Section 29-19 District M-C, controlled industrial district.

(a) Purpose. This district is intended to allow for manufacturing, warehousing and office activities in an industrial park-like setting. The principal land use is a light industrial facility.

(b) Permitted Uses. In district M-C, no building, land or premises shall be used and no building shall be hereafter erected, constructed, reconstructed or altered, except for one or more of the following uses, provided such use shall be conducted entirely within an enclosed building, except that exterior storage may be allowed as herein provided:

Administrative, professional and research offices and uses.

Automobile repair facilities, provided that all repair shall take place within an enclosed building; and, provided that all customer vehicles shall be screened in accordance with paragraph (e)(2)(c) of this section.

Commercial storage and wholesale distribution warehouses for all materials and products, except for feed, fertilizer, grain, soil conditioners, hazardous materials, asphalt, brick, cement, gravel, rock, sand, and similar construction materials, or fuels.

Freight terminals (rail or truck for loading or storage) or sidings.

Mechanical and construction contractors and trade shops.

Physical fitness centers, private gymnasiums and reducing salons.

Plants and facilities for the assembly, compounding, manufacture, packaging, processing, repairing or treatment of equipment, materials, merchandise or products; except for the following:

(1) Bone, fat, meat or tallow rendering plants; fish, meat or poultry packing houses; and slaughterhouses.

(2) Foundries or mills for sand casting, forging, primary or secondary processing, reduction, reprocessing or electroplating ferrous or nonferrous metal.

(3) Manufacture, milling or processing of feed, fertilizer, grain or soil conditioners.

(4) Manufacture, compounding or processing of hazardous materials.

(5) Manufacture, milling, mixing or processing of asphalt, brick, cement, gravel, rock, sand, and similar construction materials.

(6) Manufacture, processing or refining of fuels.

Public utility buildings and service facilities, electric transmission and distribution substations, and public utility service centers.

Rental services.

Research and Development Laboratories

Restaurants.

Sports and recreational facilities, including accessory retail and concession sales.

Structures and uses clearly accessory and necessary to the normal operation of the above uses.

Testing Laboratories.

Tree trimming and removal services provided that all related service vehicles shall be screened in accordance with paragraph (e)(2)(c) of this section.

(c) Conditional Uses. The following uses shall be permitted in district M-C only after issuance of a conditional use permit pursuant to the provisions of section 29-23:

Churches and synagogues, subject to the following conditions:

(1) The conditional use permit shall be valid for a period not to exceed five (5) years. Renewal of the conditional use permit shall be treated as a new request for a conditional use permit.

(2) A site plan shall accompany the conditional use permit application, showing that parking will be provided for the church and any other associated uses in accordance with Section 29-30.

Retail establishments provided such establishments are ancillary to a manufacturing, warehousing or distribution facility.

(d) Height and Area Regulations. In district M-C any building or portion of a building hereafter erected, constructed, reconstructed or altered shall be subject to the following regulations (for exceptions, see section 29-26, Height and Area Exceptions):

(1) Lot size. Not less than twenty-two thousand (22,000) square feet, excluding private on-site streets.

(2) Lot width. Not less than one hundred (100) feet at the building line.

(3) Yards:

a. Front--Not less than thirty (30) feet.

b. Rear--Not less than thirty (30) feet.

c. Side--Not less than fifteen (15) feet each.

(4) Building height. No maximum height.

(5) Vision clearance. On any corner lot on which a front or side yard is required, no wall, fence, sign, or other structure or no plant growth of a type which would interfere with traffic visibility across the corner, shall be permitted or maintained higher than three (3) feet above the curb level, within fifteen (15) feet of the intersection of the street right-of-way lines.

(6) Parking. (See Section 29-30. Off-Street Parking and Loading.)

(d) Performance and Landscaping Requirements:

(1) Performance standards. No use shall be permitted or so operated as to produce or emit:

a. Smoke or particulate matter in violation of the standards of the ordinances of the city.

b. Dust, fly ash, radiation, gases, heat, glare, or other effects which are obviously injurious to humans at the property line.

c. Vibration or concussion perceptible without instruments at the property line.

d. The noise level at any point along the property line shall not exceed:

Octave Band	Decibels
0-- 75 CPS	55
75--1,200 CPS	40
1,200--4,800 CPS	25
Above 4,800 CPS	22

e. Industrial wastes of such quantity and nature as to overburden the public sewage disposal facilities or to cause odor and unsanitary effects beyond the property line.

(2) Landscaping:

a. At least twenty (20) per cent of land in each lot shall be devoted to open space and maintained with landscaping.

b. Screening buffer adjacent to residential zone:

1. Permanent screening consisting of a masonry wall, earth berm, wood fence, landscape materials, or combination thereof, at least eight (8) feet in height and not to exceed twelve (12) feet in height shall be required where a lot in this district abuts residentially zoned land. The required screening shall have an opacity of at least eighty (80) per cent year around and, if landscaping is used, the eighty (80) per cent opacity shall be achieved within four (4) full growing seasons. In the event a masonry wall or wood fence is used, ornamental landscaping shall be placed between the wall or fence and the property line. The required screen shall be placed within five (5) feet of the property line. In the front yard, the required screen shall not exceed three (3) feet in height.

2. Required walls, fences or landscaping shall be maintained in good order and not allowed to exist in a state of disrepair or death. If wood fencing is used, it shall be durable in nature or treated to prevent rapid deterioration.

3. Where exterior storage screening is located (as required by this chapter), adjacent to residentially zoned land and no other improvement exists, including parking, between the required exterior storage screening and the common property line with the residentially zoned land, the screening buffer adjacent to a residential zone may be waived by the commission. However, the commission shall not waive this requirement unless provisions are made at the time of approval of the screening plan that a continuous screen be provided where the tract abuts the residentially zoned land.

c. Screening requirements for exterior storage

1. All exterior storage areas shall be enclosed by a permanent screen at least eight (8) feet in height above the ground surface of the storage area. Required screening shall be constructed in such a manner and with such materials as may be approved by the commission. In the event that an eight-foot screen is inadequate to screen such an area, the commission may require additional screening in such a manner and of such materials as may be reasonably necessary to adequately screen such from public view. However, in no event shall the screen exceed twelve (12) feet in height, except for landscape materials. In no event shall the stored or stacked materials or finished products exceed the height of the required screening. The required screening shall have an opacity of at least eighty (80) per cent year around, and if landscaping is used, the eighty (80) per cent opacity shall be achieved within four (4) full growing seasons. When a solid wall, or any solid fence is used for screening, ornamental landscaping shall be placed between the fence and the adjacent property lines.

2. Exterior storage areas shall have a permanently dust-free surface.

3. No exterior storage of materials or finished products on property subject to this section is permitted except pursuant to and in compliance with a screening plan approved by the commission. Such plan shall state the location of buildings, proposed storage areas and proposed screening, setback dimensions from property lines, elevation(s) of proposed screening including building materials; and shall state colors, height, and any other information the commission may require.

4. The required screening shall be maintained in good order and not allowed to exist in a state of disrepair or death. If wood fencing is used, it shall be durable in nature or treated to prevent rapid deterioration. Failure to maintain the required screening shall be considered a violation of this chapter.

(Code 1964, § 19.171; Ord. No. 9958, § 1, 10-3-83; Ord. No. 13812, § 1, 9-20-93; Ord. No. 14312, § 1, 12-5-94; Ord. No. 15471, § 1, 1-5-98; Ord. No. 17006, § 1, 9-4-01; Ord. No. 17116, § 1, 12-17-01; Ord. No. 17229, § 1, 3-18-02; Ord. No. 17667, § 1, 5-5-03; Ord. No. 17911, § 1, 12-1-03)

(Ord. 17911, Amended, 12/01/2003, Prior Text; Ord. 17667, Amended, 05/05/2003, Prior Text; Ord. 17229, Amended, 03/18/2002, Prior Text; 17116, Amended, 12/17/2001, Prior Text; 17006, Amended, 09/04/2001, Prior Text; 15471, Amended, 01/05/1998, Prior Text)