A. 
This chapter applies to all development in the industrial districts. The purpose of these zoning districts is to:
1. 
Provide appropriate industrial areas to accommodate enterprises engaged in the manufacturing, processing, creating, repairing, renovating, painting, cleaning, or assembling of goods, merchandise, or equipment.
2. 
Protection of adjoining residential areas from excessive noise, illumination, unsightliness, odor, smoke, and the objectionable influences.
3. 
Provide flexibility in the location and design of new developments to anticipate changes in the market;
4. 
Provide employment opportunities for existing and future residents of the City and those of adjacent communities.
5. 
Provide adequate space to meet the needs of industrial development, including off-street parking and loading.
6. 
Minimize traffic congestion and avoid the overloading of utilities.
7. 
Promote high standards of site planning and landscape design for industrial developments within the City.
8. 
Promote a mix of industrial uses that provide the City with a sound, diverse and employment enhancing industrial base.
9. 
Promote and regulate the development of wind, solar and other alternative energy resources available within the City and its sphere of influence.
10. 
Ensure compatibility with adjacent land uses.
B. 
The purpose of the individual industrial land use districts are as follows:
1. 
I-L (Light Industrial) District. This district is intended to retain, enhance, and intensify existing and provide for the new development of lighter industrial uses along major transportation routes serving the City.
2. 
I-E (Industrial-Energy Production) District. This district is intended to promote the development and harvesting of wind and other energy resources in western areas of the City, while ensuring their compatibility with adjacent land uses. Additionally, this land use district provides for the development of interim uses including, but not limited to, properly screened equipment storage yards, plant nurseries, recreation (non-structural), etc., which do not impair the long-term ability to develop and harvest wind and other energy resources. Wind turbines are herein generally referred to as WECS (wind energy conversion systems).
(Prior code § 159.08.010; Ord. 712 6-2-20)
A. 
Table 17.16.01 lists the uses permitted in each of the light industrial and industrial-energy production districts utilizing the following key:
“P” Use is permitted by right.
“A” Use is accessory to an established primary use.
“AUP” Use requires an Administrative Conditional Use Permit.
“CUP” Use requires a Conditional Use Permit.
“TUP” Use requires a Temporary Use Permit.
“—” Use is prohibited.
B. 
Land uses listed in Table 17.16.01 use definitions from the North American Industry Classification System (NAICS) unless otherwise defined specifically by this title. The individual land uses permitted in each of the mixed-use districts are grouped in Table 17.14.01 using the major land use categories of Commercial, Industrial, Institutional, Residential and Other.
TABLE 17.16.01
PERMITTED USES – INDUSTRIAL DISTRICTS
USE
INDUSTRIAL DISTRICTS
CODE SECTION
I-L
I-E
BUSINESS, FINANCIAL, AND PROFESSIONAL OFFICE
Automated Teller Machines (ATMs) – Drive-Up
—
—
 
Business Support Services
AUP
—
 
Check Cashing and/or Payday Loans
—
—
 
Financial Institutions and Related Services (without drive-through facilities)
—
—
 
Office, Business and Professional (excluding medical and dental office)
A
—
 
EATING AND DRINKING ESTABLISHMENTS
Bars, Lounges, Nightclubs, and Tasting Rooms
CUP
—
17.12.050
Food Preparation/Catering (no on-site sales or service)
AUP
—
 
Restaurant – Full or Limited Service, Serving Alcohol
CUP
—
17.12.050
Restaurant – Full or Limited Service, No Alcohol Sales
AUP
—
 
Restaurant with Drive-Through Facilities
CUP
—
17.16.070
Snack Bar
A
A
 
INDUSTRY, MANUFACTURING AND PROCESSING, AND WAREHOUSING
Brewery, Winery, or Distillery
AUP
CUP
17.12.050
Data Centers
AUP
—
 
Hazardous Waste Facilities
—
CUP
 
Food Processing
P
—
 
Furniture and Fixtures Manufacturing, Cabinet Shops, and Woodworking Shops (wholesale sales only)
P
—
 
Laboratory – Medical, Analytical, Research, Testing
P
—
 
Laundries and Dry-Cleaning Plants
P
—
 
Manufacturing – Heavy
—
—
 
Manufacturing – Light
P
—
 
Recycling
Small Collection Facility
—
—
17.12.150
Large Collection Facility
CUP
CUP
17.12.150
Light Processing
CUP
CUP
17.12.150
Heavy Processing
—
CUP
17.12.150
Reverse Vending Machine
A
—
17.12.150
Research and Development
P
—
 
Storage – Outdoor
AUP
CUP
 
Warehouse, Wholesaling and Distribution
P
—
 
LODGING
Hotel and Motel (without spa)
—
—
 
Spa Resort
—
—
 
Homeless Shelters – up to 20 beds
P
—
 
Homeless Shelters – more than 20 beds
P
—
 
MARIJUANA USES
Marijuana Nonstorefront Retail
CUP
CUP
17.180.045
Marijuana Distribution
AUP
CUP
17.180.080
Marijuana Cultivation
AUP
CUP
17.180.050
Marijuana Entertainment Facilities
CUP
CUP
 
Marijuana Hotel Facilities
—
—
 
Marijuana Manufacturing
AUP
CUP
17.180.060
Marijuana Storefront Retail
—
—
17.180.040
Marijuana Testing Facilities
AUP
—
17.180.070
MEDICAL-RELATED AND CARE USES
Ambulance Fleet
P
—
 
Clinic and Urgent Care
AUP
—
 
Day Care Center
—
—
 
Health Facilities, Therapy and Rehabilitation
CUP
—
 
Hospital
CUP
—
 
Office, Medical and Dental Office
—
—
 
Residential Care Facilities
—
—
 
PUBLIC AND ASSEMBLY USES
Cultural Institutions
P
—
 
Public Assembly Facilities
CUP
—
 
Religious Assembly Facilities
CUP
—
 
Schools, Private
—
—
 
Trade and Vocational Schools
P
—
 
Tutoring and Education Centers
—
—
 
RECREATION AND ENTERTAINMENT
Arcade (Electronic Game Center)
—
—
 
Commercial Recreation – Indoors
AUP
—
 
Commercial Recreation – Outdoors
AUP
—
 
Entertainment, Indoor
—
—
 
Health/Fitness Facilities
Health/Fitness Facilities – Small
AUP
—
 
Health/Fitness Facilities – Large
AUP
—
 
RETAIL USES
Alcohol Beverage Sales
For Off-Site Consumption
—
—
 
For On-Site or Off-Site Consumption, in Conjunction with an Allowed Use
CUP
—
 
Building Materials and Services, Indoor
P
—
 
Building Materials and Services, Outdoor
AUP
—
 
Convenience Store, No Alcohol Sales
P
—
17.16.060
Farmers’ Market
—
—
 
Grocery Store
—
—
 
Nurseries and Garden Centers
P
AUP
 
Outdoor Temporary and/or Seasonal Sales
TUP
—
 
Recreational Equipment Rentals – Indoor Only
P
—
 
Retail Sales – General
—
—
 
Retail Sales – Restricted
CUP
—
 
Vehicle Sales and Rental
CUP
—
 
Large Vehicle, Construction, and Heavy Equipment Sales, Service, and Rental
AUP
—
 
SERVICE USES
Animal Care, Services
Animal Boarding/Kennels, Grooming
AUP
—
 
Veterinary Services, Large Animal
CUP
—
 
Veterinary Services, Small Animal
AUP
—
 
Funeral Parlors and Internment Services
P
—
 
Instructional Services
—
—
 
Maintenance and Repair Services – Indoor
P
—
 
Moving Companies, Storage Allowed
P
—
 
Personal Services, General
P
—
 
Personal Services, Restricted
CUP
—
 
Recording Studio
P
—
 
Social Service Facilities
—
—
 
Storage
 
 
 
Personal
CUP
CUP
17.16.080
Outdoor Recreational Vehicle Storage
CUP
CUP
 
Vehicle Repair and Services
Service/Fueling Station
AUP
—
17.16.100
Vehicle Washing/Detailing
AUP
—
 
Vehicle Service, Minor
P
—
 
Vehicle Service, Major
AUP
—
 
TRANSPORTATION, COMMUNICATION, AND INFRASTRUCTURE USES
Car Sharing – Parking
AUP
—
 
Freight and Trucking Terminals
CUP
—
 
Parking Facility – Temporary
TUP
—
 
Solar Farm
A
AUP
 
Utility Facilities – Staffed
AUP
AUP
 
Utility Facility – Unstaffed
P
P
 
Vehicle Charging Stations – Commercial
AUP
AUP
 
Vehicle Storage
CUP
CUP
 
Wind Machines and Wind Farms
CUP
CUP
17.16.140
Wireless Communication Facilities – Minor
P
P
 
Wireless Communication Facilities – Major
CUP
CUP
 
Wireless Telecommunication Facilities,
 
 
 
Satellite Dish Antenna
P
P
 
OTHER USES
Caretaker Quarters
A
A
 
Donation Boxes – Outdoors
—
—
 
Drive-Through or Drive-Up Facilities
CUP
—
 
Vending Machine
A
—
 
(Prior code § 159.08.020; Ord. 712 6-2-20; Ord. 727 1-19-21; Ord. 728 1-19-21)
The following standards are minimum unless stated as maximum:
TABLE 17.16.01
INDUSTRIAL ZONES DEVELOPMENT STANDARDS
Development Standards
I-L
I-M
I-E
Gross lot area (1)
20,000
40,000
10 ac.
Front setback
20
20
20(3)
Rear setback
10
10
NA
Side setback (each)
10(2)
10(2)
NA
Side setback (street side)
10
10
NA
Lot coverage (maximum)
75
75
NA
Structure height (maximum/feet)
5 stories/120
35
NA
(1)
Area in square feet, unless otherwise indicated; only required for new subdivisions.
(2)
Unless attached buildings are proposed, where no side yard would be required for the attached side.
(3)
Setback is for structures other than wind turbines, industrial stacks, etc. See standards below.
(Prior code § 159.08.030(1); Ord. 746 2-2-22)
The following standards in Sections 17.16.050 through 17.16.140 shall apply to development in all industrial districts, except as otherwise provided for in this Zoning Ordinance:
A. 
All uses shall be subject to the approval of a Development Permit or Conditional Use Permit, pursuant to Chapters 17.92 and 17.76.
B. 
Retail sales and service incidental to a principally permitted use are allowable provided that the following standards are met:
1. 
The operations are contained within the main structure which houses the primary use;
2. 
Retail sales occupy no more than 15% of the total building square footage;
3. 
No retail sales or display of merchandise occur(s) outside the structure(s); and
4. 
All products offered for retail sales on the site are manufactured, warehoused, or assembled on the premises.
C. 
Outside storage shall be confined to the rear of the principal structure(s) or the rear 2/3 of the site, which ever is the more restrictive, and screened from public view from any adjoining properties and public rights-of-way by appropriate walls, fencing and landscaping.
D. 
An intensity bonus of up to 12 square feet for each 1 square foot of permanent space for properly designed and administered day care facilities may be approved by the review authority.
E. 
Every parcel with a structure shall have a trash receptacle on the premises. The trash receptacle shall comply with adopted Public Works Department standards and be of a sufficient size to accommodate the trash generated. The receptacle(s) shall be screened from public view on at least 3 sides by a solid wall 6 feet in height and on the fourth side by a solid gate not less than 5 feet in height. The gate shall be maintained in working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding structures. Recycling facilities and programs shall be incorporated into refuse storage/disposal areas for all new development project and all new construction in existing projects.
F. 
In addition to the general development requirements contained in Chapter 17.40 (Property Development Standards), the standards referred to in Table 17.16.02 shall apply to specific industrial land use districts.
TABLE 17.16.02
INDUSTRIAL DISTRICT SPECIFIC STANDARDS
Specific Standards
I-L
I-M
I-E
Adult businesses
+
+
 
Automobile dismantling
 
+
 
Convenience stores
+
 
 
Drive-through restaurants
+
 
 
Mini-storage
+
+
+
Recycling facilities for reusable domestic containers
+
+
 
Service stations
+
 
 
Service station conversions
+
 
 
Single-family housing, existing
+
+
+
Single-family/office conversions
+
+
 
Wind Energy Conversion Systems (WECS)
+
+
+
Key: “+” applies in the land use district.
(Prior code § 159.08.030(2))
Automobile dismantling establishments are subject to discretionary Conditional Use Permit review in the I-M Zoning District, and shall be constructed in the following manner:
A. 
The minimum site area shall be 20,000 square feet.
B. 
The site shall be entirely paved, except for structures and landscaping, so that vehicles are not parked in a dirt or otherwise not fully improved area.
C. 
All landscaping shall be installed and permanently maintained pursuant to the provisions of Chapter 17.56 (Landscaping Standards).
D. 
All stored, damaged, or wrecked vehicles shall be effectively screened so as not to be visible from adjoining properties or public rights-of-way.
E. 
Service access shall be located at the rear or side of structure(s) and as far as possible from adjoining residential uses.
F. 
Repair activities and vehicle loading and unloading shall be prohibited on adjoining streets and alleys.
G. 
Service bays with individual access from the exterior of the structures shall not face the public right-of-way.
H. 
Every parcel with a structure shall have a trash receptacle on the premises. The trash receptacle shall comply with adopted Public Works Department standards and be of sufficient size to accommodate the trash generated. The receptacle(s) shall be screened from public view on at least 3 sides by a solid wall 6 feet in height and on the fourth side by solid gate not less than 5 feet in height. The gate shall be maintained in working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding structures. Recycling facilities and programs shall be incorporated into refuse storage/disposal areas for all new development project and all new construction in existing projects.
I. 
All on-site lighting shall be stationary and directed away from adjoining properties and public rights-of-way.
J. 
All on-site signage shall comply with the provisions of Chapter 17.44 (Sign Standards).
K. 
All repair activities and operations shall be conducted entirely within an enclosed structure. Outdoor hoists shall be prohibited.
L. 
All repair facilities shall close all windows when performing body and fender work, hammering, sanding or other noise-generating activity. Exterior noise shall not exceed 65 dBA at the property line.
M. 
All on-site parking shall comply with the provisions of Chapter 17.48 (Off-Street Parking Standards). A parking plan shall be developed as part of the permit review process.
N. 
The premises shall be kept in a neat and orderly condition at all times.
O. 
All used or discarded automotive parts, or equipment or permanently disabled, junked or dismantled vehicles shall be permanently screened from public view.
P. 
All hazardous materials resulting from the repair or dismantling operation shall be properly stored and removed from the premises in a timely manner. Storage, use and removal of toxic substances, solid waste pollution, and flammable liquids, particularly gasoline, paints, solvents and thinners, shall conform to all applicable Federal, State and local regulations prior to issuance of a certificate of occupancy.
(Prior code § 159.08.030(2)(A))
The retail sale of groceries, staples, sundry items and/or alcoholic beverages where the gross floor area is less than 5,000 square feet is subject to Development Permit review in the I-L Zoning District, and shall be constructed and operated in the following manner:
A. 
The minimum site area shall be 10,000 square feet.
B. 
The site shall have direct frontage along a major or secondary street. The site shall not have primary access on a local residential street.
C. 
One access drive may be permitted for each street frontage. The design and location of the access drive(s) shall be subject to the approval of the City Engineer and the Commission. Access drives may not be permitted on limited access roadways (including Mission Lakes Boulevard, Pierson Boulevard, Two Bunch Palm Trail, Indian Avenue, Little Morongo and Palm Drive).
D. 
All on-site lighting shall be energy efficient, stationary and directed away from adjoining properties and public rights-of-way.
E. 
All on-site signage shall comply with the provisions of Chapter 17.44 (Sign Regulations).
F. 
All landscaping shall be installed and permanently maintained pursuant to the provisions of Chapter 17.56 (Landscaping Standards).
G. 
All on-site parking shall comply with the provisions of Chapter 17.48 (Off-Street Parking Standards). A parking plan shall be part of the permit review process.
H. 
The premises shall be kept in a neat and orderly condition at all times.
I. 
Every parcel with a structure shall have a trash receptacle on the premises. The trash receptacle shall comply with adopted City standards and be of sufficient size to accommodate the trash generated. The receptacle(s) shall be screened from public view on at least 3 sides by a solid wall 6 feet in height and on the fourth side by solid gate not less that 5 feet in height. The gate shall be maintained in working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding structures. Recycling facilities and programs shall be incorporated into refuse storage/disposal areas for all new development project and all new construction in existing projects.
J. 
If on-site dispensing of automotive fuels is provided, the design, location and operation of these facilities shall be consistent with the provisions of Section 17.12.170 (Service stations standards). Additionally, the cashier location shall be provided with direct visual access to the pump islands and the vehicles parked adjacent to the islands.
K. 
A bicycle rack shall be installed in a convenient location visible from the inside of the store.
L. 
Each convenience store shall provide a public restroom located within the store.
M. 
Public pay telephones shall be prohibited.
N. 
On-site video games may not be installed or operated on the premises.
O. 
A convenience store adjacent to any residentially designated district shall have a 6-foot-high decorative masonry wall along property lines adjacent to such districts.
P. 
All parking, loading, circulation aisles, and pump island bay areas shall be constructed with (PCC) concrete.
(Prior code § 159.08.030(2)(B); Ord. 711 5-19-20)
Drive-through restaurants are subject to Development Permit review in the I-L Zoning District.
A. 
Establishments providing drive-through facilities may be permitted in the I-L Zoning District.
B. 
Pedestrian walkways should not intersect the drive-through aisles, but where they do, they shall have clear visibility, and they must be emphasized by enriched paving or striping.
C. 
Drive-through aisles shall have a minimum 12-foot width on curves and a minimum 11-foot width on straight sections.
D. 
Drive-through aisles shall provide sufficient stacking area behind menu board to accommodate minimum of 4 cars.
E. 
All service areas, restrooms and ground-mounted and roof-mounted mechanical equipment shall be screened from view.
F. 
Landscaping shall screen drive-through or drive-in aisles from the public right-of-way and shall be used to minimize the visual impact of readerboard signs and directional signs.
G. 
Drive-through aisles shall be constructed with (PCC) concrete.
H. 
Parking areas and the drive-through aisle and structure shall be set back from the ultimate curb face a minimum of 25 feet.
I. 
Menu boards shall be a maximum of 30 square feet, with a maximum height of 7 feet, and shall face away from the street.
J. 
Drive-through restaurants within an integrated shopping center shall have an architectural style consistent with the theme established in the center. The architecture of any drive-through restaurant must provide compatibility with surrounding uses in form, materials, colors, scale, etc. Structure plans shall have variation in depth and angle to create variety and interest in its basic form and silhouette. Articulation of structure surface shall be encouraged through the use of openings and recesses which create texture and shadow patterns. Structure entrances shall be well articulated and project a formal entrance through variation of architectural plane, pavement surface treatment, and landscape plaza.
K. 
No drive-through aisles shall exit directly onto a public right-of-way.
(Prior code § 159.08.030(2)(C))
Mini-storage facilities are subject to a Development Permit in the I-L and I-M Districts, and a Conditional Use Permit in the I-E District, and shall be constructed in the following manner:
A. 
The minimum site area shall be 20,000 square feet.
B. 
The site shall be entirely paved, except for structures and landscaping.
C. 
All on-site lighting shall be energy efficient, stationary and directed away from adjoining properties and public rights-of-way.
D. 
All landscaping shall be installed and permanently maintained pursuant to the provisions of Chapter 17.56 (Landscaping Standards).
E. 
All on-site signage shall comply with the provisions of Chapter 17.44 (Sign Standards).
F. 
The site shall be completely enclosed with a 6-foot-high solid decorative masonry wall, except for points of ingress and egress (including emergency fire access) which shall be properly gated. The gate(s) shall be maintained in good working order and shall remain closed except when in use.
G. 
No business activity shall be conducted other than the rental of storage spaces for inactive storage use.
H. 
All storage shall be located within a fully enclosed structure(s).
I. 
No flammable or otherwise hazardous materials shall be stored on-site.
J. 
Residential quarters for a manager or caretaker may be provided in the development.
K. 
The development shall provide for 2 parking spaces for the manager or caretaker, and a minimum of 5 spaces located adjacent or in a close proximity to the manager’s quarters for customer parking.
L. 
Aisle width shall be a minimum of 25 feet between buildings to provide unobstructed and safe circulation.
M. 
Every parcel with a structure shall have a trash receptacle on the premises. The trash receptacle shall comply with adopted Public Works Department standards and be of sufficient size to accommodate the trash generated. The receptacle(s) shall be screened from public view on at least 3 sides by a solid wall not less than 6 feet in height and on the fourth side by a solid gate not less than 5 feet in height. The gate shall be maintained in working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding structures. Recycling facilities and programs shall be incorporated into refuse storage/disposal areas for all new development project and all new construction in existing projects.
N. 
Storage facilities located adjacent to residential districts shall have their hours of operation restricted to 7:00 a.m. to 9:00 p.m., Monday through Saturday, and 9:00 a.m. to 9:00 p.m. on Sundays.
(Prior code § 159.08.030(2)(D))
Refer to Section 17.12.150.
(Prior code § 159.08.030(2)(E))
Refer to Section 17.12.170.
(Prior code § 159.08.030(2)(F))
A structure originally constructed as a service station and which is proposed for conversion to another allowable use shall require upgrading and remodeling for such items as, but not limited to, removal of all gasoline appurtenances, removal of canopies, removal of pump islands, removal of gas tanks, removal of overhead doors, additional street improvements or modification of existing improvements to conform to access regulations, exterior remodeling, and any additional standards as required by this Zoning Ordinance.
(Prior code § 159.08.030(2)(G))
Additions, alterations and expansion to single-family units which legally existed in the commercial and industrial districts prior to October 2000, shall comply with the R-L-1 District standards.
(Prior code § 159.08.030(2)(H))
Refer to Section 17.12.200.
(Prior code § 159.08.030(2)(I))
A. 
Purposes. A Conditional Use Permit process for a commercial wind energy conversion system (WECS) is intended to regulate and provide for the installation of commercial WECS which are made feasible by the strong prevailing winds within certain areas of the City designated by the General Plan. The conditions of the permit are meant to ensure that a safe and beneficial environment, for both the WECS development and the adjacent properties, is provided.
B. 
Applicability. Commercial WECS or WECS arrays, and all other uses listed in subsection C of this section, are permitted in the commercial and industrial zoning districts and a Conditional Use Permit is granted pursuant to this section.
C. 
Uses Permitted with a Conditional Use Permit.
1. 
Commercial WECS and WECS arrays with no limit as to rated power output.
2. 
Meteorological towers under 200 feet high.
3. 
Accessory Uses. Parcels may be used for accessory uses provided such uses are established on the same parcel of land, are incidental, or supplemental, to a permitted use, and do not substantially alter the character of any permitted use. Accessory uses include, but are not limited to:
a. 
Storage of trucks and other vehicles.
b. 
Storage of materials, inventory, tools and machinery.
c. 
Offices and maintenance shop structures.
d. 
Caretaker dwellings provided no compensation is received for the use of any such dwelling and the size of such dwelling is no greater than 2000 square feet.
e. 
Overhead and underground transmission and communications lines and facilities, including transformers, substations, control rooms, switching facilities and microwave towers.
f. 
Structures necessary for the conservation and development of water resources, such as dams, pipelines and pumping facilities, and aquaculture.
g. 
Cogeneration facilities.
h. 
Solar collectors and photovoltaic panels.
i. 
Energy storage facilities.
D. 
Applications. Every application for a Conditional Use Permit shall be made in writing to the Planning Commission on the forms provided by the Planning Department and shall be accompanied by the filing fee set forth by City Council resolution. Applications shall be reviewed by the Planning Commission for conformance with this section. The application shall include the following information:
1. 
Name and address of the applicant.
2. 
Evidence that the applicant is the owner of the property involved or has written permission of the owner to make such application.
3. 
A plot plan and development plan drawn in sufficient detail to clearly describe the following:
a. 
Physical dimensions of the property;
b. 
Locations and physical dimensions of existing and proposed structures;
c. 
Location of electrical lines and facilities;
d. 
Existing topography;
e. 
Proposed grading and removal of natural vegetation;
f. 
Wind characteristics and dominant wind direction at the site. Dominant wind direction is the direction from which 50% or more of the energy contained in the wind flows;
g. 
Setbacks;
h. 
Circulation;
i. 
Ingress and egress;
j. 
Utilization of the property under the requested permit.
4. 
Utility interconnection data and a copy of written notification to the utility of the proposed interconnection.
5. 
A photograph or detailed drawing of each model of WECS, including the tower and foundation; and 1 or more detailed perspective drawings showing the site fully developed with all proposed WECS and accessory structures.
6. 
Specific information on the type, size, rotor material, rated power output, performance, safety and noise characteristics of each model of WECS.
7. 
Specific information on the type, height, material and safety of each model of tower.
8. 
A site preparation and installation schedule.
9. 
A geotechnical report.
10. 
A vicinity map or aerial photograph describing the location, including distances from existing and proposed WECS, of all residences and other structures which are within 1 mile of any property proposed for WECS installation.
11. 
Drawings which show phase spacing, configurations and grounding practices of any proposed electrical distribution lines.
12. 
An application including any WECS which is located within 20,000 feet of the runway of any airport shall be accompanied by a copy of written notification to the Federal Aviation Administration.
13. 
If the application includes any WECS which requires the approval of a height limit greater than that allowed in subsection (E)(1)(a) of this section, a variance application, pursuant to Chapter 17.140 of this Zoning Ordinance, shall be filed concurrently.
14. 
An application including any WECS with a rated power output of 100 kw or larger, which is located within a State-designated Alquist-Priolo Act Special Study Zone, shall be accompanied by a detailed fault hazard report prepared by a California-registered geologist. Said report shall address the potential for rotor tower failure calculated for the vertical and horizontal accelerations reasonably expected on the site in the event of a design earthquake.
15. 
An application including any WECS which is located within 2 miles of any microwave communications link shall be accompanied by a copy of a written notification to the operator of the link or evidence that no WECS are located in the microwave path.
16. 
An application including any WECS which is located with a 100-year floodplain area, as such flood hazard areas are shown on FEMA or County floodplain management maps, shall be accompanied by a detailed report which shall address the potential for wind and water erosion, as well as sedimentation and flooding. Said report(s) shall propose mitigation measures for such impacts to the extent that such impacts are caused by the proposed WECS.
17. 
Such additional information as shall be reasonable required by the Director.
E. 
Standard and Development Criteria.
1. 
Height Limits.
a. 
No commercial WECS shall exceed 200 feet in height, measured at the top of the blade in the twelve o’clock position. Where unusual conditions warrant, a lower height limit may be imposed as a condition of a Conditional Use Permit.
b. 
No other building or structure shall exceed 30 feet in height, except for meteorological towers permitted by subsection (C)(2) of this section.
2. 
Setbacks. All commercial WECS shall meet these general setback requirements as well as the other setbacks set forth below.
a. 
No building or structure shall be located closer than 50 feet from any lot line.
b. 
No WECS shall be located closer than 1,200 feet from any residence, hotel, hospital, school, library or convalescent home unless the owner of such structure waives, in writing, the setback requirement.
c. 
Notwithstanding the 1,200-foot setback requirement specified above, a lesser setback may be permitted where due to factors of topography or the characteristics of the proposed WECS project, the approving entity finds that the noise, aesthetic or other environmental impacts of the project on adjacent properties will not be any more significant than if the 1,200-foot setback were applied. In the case of the replacement of WECS, pursuant to subsection (F)(3) of this section, the standard for determining whether a reduction shall be approved is whether the replacement WECS will have a substantially reduced cumulative impact on surrounding property, as compared to the existing project, and whether adhering to the 1,200-foot setback will be an unreasonable economic hardship to the applicant. Wherever a setback reduction is proposed pursuant to this subsection, the setback reduction shall be included in all notices, and, if granted, the WECS permit shall specifically state the required setback.
3. 
Safety Setbacks.
a. 
No commercial WECS shall be located where the center of the tower is within a distance of 1.25 times the total WECS height from any above-ground electrical transmission line of more than 12kV.
b. 
No commercial WECS shall be located where the center of the tower is within a distance of 1.25 times the total WECS height from any public highway or road, railroad or off-site building. The setback herein specified shall be measured from the boundary of the public right-of-way or railroad right-of-way.
c. 
No commercial WECS shall be located where the center of the tower is within a distance of 1.25 times the total WECS height from any lot line. No commercial WECS shall be located where the center of the tower is within a distance of 1,200 feet from any lot line of a lot which contains a dwelling.
d. 
Notwithstanding the provisions of subsections (E)(3)(b) and (c) of this section, the setbacks therein specified may be reduced to less than 1.25 times the total WECS height if the Planning Commission determines that the topography of, or other conditions related to, the adjacent property or right-of-way eliminates or substantially reduces the potential safety hazards. Whenever a setback reduction is proposed pursuant to this subsection, the setback reduction shall be included in all notices regarding the Conditional Use Permit, and, if granted, the Conditional Use Permit shall specifically state the required setback.
4. 
Wind Access Setbacks.
a. 
No commercial WECS shall be located where the center of the tower is within a distance of 5 rotor diameters from a lot line that is perpendicular to and downwind of, or within 45 degrees of perpendicular to and downwind of, the dominant wind direction.
b. 
Notwithstanding the provisions of subsection (E)(4)(a) of this section, such setbacks from lot lines do not apply if the application is accompanied by a legally enforceable agreement or waiver for a period of 25 years or the life of the permit that the adjacent landowner agrees to the elimination of the setback, or if the Planning Commission determines that the characteristics of the downwind property eliminate the ability to develop said downwind property with commercial WECS.
5. 
Scenic Setbacks.
a. 
No commercial WECS shall be located where the center of the tower is within 1,320 feet (1/4 mile) of State Highway 62.
b. 
No commercial WECS shall be located where the center of the tower is within 500 feet of Indian Avenue.
c. 
No commercial WECS shall be located where the center of the tower is within 500 feet of Interstate 10.
d. 
No commercial WECS shall be located where the center of the tower is within 1.25 times the total WECS height from Dillon Road.
e. 
The setbacks specified in the subsections above shall be measured from the nearest boundary of the public right-of-way.
f. 
Notwithstanding the provisions of subsections (E)(5)(a) through (e) of this section, the setbacks therein specified may be reduced if the Planning Commission determines that the characteristics of the surrounding property eliminate or substantially reduce considerations of scenic value. Whenever a setback reduction is proposed pursuant to this subsection, the setback reduction shall be included in all notices regarding the Conditional Use Permit, and, if granted, the Conditional Use Permit shall specifically state the required setback.
6. 
Safety and Security.
a. 
Fencing, or other appropriate measures, shall be required to prevent unauthorized access to the WECS or WECS array.
b. 
Guy wires shall be distinctly marked.
c. 
Signs in English and Spanish warning of the electrical and other hazards associated with the WECS shall be posted at the base of each tower and at reasonable intervals on fences or barriers.
d. 
Horizontal Axis WECS. The lowest extension of the rotor of a horizontal axis WECS shall be at least 25 feet from the ground.
e. 
Vertical Axis WECS. A fence or other barrier shall be erected around a vertical axis WECS whose rotors are less than 15 feet from the ground.
7. 
Seismic Safety.
a. 
All WECS shall comply with the requirements of the applicable seismic zone of the Uniform Building Code or with the seismic design recommendation in an approved geotechnical report on the project.
b. 
Control facilities for commercial WECS or WECS arrays shall not be located within 660 feet of any fault within a State-designated Alquist-Priolo Act Special Studies Zone.
8. 
Fire Protection. Upon recommendation of the City Fire Marshal, commercial WECS and WECS arrays may include fire control and prevention measures including, but not limited to, the following:
a. 
Fireproof or fire-resistant building materials;
b. 
Buffers of fire-retardant landscaping;
c. 
An automatic fire-extinguishing system;
d. 
Fire breaks.
9. 
Interconnection and Electrical Distribution Facilities. Interconnection shall conform to procedures and standards established by the California Public Utilities Commission.
10. 
Unsafe and Inoperable WECS.
a. 
Whenever any existing commercial WECS are modified, or any new commercial WECS are installed, any commercial WECS on the site which are unsafe, inoperable or abandoned, or for which the permit has expired, shall be removed by the owner or brought into compliance with the provisions of this section. All safety hazards created by the installation and operation of the WECS shall be eliminated. Whenever the operation of any WECS is eliminated, the site shall be restored to its condition prior to installation. A bond, in an amount approved by the Director, or other appropriate form of security, in a form approved by the City Attorney, may be required to cover the cost of removal and site restoration.
b. 
Every unsafe or inoperable commercial WECS and every commercial WECS which has not generated power for 12 consecutive months is hereby declared to be a public nuisance which shall be abated by repair, rehabilitation, demolition or removal. The appropriate abatement method shall be determined by the Director of Planning and Zoning based upon the cost of abatement and the degree to which the WECS will meet the requirements of this section following abatement. A commercial WECS which has not generated power for 12 consecutive months shall not be considered a public nuisance provided the owner can demonstrate that modernization, rebuilding or repairs are in progress or planned and that a good faith effort is being made to return the WECS to service at the earliest practical date. If a commercial WECS does not deliver power as a result of a curtailment whereby power is not accepted by the contracted utility, the period of curtailment shall be added to the minimum period defined above.
11. 
Interference with Navigational Systems. No commercial WECS shall be installed which do not comply with Federal Aviation Administration regulations for siting structures near an airport or VORTAC installation.
12. 
Site Disruption. Prior to the issuance of building permits for a commercial WECS development, all areas where significant site disruption is proposed shall be temporarily marked off. All construction activities shall be limited to the areas marked off.
13. 
Certification.
a. 
The foundation, tower and compatibility of the tower with the rotor and rotor-related equipment shall be certified in writing by a structural engineer registered in California that they conform with good engineering practices and comply with the appropriate provisions of the Uniform Building Code that have been adopted by the City.
b. 
The electrical system shall be certified in writing by an electrical engineer, registered in California, that it conforms with good engineering practices and complies with appropriate provisions of the National Electrical Code that have been adopted by the City.
c. 
The rotor overspeed control system shall be certified in writing by a mechanical engineer, registered in any State, that it conforms to good engineering practices.
14. 
Noise. A commercial WECS or WECS array shall not be operated inconsistent with the provision of Section 17.40.180.
15. 
Electrical Distribution Lines.
a. 
To the extent economically prudent, as determined by the Planning Commission, electrical distribution lines on the project site shall be under grounded up to the low voltage side of the step-up transformer or to the utility interface point of an on-site substation.
b. 
Any electrical distribution line of less than 34 kV, not subject to the jurisdiction of the California Public Utilities Commission, which is located within 1 mile of State Highway 62 shall be installed underground if such installation is feasible, as determined by the Director.
c. 
Electrical distribution lines shall be governed by the latest edition of “Suggested Practices for Raptor Protection on Powerlines” on file with the Bureau of Land Management. Use of this information should be made to design the proposed facilities with proper grounding, phase spacing and configuration such that it will prevent, to the best of the design engineer’s ability, the electrocution of raptors. The use of designs other than those included in “Suggested Practices” that are, in the opinion of the Director, raptor safe, shall be permitted in public rights-of-way. The cost for review of such alternate designs shall be at the applicant’s expense.
16. 
Monitoring.
a. 
Upon reasonable notice, and subject to the applicant’s safety and security procedures, City officials or their designated representatives may enter a lot on which a Conditional Use Permit has been granted for the purpose of monitoring noise and other environmental impacts. Twenty-four hours advance notice shall be deemed reasonable notice.
b. 
The holder of a Conditional Use Permit shall report to the City Planning Department all dead birds found within 500 feet of a WECS and all sightings of the Coachella Valley Fringe-Toed Lizard on the WECS site.
c. 
The holder of a Conditional Use Permit may be required to submit periodic monitoring reports containing data on the operations and environmental impacts.
d. 
A toll-free telephone number shall be maintained for each commercial WECS project and shall be distributed to surrounding property owners to facilitate the reporting of noise irregularities and equipment malfunctions.
17. 
Time-Related Conditions. Where no operating data for the proposed turbines is available, the granting of a Conditional Use Permit may be conditioned upon the installation and operation of 1 or more WECS for a period not to exceed 6 months in order to demonstrate performance characteristics of the WECS. If such a monitoring condition is imposed, the permit shall specify the standards which must be met in order to continue development. If a standard is not being met at the expiration of the required monitoring period, the applicant and the City may agree to an extension. The time within which the permit must be used shall be extended for the period of required monitoring.
18. 
Development Impacts. A one-time periodic fee and a requirement to provide public works or services may be imposed as a condition of a Conditional Use Permit. Such exactions must be related to the public need created by the wind energy development. The purposed for which the permit exaction may be used include, but are not limited to, providing roads required by the wind development and establishing and operating a monitoring system.
19. 
Signs. No advertising sign or logo shall be placed or painted on any commercial WECS. Unless otherwise approved by the Planning Commission, the conditional use permit may permit the placement of no more than 1 project identification sign relating to the development on the project site, but no such sign shall exceed 50 square feet in surface area or 8 feet in height.
20. 
Color and Finish of WECS. All commercial WECS shall be either light environmental colors such as off-white, gray or galvanized, beige or tan. All commercial WECS shall have a matte or galvanized finish unless the Director determine that such finish adversely affects the performance of the WECS or other good cause is shown to permit any other finish.
21. 
Contingent Approval. A commercial WECS may be granted subject to necessary approvals from the Federal Aviation Administration (FAA) or other approving authorities.
22. 
General Conditions. The City may impose conditions on the granting of a Conditional Use Permit in order to achieve the purposes of this Zoning Ordinance and the General Plan and to protect the health, safety or general welfare of the community.
23. 
Notification. Upon approval of a Conditional Use Permit, the City shall provide written notice to the California Public Utilities Commission, the California Energy Commission and the concerned utility.
F. 
Use of Permit.
1. 
Any WECS Conditional Use Permit that is granted shall be used within 2 years from the effective date thereof, or within such additional time as may be set in the conditions or approval, which shall not exceed a total of 5 years; otherwise, the permit shall be null and void. Notwithstanding the foregoing, if a permit is required to be used within less than 5 years, the permittee may, prior to its expiration, request an extension of time in which to use the permit. An extension of time may be granted by the Commission upon a determination that valid reason exists for permittee not using the permit within the required period of time. If an extension is granted, the total time allowed for use of the permit shall not exceed a period of 5 years, calculated from the effective date of the issuance of the permit. The term “use” shall mean the beginning of substantial construction of the use that is authorized, which construction must thereafter be pursued diligently to completion.
2. 
Life of Permit. A Conditional Use Permit shall be valid for the useful life of the WECS included in the permit. The life of the permit shall be determined at the time of approval and shall not exceed 30 years.
3. 
Replacement.
a. 
Individual commercial WECS which have been installed pursuant to a Conditional Use, or other WECS, Permit may be replaced with approval of a Land Use Permit provided the replacement WECS meets the standards of subsection E of this section. Such determination shall be made by the Director.
b. 
WECS arrays which have been installed pursuant to a Conditional Use, or other WECS Permit may be replaced with approval of a revised Conditional Use Permit provided 2 or more individual WECS shall be removed for each replacement WECS installed and the resultant array meets the standards of subsection E of this section. Such determination shall be made by the Director.
c. 
WECS replacements not meeting the criteria above require approval of a new Conditional Use Permit.
d. 
Any WECS on which the cost of alteration, restoration, repair or rebuilding in a 12-month period exceeds 75% of the replacement cost and shall be subject to subsections (F)(3)(a) through (c) of this section.
e. 
Existing WECS, upon adoption of the ordinance codified in this section, shall be considered to hold a valid Conditional Use Permit under the conditions by which such WECS was originally approved; such WECS shall not be considered nonconforming by virtue of the provisions of this section.
(Prior code § 159.08.030(2)(J))
All uses shall be subject to the applicable regulations of this Zoning Ordinance, including, but not limited to, Chapters 17.64 through 17.140, Administration Provisions.
(Prior code § 159.08.040)
A. 
Purpose.
1. 
The following design guidelines are intended as a reference framework to assist the designer in understanding the City’s goals and objectives for high quality development within the industrial districts. The guidelines complement the mandatory site development regulations contained in this chapter by providing good examples of potential design solutions and by providing design interpretations of the various mandatory regulations.
2. 
The design guidelines are general and may be interpreted with some flexibility in their application to specific projects. The guidelines will be utilized during the City’s design review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.
3. 
Unless there is a compelling reason, these design guidelines shall be followed. If a guideline is waived by the Community Development Director, Planning Commission, the City Manager shall first be notified. An appeal, which does not require a fee, may be filed by the Mayor or any Council person within 15 days of the waiver approval.
B. 
Applicability. The provisions of Sections 17.16.170 through 17.16.260 shall apply to all industrial development within the City, unless otherwise specified herein. Any addition, remodeling, relocation, or construction requiring a building permit within any industrial district subject to review by the Community Development Department shall adhere to these guidelines where applicable.
(Prior code § 159.08.050(1) and (2))
A. 
The main elements of sound industrial site design include the following:
1. 
Controlled site access;
2. 
Service areas located at the sides and rear of buildings;
3. 
Convenient access, visitor parking and on-site circulation;
4. 
Screening of outdoor storage, work areas, and equipment;
5. 
Emphasis on the main building entry and landscaping;
6. 
Landscaped open space.
B. 
A variety of building and parking setbacks should be provided in order to avoid long monotonous building facades and to create diversity.
C. 
Structures should be located on landscaped pads, where the office portion of the building does not directly abut paved parking areas. A minimum 5 to 7 foot landscape strip should be provided between parking areas and the office portion of a structure.
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D. 
Building setbacks should be provided proportionate to the scale of the structure and in consideration of existing development adjacent to it. Larger structures require more setback area for a balance of scale and so as not to impose on neighboring uses.
E. 
Placement of structures which creates opportunities for plazas, courts, or gardens is encouraged. Setback areas can often be used to provide space for patio areas.
F. 
Where industrial uses are adjacent to non-industrial uses, appropriate buffering techniques such as setbacks, screening, and landscaping need to be provided to mitigate any negative effects of industrial operations.
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(Prior code § 159.08.050(3))
A. 
The parking lot and cars should not be the dominant visual elements of the site. Large expansive paved areas located between the street and the building should be avoided in favor of smaller multiple lots separated by landscaping and buildings. Angled parking is highly encouraged for larger parking lots which can accommodate one-way aisles.
B. 
Site access and internal circulation should be designed in a straightforward manner which emphasizes safety and efficiency. The circulation system should be designed to reduce conflicts between vehicular and pedestrian traffic, combine circulation and access areas where possible, provide adequate maneuvering and stacking areas and consideration for emergency vehicle access. Circulation routes and parking areas should be separated.
C. 
Entrances and exits to and from parking and loading facilities should be clearly marked with appropriate directional signage where multiple access points are provided.
D. 
Vehicles should not be required to enter the street in order to move from 1 area to another on the same site.
E. 
Parking lots adjacent to and visible from public streets must be adequately screened from view through the use of rolling earth berms, low screen walls, changes in the elevation, landscaping or combinations thereof whenever possible.
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F. 
The industrial site should be a self-contained development capable of accommodating its own parking needs. The use of the public street for parking and staging of trucks is not allowed.
G. 
All parking spaces should be visible from the interior of the structures, especially entrances.
(Prior code § 159.08.050(4))
A. 
To alleviate the unsightly appearance of loading facilities for industrial uses, these areas should not be located at the front of building where it is difficult to adequately screen them from view. Such facilities are more appropriate at the rear of the site where special screening may not be required.
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B. 
When it is not possible to locate loading facilities at the rear of the building, loading docks and doors should not dominate the frontage and must be screened from the street. Loading facilities should be offset from driveway openings.
C. 
Backing from the public street onto the site for loading into front end docks causes unsafe truck maneuvering and should not be utilized except at the ends of industrial cul-de-sacs where each circumstance will be studied individually at the time of design review.
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(Prior code § 159.08.050(5))
A. 
For industrial uses landscaping should be used to define areas by helping to focus on entrances to building, parking lots, loading areas, defining the edges of various land uses, providing transition between neighboring properties (buffering), and providing screening for outdoor storage, loading, and equipment areas.
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B. 
Landscaping should be in scale with adjacent building and be of appropriate size at maturity to accomplish its intended goals.
C. 
Use of vines on walls is appropriate in industrial areas because such walls often tend to be large and blank.
D. 
Landscaping around the entire base of building is recommended to soften the edge between the parking lot and the structure. This should be accented at entrances to provide focus.
E. 
Trees should be located throughout the parking lot and not simply at the ends of parking aisles. In order to be considered within the parking lots, trees should be located in planters that are bounded on at least 3 sides by parking area paving.
F. 
Landscaping should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of curbs.
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(Prior code § 159.08.050(6))
A. 
Walls will serve a major function in the industrial landscape and will be used to screen automobiles, loading and storage areas, and utility structures. However, if not required for a specific screening or security purpose they should not be utilized. The intent is to keep the walls as low as possible while performing their screening and security functions.
B. 
Where walls are used at property frontages, or screen walls are used to conceal storage and equipment areas, they should be designed to blend with the site’s architecture. Both sides of all perimeter walls should be architecturally treated. Landscaping should be used in combination with such walls whenever possible.
C. 
When security fencing is required, it should be a combination of solid pillars or short solid wall segments and wrought iron grill work.
D. 
Long expanses of fence or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided.
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(Prior code § 159.08.050(7))
A. 
Screening for outdoor storage should be a minimum of 8 feet and a maximum of 12 feet high. The height should be determined by the height of the material being screened. Chain link fencing with appropriate slatting is generally an acceptable screening material for areas of any lot not visible from the street. Exterior storage should be confined to portions of the site least visible to public view.
B. 
Where screening is required, a combination of elements should be used including solid masonry walls, berms, and landscaping. Chain link fencing with wood or metal slatting is an acceptable screening material only for areas of a lot not visible from a public street.
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C. 
Any equipment, whether on the roof, side of building, or ground, shall be screened. The method of screening shall be architecturally integrated in terms of materials, color, shape, and size. The screening design shall blend with the building design. Where individual equipment is provided, a continuous screen is desirable.
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D. 
The need to screen rooftop equipment should be taken into consideration during the initial design phase for the structure(s).
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(Prior code § 159.08.050(8))
A. 
As a category of structure types, industrial structures often present unattractive and monotonous facades. There are, however, varieties of design techniques which can be utilized to help overcome this situation and to direct development into a cohesive design statement.
1. 
Employ variety in structure forms, to create visual character and interest.
2. 
Avoid long, “unarticulated” facades. Facades with varied front setbacks are strongly encouraged. Wall planes should not run in 1 continuous direction for more than 50 feet without an offset.
3. 
Avoid blank front and side wall elevations on street frontages.
4. 
Entries to industrial structures should portray a quality office appearance while being architecturally tied into the overall mass and building composition.
5. 
All structure elevations should be architecturally treated.
6. 
Windows and doors are key elements of any structure’s form, and should relate to the scale of the elevation on which they appear. Windows and doors can establish character by their rhythm and variety. Recessed openings help to provide depth and contrast on elevation planes.
7. 
Sensitive alteration of colors and materials can produce diversity and enhance architectural forms.
8. 
The staggering of planes along an exterior wall elevation creates pockets of light and shadow, providing relief from monotonous, uninterrupted expanses of wall.
B. 
Design elements which are undesirable and should be avoided include:
1. 
Highly reflective surfaces at the ground story;
2. 
Large blank, unarticulated wall surfaces;
3. 
Exposed, untreated precision block walls;
4. 
Chain link fence, barbed wire;
5. 
False fronts;
6. 
“Stuck on” mansard roofs on small portion of the roofline;
7. 
Unarticulated buildings facades;
8. 
Materials with high maintenance such as stained wood, shingles or metal siding.
C. 
Choose wall materials that will withstand abuse by vandals or accidental damage from machinery.
D. 
All metal buildings should be architecturally designed providing variety and visual interest to the streetscape.
E. 
Berming in conjunction with landscaping can be used at the building edge to reduce structure mass and height along facades.
F. 
Rolling shutter doors located on the inside of the building are the preferred method for providing large loading doors while keeping a clean, uncluttered appearance from the exterior.
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(Prior code § 159.08.050(9))
A. 
The roofline at the top of the structure should not run in a continuous plane for more than 50 feet without offsetting or jogging the roof plane.
B. 
Nearly vertical roofs (A-frames) and piecemeal roofs (used on a portion of the building perimeter only) should not be utilized. Mansard roofs should wrap around the entire perimeter of the structure.
C. 
All rooftop equipment must be screened from public view by screening materials of the same nature as the building’s basic materials. Mechanical equipment should be located below the highest vertical element of the building.
D. 
The following roof materials should not be used:
1. 
Corrugated metal (standing rib metal roofs are permitted);
2. 
Highly reflective surfaces;
3. 
Illuminated roofing.
E. 
The roof design should be considered as a component of the overall architectural design theme.
(Prior code § 159.08.050(10))
A. 
Every structure should be designed with a precise concept for adequate signage. Provisions for sign placement, sign scale in relationship with building and the readability of the sign should be considered in developing the overall signing concept. All signs should be highly compatible with the structure and site design relative to color, material, and placement.
B. 
Monument-type signs are the preferred alternative for business identification. Where several tenants occupy the same site individual wall mounted signs are appropriate in combination with a monument sign identifying the development and address.
C. 
The use of backlit individually cut letter signs is strongly encouraged.
D. 
The industrial site should be appropriately signed to give directions to loading and receiving areas, visitor parking and other special areas.
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(Prior code § 159.08.050(11))
A. 
Lighting should be used to provide illumination for the security and safety of on-site areas such as parking, loading, shipping, and receiving, pathways, and working areas.
B. 
The design of light fixtures and their structural support shall be architecturally compatible with main buildings on-site. Illuminators should be integrated within the architectural design for the buildings.
C. 
As a security device, lighting should be adequate but not overly bright. All building entrances should be well lighted.
D. 
All lighting should be shielded to confine light spread within the site boundaries.
E. 
One foot-candle evenly distributed across a parking lot is the required minimum. At entrances, loading docks and other limited areas, up to 2 foot-candles may be appropriate.
(Prior code § 159.08.050(12))