inventory per the provisions of Section 17.34.040(H);
•
Oil cloth or linoleum manufacturing;
•
One single-family dwelling only, utilized exclusively by a caretaker or superintendent and family is permitted as an accessory use when located on the same lot or parcel of land with an industrial use; provided, however, that no dwelling shall be permitted on any industrial site containing an area of less than one acre; and provided, that if the industrial use is vacated or otherwise abandoned, the dwelling shall be vacated until the site is again occupied by an industrial use;
•
Oxygen manufacturing;
•
Paint manufacturing;
•
Paper box manufacturing;
•
Petroleum distributing stations for delivery to wholesale and retail trade;
•
Plastics manufacturing;
•
Plywood manufacturing;
•
Printing ink manufacturing;
•
Railroad yards;
•
Rope manufacturing;
•
Salt works;
•
Sand blasting or cutting;
•
Short-term rentals in legal non-conforming structures, subject to Chapter 17.74, except that vacation rentals shall not be permitted;
•
Soap and soap compounds manufacturing;
•
Soda and cleaning compound manufacturing;
•
Solar panels for electric power generation, water heating, space heating or space cooling as an accessory use to structures or uses on the same property and subject to the following height and setback restrictions:
a.
When mounted on sloped roofs, the uppermost portion of each solar panel shall not exceed the highest point of the roof to which it is mounted, except as required to optimize the system performance (for example, to accommodate tilt angle).
b.
When mounted on flat roofs and all non-roof structures, the lowest portion of the panels shall not be more than three feet above the surface to which it is mounted. The uppermost portion of each solar panel shall not exceed the height required to optimize the system performance (for example, to accommodate tilt angle).
c.
Roof-mounted and other panels mounted at least ten feet above the ground, measured to the lowest point of each panel, are subject to the setbacks of the applicable zone.
d.
Solar panels mounted lower than ten feet above the ground, measured to the lowest point of each panel, shall be subject to the setbacks of the applicable zone and shall have an additional three feet of setback for each foot below ten feet.
e.
Placement of solar panels are subject to approval of the fire department to ensure access and proper markings to protect the health and safety of fire personnel and the general public.
•
Starch, glucose or dextrine manufacturing;
•
Steel fabrication plants;
•
Stone works;
•
Vegetable oil manufacturing, refining or storage, but excluding fat rendering;
•
Welding shops and sheet metal shops;
•
Wood planing mill, or woodworking plant;
•
Yeast plant;
•
Other similar industrial enterprises or businesses when interpreted by the planning commission as to performance standards as set forth in Chapter 17.10.
(Ord. 2004 § 20, 2011; Ord. 2005 § 11, 2011; Ord. 2036 § 8, 2013; Ord. 2070 § 15, 2014; Ord. 2092 § 7, 2015; Ord. 2124 § 7, 2016; Ord. 2158 § 4, 2018; Ord. 2185 § 10, 2019; Ord. 2198 § 11, 2020; Ord. 2237 § 14, 2023; Ord. 2253, 8/27/2024)
•
Massage establishments;
•
Self-storage facilities.
(Ord. 2106 § 11, 2016; Ord. 2125 § 8, 2016; Ord. 2147 § 8, 2017; Ord. 2148 § 6, 2017; Ord. 2237 § 15, 2023)
Because of the considerations of smoke, fumes, dust, odor, vibrations or hazard, the establishment or operation of the following uses shall not be permitted to locate in an M-2 zone unless a conditional use permit authorizing such use has been granted.
•
Acetylene gas manufacture;
•
Acid, manufacture of sulphurous, sulphuric, picric, nitric, hydrochloric, hydrofluoric and other similar acids;
•
Alcohol manufacture;
•
Ammonia or chlorine manufacture;
•
Asphalt manufacture or refining;
•
Blast furnace or coke oven;
•
Brick, tile or terra-cotta manufacture or storage;
•
Charcoal manufacture or pulverizing;
•
Chemical manufacture;
•
Concrete products manufacture and ready-mix concrete;
•
Creosote treatment or manufacture;
•
Cupola or metal reduction furnace for aluminum, gold, silver and platinum;
•
Distillation of wood, coal or bones, or manufacture of any of their byproducts;
•
Drop forge or drop hammer; provided, they are contained in a completely enclosed building and are not nearer than five hundred feet to a residential zone;
•
Explosives, manufacture or storage;
•
Exterminators, or insect poisons manufacture;
•
Fat rendering;
•
Fertilizer manufacture;
•
Gas (illuminating or heating) manufacture or storage of;
•
Glue, size or gelatin manufacture;
•
Junkyards or junk dealers;
•
Match manufacture;
•
Meat-packing plants;
•
Nitrating processes;
•
Oil, shellac, turpentine or varnish manufacture;
•
Petroleum products, processing, refining and wholesale storage of;
•
Plaster or wallboard manufacture;
•
Poultry slaughter and processing;
•
Public utility gas works;
•
Punch press over twenty tons; provided, they are contained in a completely enclosed building and are not located closer than five hundred feet to any "R" classified property;
•
Reclamation of iron, copper, tin, zinc, and aluminum;
•
Reducing or refining of aluminum, copper, tin or zinc;
•
Rolling or blooming mills;
•
Roofing material manufacture;
•
Rubber, reclaiming or the manufacture of synthetic rubber or its constituents;
•
Sauerkraut, onions, garlic, lard, pickles, sausage or vinegar, the manufacture, storage, processing and packaging of;
•
Slaughterhouses;
•
Stonewater or earthenware manufacture;
•
Tanning, curing or storage of raw hides or skins;
•
Tar distillation or tar products manufacture;
•
Tar roofing or tar waterproofing manufacture, or similar products;
•
Wrecking yards, dismantling yards and storage or wrecked automobiles.
(Prior code § 12-1302)
Every use permitted shall be subject to the following conditions and limitations:
A. 
All uses shall conform to the off-street parking requirements, loading and unloading requirements and the general provisions, requirements and exceptions set forth in Chapters 17.06 and 17.12 and 17.38 through 17.62.
B. 
All parking areas, loading areas and areas used for outside activities shall be surfaced, screened, developed and maintained in the manner specified by this code or by uniform standards established by the city council by resolution for off-street parking lots.
C. 
The following standards of performance shall be conformed to:
1. 
Sound shall be muffled so as not to become objectionable due to intermittence, beat frequency or shrillness; the measurement of sound shall be measured at the exterior property lines and shall be measured to decibels with a sound level meter and associate octave band filter manufactured according to standards prescribed by the American Standards Association; maximum permissible sound pressure levels shall comply with the following standards:
Octave Band in Cycles per Second
Decibels at Lot Line of Use in the M-2 Zone
Decibels at Adjacent Residential District Boundaries
0-75
79
72
75-150
74
59
150-300
66
52
300-600
59
46
600-1200
53
42
1200-2400
47
39
2400-4800
41
34
4800-above
39
32
2. 
Smoke shall not be emitted from any source in a greater density of grey than that described as No. 1 on the Ringlemann Chart, except that visible grey smoke of a shade not darker than that described as No. 2 on the Ringlemann Chart may be emitted for not more than four minutes in any thirty minutes; these provisions applicable to visible grey smoke shall also apply to visible smoke of a different color but with an equivalent apparent opacity;
3. 
Dust, dirt, fly ash or airborne solids from any source shall not be in a density greater than that described as No. 1 on the Ringlemann Chart;
4. 
Odors from gases or other odorous matter shall not be in such quantities as to be detectable beyond the property boundary lines of the lot or site;
5. 
Toxic gases or matter shall not be emitted which can cause any damage to health, to animals, vegetation or property, or which can cause any excessive soiling beyond the property boundary lines of the lot or site;
6. 
Vibration from any machine, operation or process which can cause a displacement of .003 of one inch as measured at the property boundary lines of the lot or site shall be prohibited; shock absorbers or similar mounting shall be allowed which will reduce vibration below .003 of one inch as measured at the property boundary lines of the lot or site;
7. 
Glare and heat from any source shall not be produced beyond the property boundary lines of the lot or site;
8. 
Radioactivity and electrical disturbances shall be limited to measuring, gauging and calibration devices, such as tracer elements in X-ray and like apparatus, and in connection with the processing and preservation of foods; in no event shall radioactivity, when measured at such property boundary lines of the lot or site be in excess of 2.7 x 10-11 microCuries per milliliter of air at any moment of time. Radio and television transmitters shall be operated at the regularly assigned wavelengths (or within the authorized tolerances therefor) as assigned thereto by the appropriate governmental agency; subject to such exceptions, all electrical and electronic devices and equipment shall be suitably wired, shielded and controlled so that in operation they shall not emit any electrical impulses or waves which will adversely affect the operation and control of any other electrical or electronic devices or equipment located beyond the boundaries of the property.
D. 
Any necessary additional features shall be provided to meet any unusual or special requirements for police protection, health protection and fire protection, as may be required by the governmental agency having jurisdiction in each case.
E. 
For any uses not contained wholly within a building, except such uses as automobile service stations, horticultural nurseries, drive-in restaurants, parking lots, solar photovoltaic or heating panels, car and trailer and boat sales areas, the following additional conditions and limitations shall apply:
1. 
If the use involves outside activities other than storage only, there shall be erected a solid wall or equivalent view-obscuring fence of solid brick or decorative block not less than six feet nor more than eight feet in height on all boundary lines. Where the wall of a building is on a property line, no separate wall or fence need be installed along the portion of the property line occupied by the wall of the building, and access openings in such wall shall be equipped with view-obscuring gates equal in height to the required wall or fence.
2. 
If the use involves storage of any kind in the open, and storage only, the area used for storage shall be entirely enclosed by such a wall or fence. Where the wall of a building is on the property line or constitutes a side of a storage area, no separate wall or fence need be installed on the portion of the property occupied by the wall of a building.
F. 
No use where any alcoholic beverage is sold or served for consumption on or off the premises, shall be established except by conditional use permit pursuant to Chapter 17.76 issued upon verified application in the form prescribed by the planning commission and following notice, hearings and decision. The planning commission shall notify the applicant of its decision within fourteen days after the end of the hearing. The decision of the planning commission shall become final ten days after notification to the applicant unless a written appeal to the city council is filed within this time period with the secretary to the planning commission.
G. 
All landscaped areas, required by this title or otherwise, shall be planted with plants from the list of approved landscaping plants in Appendix A at the end of this title.
1. 
The use of plants not on the list may be approved by the director of planning on a case-by-case basis. The applicant is responsible to provide documentation that the proposed plants are appropriate for the climate and the proposed location on the property. The director of planning will approve the use of the plant upon determining that it is not considered a noxious or invasive propagator, that it does not create problems with invasive roots when proposed near structures or property lines, that the plant does not require excessive watering to thrive, and that the plant does not pose a hazard to persons or structures.
2. 
All landscaped areas must be irrigated with an irrigation system that includes an automatic programmable timer, a precipitation override mechanism, and appropriate valves and sprinkler heads for the proposed landscaping.
H. 
Automobile dealerships that are located within the city of Hawthorne and that sell new or sell both new and used vehicles may utilize a non-contiguous parcel for the off-site storage of vehicular inventory and parking when all of the following conditions are met:
1. 
The parcel meets the following conditions:
a. 
A dimension of the parcel width and/or depth is less than seventy-five feet;
b. 
The parcel is less than nineteen thousand eight hundred square feet in area;
c. 
The parcel is not located on an intersection or corner;
d. 
There is only one means of access from the public right-of-way to the parcel;
e. 
The parcel is not located on a roadway classified as a major arterial or collector street; and
f. 
The site does not contain any structures and is an existing, legally established parcel that has not been subdivided in the past year.
2. 
The project shall obtain all necessary grading, NPDES, and building permits and be improved as follows:
a. 
The site shall be enclosed by fence or block wall that is a minimum of six feet in height. Chain link is not permitted along any public right-of-way. Along the public right-of-way, a decorative fence, such as wrought-iron, or block wall shall be installed. Where a wall or building wall of the adjacent property is located on a property line, no separate fence/wall need be installed along the portion of the property line occupied by the wall or building wall;
b. 
The site shall be graded and paved;
c. 
A minimum of five feet landscaping shall be provided and maintained along the street frontage in conformance with Chapter 17.89.
3. 
The use shall adhere to the following requirements:
a. 
The public right-of-way shall not be used for and obstructed by the loading of vehicles at any time;
b. 
There shall not be any vehicle maintenance and washing on the site;
c. 
The site shall not be used for the storage of parts, equipment, trash, or any items besides vehicles;
d. 
The site shall not be used for the storage of damaged vehicles or vehicles in need of repair;
e. 
The site shall not be used for on-site sales and at no time may banners, pendants, balloons, signage, or any other form of advertising be placed on the site except that a permanent wall sign is permitted per the provisions of Section 17.35.110(D);
f. 
A business license shall be obtained prior to operation on the site.
(Prior code § 12-1303; Ord. 1252 §§ 21, 22, 1981; Ord. 1553 § 8, 1993; Ord. 1936 § 13, 2008; Ord. 1939 § 16, 2009; Ord. 2158 § 5, 2018)
No maximum height is imposed; provided, when a building exceeds a height of forty-five feet, the portion of the building above forty-five feet shall be set back one foot from each side property line and the rear property line for each two feet such building or structure exceeds a height of forty-five feet.
(Prior code § 12-1304)
The maximum permitted floor area to be contained in all buildings on a lot or site in an M-2 zone shall not exceed two times the area of the lot or site.
(Prior code § 12-1305)
Additional open spaces, both as to amount and location on the premises, may be required in connection with a conditional use permit, unclassified use permit, variance or site development plan in order to apply the established requirements of this and other related codes pertaining to such subjects as off-street parking, loading and unloading areas, convenient and safe circulation of vehicles and pedestrians, ingress and egress as related to marginal traffic pattern, vision clearance (traffic), drainage and lighting.
(Prior code § 12-1306)