Chapter 18.62
WEST PATTERSON INDUSTRIAL BUSINESS PARK DISTRICT
Sections:
18.62.010 Purpose.
18.62.020 Permitted uses.
18.62.025 Uses permitted.
18.62.030 Uses permitted subject to first securing administrative approval in each case.
18.62.035 Uses permitted subject to first securing a conditional use permit in each case.
18.62.040 Definitions and limitations on uses.
18.62.050 Development standards.
18.62.060 Exceptions.
18.62.070 Prohibited uses.
18.62.010 Purpose.
A. This chapter lists the land uses that may be allowed within the industrial business park zoning district established by the West Patterson Business Park master development plan, determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size. The purposes of the industrial business park zoning district and the manner in which they applied are as follows.
B. IBP (Industrial/Business Park) District. The IBP zoning district is applied to areas appropriate for light industrial and business park land uses, including low-intensity manufacturing and assembly processes, research and development, corporate headquarters, offices, medical and health facility uses and other uses as specified in this chapter. The land uses allowed and development standards required within the IBP district are intended to protect adjacent areas from impacts while allowing indoor, clean, and quiet industry. Land uses in the IBP zoning district are often organized as a business park, with tenants that may include some commercial and office activities.
C. The IBP zoning district is consistent with the light industrial land use designation of the city of Patterson general plan. (Ord. 709 (part), 2010: Ord. 647 (part), 2003).
18.62.020 Permitted uses.
A. General Requirements. Table 18.62-1 identifies the uses of land allowed by the zoning ordinance codified in this chapter in the industrial business park zoning district, and the approval or land use permit required to establish each use, if any, in compliance with the city of Patterson zoning regulations.
Note: The far right column in Table 18.62-1 (Specific Use Regulations) may show a section number for regulations that apply to the particular use listed, in addition to the other general standards of this chapter.
B. Uses Not Listed. The director may determine that a proposed use is similar to and compatible with a listed use and may be allowed after first making all of the following findings:
1. The characteristics of, and activities associated with, the use are similar to one or more of the listed uses, and will not involve a greater intensity than the uses listed in the zone;
2. The use will be consistent with the purpose and intent of the zone;
3. The use will be consistent with the general plan and any applicable master development plan; and
4. The use will be compatible with the other uses allowed in the zone. (Ord. 709 (part), 2010: Ord. 647 (part), 2003).
18.62.025 Uses permitted.
The uses listed in Table 18.62-1 that are permitted are subject to the development standards provided in Section 18.62.050. These uses include, but are not limited to, the following:
Crop farming and horticulture, parks and playgrounds, assembly of products, business incubator centers, business services, call centers, communication systems research and development, computer systems research and development, corporate offices, electronic repair and assembly, manufacturing and technology support industries, medical and health facilities and uses as defined in Section 18.62.040(D) (not including hospitals), packaging, printing and publishing companies, book binding, software development, wholesale distribution and catalog sales, offices as defined in Section 18.62.040(C), parcel delivery service, public buildings, copying and reprographics, business services offices or shops, fire station/emergency services/police, government facilities, health clubs and athletic facilities as a subordinate activity, laundry/dry cleaning, night clubs in association with hotel only, recreation facilities for employees. (Ord. 709 (part), 2010).
18.62.030 Uses permitted subject to first securing administrative approval in each case.
A. The uses listed in Table 18.62-1 that are permitted subject to administrative approval as provided for in Chapter 18.96 include, but are not limited to, the following:
Artist gallery/studio, banks, broadcast studios, catalog services, ceramic products, colleges and universities, contractor or building supply sales—wholesale or storage with no outside storage, convenience stores, computer sales and repair, commercial laundry, counseling services, day care centers, exhibition buildings, glass studio, gymnasium/exercise businesses, gymnastic schools, health clubs, interior design and office equipment sales, museums (nonprofit), passenger/transportation terminals, private schools, public utilities, technical/trade schools, temporary outside events, communication facility towers, research and development laboratories, restaurants/food take-out, retail shops, sign fabrication; other similar and compatible uses may be found to fall within the intent and purpose of this district, that will not be detrimental to the public welfare and can be found to be of a comparable nature and of the same class as the uses in this section subject to the findings listed in subsection B of this section.
B. Required Findings for Administrative Approval. The director may grant administrative approval only after making all of the following findings:
1. The characteristics of, and activities associated with, the use are similar to one or more of the listed uses, and will not involve a greater intensity than the uses listed in the zone;
2. The use will be consistent with the purpose and intent of the zone;
3. The use will be consistent with the general plan and any applicable master development plan; and
4. The use will be compatible with the other uses allowed in the zone.
C. Conditional Use Permit May Be Required. As provided in Section 18.62.060, the director may, at his/her discretion, refer any administrative review application to the planning commission for review and approval. (Ord. 709 (part), 2010).
18.62.035 Uses permitted subject to first securing a conditional use permit in each case.
A. The uses listed in Table 18.62-1 permitted subject to a conditional use permit provided for in Chapter 18.76 include, but are not limited to, the following:
Auditoriums (associated with hotel/conference centers), churches, conference centers, furniture manufacturing, hotel/motels, laboratories without outside storage, pharmaceutical manufacturing, research and development laboratories, sheet metal fabrication, sign fabrication, regional offices and facilities of the county and state government, regional, state or national offices of the federal government.
|
Table 18.62-1 Allowed Uses and Permit Requirements for Industrial Business Park Zoning District, West Patterson Master Development Plan Area |
P Permitted Use S Administrative Approval Required CUP Conditional Use Permit Required |
|
|
Land Use |
Permit Required |
Specific Use Regulations |
|
IBP |
||
|
AGRICULTURE AND OPEN SPACE USES |
||
|
Crop production and horticulture |
P |
|
|
INDUSTRY, MANUFACTURING AND PROCESSING USES |
||
|
Assembly of products |
P |
|
|
Business incubator centers |
P |
|
|
Business services |
P |
|
|
Call centers |
P |
|
|
Catalog services |
S |
18.62.030(B) |
|
Ceramic products |
S |
18.62.030(B) |
|
Communication systems research and development |
P |
|
|
Computer systems research and development |
P |
18.62.040(B) |
|
Conference center |
CUP |
|
|
Furniture manufacturing |
CUP |
|
|
Electronic repair and assembly |
P |
|
|
Interior design and office equipment sales |
S |
18.62.030(B) |
|
Manufacturing and technology support industries |
P |
|
|
Packaging |
P |
|
|
Pharmaceutical manufacturing |
CUP |
|
|
Printing and publishing, book binding |
P |
|
|
Research and development laboratories |
S |
18.62.030(B) |
|
Sheet metal fabrication |
CUP |
18.62.040(A) |
|
Sign fabrication companies |
CUP |
18.62.040(A) |
|
Software development |
P |
|
|
Wholesale distribution and catalog sales |
P |
|
|
RETAIL AND SERVICES USES |
||
|
Artist gallery or studio |
S |
18.62.030(B) |
|
Auditoriums |
CUP |
18.62.040(F) |
|
Banks |
S |
18.62.040(F) |
|
Broadcast studios |
S |
18.62.040(F) |
|
Convenience store |
S |
18.62.040(F) |
|
Churches |
CUP |
|
|
Computer sales and repair |
S |
18.62.030(B) |
|
Commercial laundry |
S |
18.62.030(B) |
|
Communication towers |
S |
18.62.030(B) |
|
Contractor or building supply sales |
S |
18.62.030(B) |
|
Copying and reprographics service |
CUP |
18.62.040(F) |
|
Day care center |
S |
18.62.040(F) |
|
Exhibition buildings |
S |
18.62.030(B) |
|
Health club/gymnasium/gymnastic school/exercise business |
S |
18.62.030(B) |
|
Medical and health facilities and uses |
P |
18.62.040(D) |
|
Museum (nonprofit) |
S |
18.62.030(B) |
|
Office equipment sales |
S |
18.62.030(B) |
|
Offices |
P |
18.62.040(C) |
|
Hotels/motels |
CUP |
|
|
Night club |
P |
18.62.040(G) |
|
Parcel delivery service |
P |
|
|
Parks and playgrounds |
P |
|
|
Public buildings and facilities |
P |
18.62.040(E) |
|
Public utilities |
S |
18.62.030(B) |
|
Restaurants, food take-out |
CUP |
18.62.040(F) |
|
Retail shops |
S |
18.62.040(F) |
|
Schools/colleges and universities, private schools, technical schools |
S |
18.62.030(B) |
|
Temporary events |
S |
18.62.030(B) |
|
Transportation terminals |
S |
18.62.030(B) |
(Ord. 709 (part), 2010: Ord. 647 (part), 2003. Formerly 18.62.030).
18.62.040 Definitions and limitations on uses.
The uses listed on Table 18.62-1 are subject to the following definitions, limitations and qualifications:
A. Use is permitted so long as the use is conducted entirely within an enclosed building and complies with the performance standards established by Section 18.66.120. Outdoor storage is prohibited.
B. Computer and peripheral equipment manufacturing and assembly incorporating activities defined by the North American Industry Classification System, United States Office of Management and Budget, Sub-Sectors 334 and 335, including but not limited to mainframe computers, personal computers, workstations, laptops and computer servers; peripheral equipment such as storage devices, printers, monitors, input/output devices, and terminals; and similar activities. Also included in this category is the manufacture and assembly of other parts, casings, cable sets, switches, and similar peripheral equipment in support of computer and technology industries.
C. “Offices” as used in this chapter means corporate, business, administrative, contractor, government, public and quasi-public agency, school, private and public utility, professional, and similar offices where the primary focus of the office is not walk-in or pedestrian traffic of retail, commercial, or shopping nature more appropriate to the city’s downtown and its western extension.
D. “Medical and health facilities and uses” as used in this chapter means health centers; medical centers (not including hospitals); outpatient surgery centers; urgent care centers; prompt care centers; medical offices, doctors’ offices, dental or dentist offices, psychologist offices, and health care, mental health, and medical counseling services; medical and health care education and training; medical clinic as defined in Section 18.08.020; health clinic; dental clinic; industrial and occupational medicine; physical therapy; imaging, x-ray, radiology, diagnostic, and scanning facilities; medical, health, or dental fabrication offices; medical, health, or dental laboratories; lab services; all uses may include general, primary, family, pediatric, optometry, specialist or other types or levels of care; medical and orthopedic supply stores and distributors; boutique pharmacies, optician shops, gift shops, and health-related bookstores as an ancillary use; administrative and professional offices, facilities, community facilities and rooms, or uses supporting or relating to any of the uses herein; any other facilities or uses customarily used to support the uses above, or any combination of these, or any rental or lease of facilities owned or leased by any of these to third parties for permitted uses under this zoning chapter; all of which may be provided by private, quasi-public, or public entities.
E. Includes police and fire stations.
F. The use may be allowed as a support service in a building housing multiple tenants subject to the following findings and limitations:
1. Required Findings to Establish Support Services.
a. The use will be consistent with the purpose and intent of the West Patterson Business Park master development plan;
b. The use will be compatible with existing and allowed uses in the master development plan area;
c. The use does not preclude the establishment of industrial/business park uses favored for the Master Development Plan area, as described in the West Patterson Business Park master development plan.
2. Limitations for the Establishment of Support Services.
a. All such businesses must be integrated with the design of the building or group of buildings developed as a single project and shall be found to be incidental to, and supportive of, the primary industrial business or businesses;
b. All such businesses shall comply with the design guidelines established by the West Patterson Business Park master development plan;
c. No outdoor storage shall be allowed;
d. All signage shall comply with the provisions of Chapter 18.90 and the design guidelines established by the West Patterson Business Park master development plan.
G. Night club as an incidental use associated with a hotel.
H. Permit Requirement for Expansion. Any expansion of an existing use within an industrial zoning district comprising less than twenty-five percent of the existing floor area shall be subject to administrative approval by the director or his/her staff. An expansion involving greater than twenty-five percent of existing floor area may be allowed subject to the issuance of a conditional use permit. (Ord. 709 (part), 2010).
18.62.050 Development standards.
Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 18.62-2, in addition to any other applicable requirements of the city of Patterson zoning regulations.
|
Minimum lot size |
Minimum area and dimensions for parcels proposed in new subdivisions. |
|
Minimum lot area |
1.5 acres |
|
Minimum dimensions |
75 ft. |
|
Minimum building size |
15,000 sq. ft. |
|
Setbacks (3) |
Minimum setbacks required. See Chapter 18.08 for setback measurements, exceptions, and allowed projections into setbacks. |
|
Front |
15 ft. |
|
Sides (each) |
10 ft. |
|
Rear |
15 ft. |
|
Site coverage |
50% maximum |
|
Height limit (1) |
45 ft. (2) |
|
Landscaping |
As required by Section 18.66.070 (Landscaping) |
|
Lighting |
As required by Section 18.66.120 |
|
Parking and loading |
As required by Chapter 18.72 (Parking and Loading) |
|
Signs |
As required by city of Patterson sign regulations (Chapter 18.90) |
Notes:
1. Maximum allowed height of structures. Exceptions may be allowed by Section 18.62.060 (Exceptions).
2. Except as may be required by the airport land use plan for the Patterson Airport.
3. The minimum setback for parking, buildings and other structures along Rogers Road, Baldwin Road, and Sperry Avenue shall be twenty feet measured from the property line or the adopted right-of-way plan line, whichever is greater.
4. Except for zero-lot line, shared wall development. For such development, total aggregate lot area and building size must meet the standards above, but an individual lot and its related building may be smaller than the standards above so long as the total building size meets the standard above. Side setbacks for the interior shared wall of such structures are zero feet.
(Ord. 709 (part), 2010: Ord. 647 (part), 2003. Formerly 18.62.040).
18.62.060 Exceptions.
Exceptions to Sections 18.62.020, 18.62.025, 18.62.030, 18.62.035 and 18.62.050 (use requirements and development standards) may be granted by the director (in the case of a permitted use or use allowed by administrative review) or by the planning commission upon review of a conditionally allowable use, upon making all of the following findings:
A. The exception will not constitute a grant of special privilege inconsistent with the purpose and intent of the West Patterson Business Park master development plan or the city of Patterson zoning regulations;
B. The characteristics of, and activities associated with, the use/standard are similar to one or more of the listed uses/standards, and will not involve a greater intensity than the uses/standards listed in the zone;
C. The use/standard will be consistent with the purpose and intent of the zone;
D. The use/standard will be consistent with the general plan and any applicable master development plan; and
E. The use/standard will be compatible with the other uses/standards allowed in the zone. (Ord. 709 (part), 2010: Ord. 647 (part), 2003. Formerly 18.62.050).
18.62.070 Prohibited uses.
The following uses are prohibited:
Adult establishments, airports/heliports, appliance sales and repair, auto/truck sales or repair or body shops, bakery wholesale and distribution, boarding houses, boat, motorcycle, jet ski, auto and RV sales and repair, bottling plant, building materials sales with outside storage, car washes—automatic and self serve, cemeteries, mausoleums, columbaria and memorial gardens, ceramic products manufacturing, coal and wood lots, commercial dorms, concrete plants, contractor or building supply—retail with or without outside storage, contractor offices with no outside storage, convenience stores with gasoline sales, correctional facilities and jails, crematoriums, detached single-family dwellings, drive-in theaters, duplexes, triplexes, and multifamily units, electric motor sale and repair, exterminators, fairgrounds, farmers markets, feed and grain sales and storage, food packaging including packing shed, foundries, fabrication plants, forging, metal casting, freight terminal, funeral homes, furniture finishing and repair, garden centers, hazardous and nuclear material storage and disposal, heavy equipment sales or repair, hospitals, ice or water dealers, incinerators, junk yards and wrecking yards, kennels, landfills, manufacturing/storage of chemicals, manufacturing and storage of fireworks or explosives, manufactured home or office sales, mini-storage, moving and storage service, pet grooming, public schools (K-12), public sewer treatment plants, quarries or mining, rendering plants, repair shops with outdoor storage or operation, retirement centers and life care facilities, salvage and scrap yards, seed processing and packaging, service stations, sheet metal fabrication, shopping centers, slaughtering plants, stadiums and arenas, storage yards, theaters, movie theaters, transfer stations, veterinarian services (offices, clinics and hospitals), and warehouses as a principal use. (Ord. 709 (part), 2010: Ord. 647 (part), 2003. Formerly 18.62.060).