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A. Purpose and Intent. The purpose of the industrial (IN) zoning district is to designate areas in the industrial land use district of the general plan that are appropriate for accommodating areas for the production, repairing, distribution and warehousing of goods and equipment that may involve the use or storage of hazardous materials or that may produce visible gases, particulates, steam heat, odor, dust or excessive noise. It is the intent of the IN zoning district to accommodate those uses that are found to be inappropriate in other locations based on the incompatibility with surrounding uses and the potential for greater impacts on the environment.

Also, it is appropriate for accommodating a limited group of business, professional, research and technical, light manufacturing, light industrial, and commercial uses whose operations are clean and quiet and provide an innovative, spacious, and creative design, in a planned setting, with extensive landscaping or open space.

B. Allowable Land Uses and Permit Requirements.

1. Permitted uses requiring zoning clearance: none

2. Permitted uses requiring an administrative special use permit: manufacturing clothing, furniture and fixtures, commercial bakeries, printing and publishing facilities, sheet metal shops and vehicle freight terminals, caretaker’s quarters.

3. Permitted uses requiring a special use permit: animal sales yards, feed lots, stockyards, auto body and painting shops, auto wrecking yard, biomass fuel production, cement and asphalt batch plants, contractor equipment yards, canneries, bottling plants, dismantling yards/salvage enterprises, electric generating plants and utility distribution centers, utility storage yards, food processing, fertilizer plants, pellet and presto log manufacturing, hazardous waste management facilities, commercial laundries and dry cleaning, liquefied petroleum and pressurized gas products storage and wholesale, lumber yards, manufacturing chemicals, concrete, plaster, paper products, paving materials, plastics and rubbers, stone products, glass products, metal products, motor vehicles, electrical equipment and food products, sawmill and wood processing plants, secondary milling and processing uses of timber or sawmill products, outdoor assembly, processing, fabricating, treatment, manufacturing, repairing or packaging of goods, recycling facilities, slaughterhouses and rendering plants. Business parks including the following uses: mini storage facilities; indoor recycling collection; research and development; data processing centers; day care centers; fitness centers; emergency services; janitorial and restaurant supplies; veterinarian services; trade schools; printing and publishing facilities; support uses for primary light industrial – offices, services and retail sales associated with marketing products produced on-site not in excess of 10 percent of the gross area; restaurants, day care centers, recreational facilities and services incidental to and directly supportive of the permitted uses, farm, timber, and mining supplies and services; wholesale lumber and hardware; meat cutting and packing (excluding slaughtering); clothing, electrical or electronic equipment, furniture or cabinet shops, wood- or metal-working products; light machine shops, laundries, indoor warehousing, communications facilities, vehicle storage, nursery or garden supply and services, glass or sign shops. Similar and related uses as determined by the Planning Commission.

C. Site Plan Requirements. A site plan shall be submitted for all development proposals with the IN zoning district. The site plan shall include location and identification of all structures, parking lots, loading areas, driveways, pathways and landscaped areas, design features of landscaping, lighting, signing and proposed fencing or screening. The site plan shall include grading requirements for site development preparation and a comprehensive drainage plan identifying collection and discharge systems.

D. Architecture and Site Planning. Proposed buildings and structures shall be designed in accordance with the following provisions.

1. Loading bays and doors: Loading bays and roll-up doors shall not be located on any building face adjacent to a street frontage. Such bays and doors may be located on the side of a building away from a street frontage only where proposed on-site screening and fencing will be adequate to minimize the visibility from the view of any street.

2. Trash enclosures shall be designed to accommodate all trash receptacles needed on site and shall be surrounded with a solid wall six feet in height and be provided with a solid gate at least five feet in height. Trash enclosures shall not be located within a front setback.

3. Outdoor lighting of the site shall be restricted to directional lighting for security and safety purposes. This includes but is not limited to lighting of doorways, pathways and parking lots.

4. An architectural and design plan specifying, but not limited to, building materials, design, colors and other features shall be provided for each application for special use permit and shall be approved by the approving authority.

E. Development Standards.

1. Minimum lot size: two acres.

2. Minimum lot width: 200 feet.

3. Maximum building height: 40 feet. Maximum building height may be increased when project features required as environmental health or safety mitigation measures.

4. Maximum lot coverage: No more than 75 percent of the area of the site shall be covered by buildings, structures, or other impervious surfacing or materials. The remainder of the site shall be permanently maintained as naturally vegetated open space, landscaped areas, drainage retention/detention facilities, and/or wetland or wildlife preserve areas.

5. Floor area ratio: No more than 50 percent of lot area shall be covered by the buildings, structures or facilities.

6. Minimum yards: Minimum yards shall be measured from the affected property line, right-of-way line, easement line or other recognized official boundary or line. Except for fencing for aesthetic or safety purposes, yards must remain open and clear of any structure from the ground level to sky. Minimum yard setbacks shall be 60 feet for all yards.

7. Landscaping: Sites within the IN zone shall be provided with landscaping which shall be permanently maintained. The project application shall include a proposed landscaping plan illustrating a landscaping theme complementary to the surrounding landscape that shall emphasize native plant species. A minimum of 25 percent of the total area of each project site shall be maintained as open space with an approved landscaping plan.

8. Parking and circulation: On-site parking areas, and vehicular and pedestrian circulation systems shall be designed and provided as follows:

a. Location of parking areas: No vehicle parking shall be located adjacent to a street frontage unless adequately screened through landscape design to minimize visual impact to passing traffic.

b. Number of parking spaces required: Proposed uses in the IN zone shall be provided the following number of off-street parking spaces; provided, that a proposed use that is not listed in this subsection shall be provided the number of spaces required for the use determined to be most similar:

i. Industrial uses: one per 1,500 square feet of floor area or improvements

ii. Business park: one per 400 square feet

9. Caretaker’s quarters for security personnel: Caretaker’s units shall not be used for employee housing, no separate water or sewer connections from the permitted uses are allowed, the size is limited to 1,200 square feet. The residence cannot be the first use or development on property and must be clearly subordinate and incidental to the permitted uses, in a location that does not detract from the permitted uses and may not provide ancillary retail or commercial uses to the development or public.

10. Signs: Signs shall be limited to one detached sign introducing the business not to exceed 40 square feet in size and six feet in size. Any attached sign must be located below the roof structure. No off-site signs are permitted.

Business parks: Signs shall be limited to one detached sign introducing the businesses located within the business park not to exceed 40 square feet in size and six feet in height and one attached sign for each business located within the park not to exceed 20 square feet in size. An attached sign must be located below the roof structure and the location of the individual attached signs must be uniform throughout the development. No off-site signs are permitted.

11. Hazardous waste business plan and fire protection plan: Operations requiring the use or storage of hazardous or dangerous materials shall prepare a hazardous waste business plan as part of the use permit application. The hazardous waste business plan shall include information on the type(s) of materials, transport, storage, and use during operations of all hazardous materials on site involved in the operation of the business and shall be prepared on an annual basis. The fire protection plan must meet PRC 4290 guidelines and local serving fire agency requirements. If there is no local serving agency, the county shall impose requirements for the protection of life and property as deemed appropriate.

F. Properties within Industrial Zone.













Thirty acres within the NW Corner of 004-190-092;

One acre within 002-140-009-0 located south of 002-140-046-0 adjacent to Goodyears Creek Road;

Four acres within 004-100-035-0 adjacent to Goodyears Creek Road;

016-040-083-0 except the NW portion within the NE 1/2 of section 13;

30 acres within 016-090-037-0 adjacent to Garbage Pit Road;

10 acres within 018-030-026-0 south and adjacent to Deerwater Airport. (Ord. 917, eff. 1/18/00; Ord. 409, eff. 7/5/73; Prior code §§ 86165 – 86172)