17.60.150 Research/industrial park (R/IP).
A. Purpose. The purpose of the R/IP (research/industrial park) zone is to create an attractive environment for offices, research facilities, and an environmentally appropriate assembly of uses to include appropriate amenities supporting employee activity. This is to be accomplished with a number of design components including attractive buildings, meandering walks, and landscaping.
B. Use Table. See use table section, WPCC 17.60.050. If a use is not specifically designated, then it is prohibited.
C. Development Standards.
1. Subdivision Requirement. In addition to the following standards, all lots (including single lots) shall be approved and developed in accordance with the standards found in the subdivision ordinance, Chapter 17.130 WPCC.
2. All lots (including single lots) shall be approved and developed in accordance with the standards found in this chapter as well as the commercial development standards found in WPCC 17.60.140(C)(3) through (6), unless specified below.
3. R/IP Zone Lot Standards Table. The following standards apply to all buildings in the R/IP zone:
Lot Size | |
|---|---|
Min. Lot Area (sq. ft.) | 20,000 |
Min. Landscaping | 15% |
Principal Structure | |
Min. Front Yard Setback | 20' |
Min. Front Yard Setback Arterial Street | 20' |
Min. Side Yard Setback | 10' |
Min. Side Yard Corner Lot | 20' |
Min. Side Yard Corner Lot Arterial Street | 10' |
Min. Rear Yard Setback | 10' |
Min. Distance Between Structures on Same Lot | 10' |
Min. and Max. Height | 12' and 60' |
Accessory Buildings | |
Min. Front Yard Setback | 50' |
Min. Side Yard Setback | 10' |
Min. Rear Yard Setback | 1' |
Min. Side Yard Corner | 0' |
Min. Distance Between Structures on Same Lot | 10' |
Min. and Max. Height | 12' and 20' |
Fencing and Landscaping | |
Fencing | (see WPCC 17.60.050) |
Landscaping | (see WPCC 17.60.040) |
Towers and Flagpoles | |
Max. Height for Flagpoles | 40' |
4. Horizontal Articulation. In the R/IP zone no plane of a building wall shall extend for a horizontal distance greater than three times the height of the wall without having an offset of at least five percent of the wall’s height, and that new wall plane shall extend for a distance equal to at least five percent of the maximum length of the first plane.
a. In the R/I-P zone masonry will be required on the exterior of all developments. The minimum area of masonry required will be determined by multiplying the outside perimeter of the building by four feet. The masonry used can be as a wainscot around the periphery of the building or a higher percentage at the main entrance(s). Corner lots and lots on arterial or collector streets are required to use the majority of the masonry on the front and sides of the building facing the street(s).
D. Sexually Oriented Business and Cannabis Regulations.
1. Sexually Oriented Business. see Chapter 17.40 WPCC, Conditional Uses, for standards.
2. Cannabis Businesses.
a. Cannabis Production Establishment.
i. Shall only be located in the research/industrial park zone;
ii. Shall be operated entirely within a permanent enclosed building;
iii. Shall be designed to filter inside air exchanges to the outside through air filter systems that remove dust, fumes, vapors, odors, or waste from air that exits the building;
iv. Exterior facade materials that are transparent or translucent, such as greenhouse materials, and intended to allow natural light into the interior of the structure shall be treated to prevent any interior view of the cannabis growing operations/product. Nonvisible skylights on the roof of a building are excluded;
v. Exterior building colors shall not be allowed that draw attention to the building such as fluorescent or bright colors in the green, orange, red, yellow or blue spectrum;
vi. Provide a security system with a backup power source that detects and records entry into the cannabis production establishment and provides notice of an unauthorized entry to law enforcement when the cannabis production establishment is closed;
vii. Shall maintain locks or equivalent restrictive security features on any area where the cannabis production establishment stores cannabis or a cannabis product;
viii. Outdoor signs on the building may include only the cannabis production establishment’s name and hours of operation and a green cross;
ix. Shall obtain a West Point business license before conducting business within the city; and
x. Shall meet all land use requirements for the zone in which it is located.
b. Medical Cannabis Pharmacy.
i. Shall only be located in the research/industrial park zone;
ii. Shall be located in a permanent building and not have drive-through service;
iii. Shall not have outdoor seating or seating areas;
iv. Shall not have outdoor vending machines of any kind;
v. Shall have one public entry door at the front of the building facing the street;
vi. Shall not darken or cover any windows on the front of the building but shall maintain windows clear and allow visibility into the pharmacy from the street;
vii. Shall not have cannabis products visible from outside the medical cannabis pharmacy;
viii. Shall not have bars on windows and shall maintain locks or equivalent restrictive security features on any area where the medical cannabis pharmacy stores cannabis or a cannabis product;
ix. Provide a security system with a backup power source that detects and records entry into the cannabis production establishment and provides notice of an unauthorized entry to law enforcement when the cannabis production establishment is closed;
x. Exterior building colors shall not be allowed that draw attention to the building such as fluorescent or bright colors in the green, orange, red, yellow or blue spectrum;
xi. Shall be designed to filter inside air exchanges to the outside through air filter systems that remove dust, fumes, vapors, odors, or waste from air that exits the building;
xii. Shall meet all land use requirements for the zone in which it is located;
xiii. Shall obtain a West Point business license before conducting business within the city; and
xiv. Shall limit the hours of operation it is open to the public to 9:00 a.m. to 7:00 p.m.
E. Related Provisions. Chapter 17.00 WPCC, Administration and Enforcement.
Chapter 17.10 WPCC, Definitions.
Chapter 17.30 WPCC, Site Plan Review Standards.
Chapter 17.40 WPCC, Conditional Use Permits.
WPCC 17.60.140, commercial zones.
Chapter 17.70 WPCC, General Regulations.
Chapter 17.100 WPCC, Off-Street Parking and Loading.
Chapter 17.110 WPCC, Sign Regulations.
Chapter 17.120 WPCC, Lighting.
Chapter 17.130 WPCC, Subdivisions. [Ord. 05-03-2022A § 1; Ord. 08-17-2021B § 2 (Exh. A)].