Chapter 17.24
Industrial Zoning Districts

Sections:

17.24.010    Purpose

17.24.020    Purposes of Industrial Zoning Districts

17.24.030    Industrial District Land Uses and Permit Requirements

17.24.040    Industrial District Subdivision Standards

17.24.050    Industrial District Site Planning and Building Standards

17.24.060    HD (Harbor District) Zone Standards

17.24.010 - Purpose

This Chapter lists the land uses that may be allowed within the industrial zoning districts established by Section 17.14.020 (Zoning Map and Zoning Districts), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

17.24.020 - Purposes of Industrial Zoning Districts

The purposes of the individual industrial zoning districts and the manner in which they are applied are as follows.

A.    IL (Light Industrial) zoning district. The IL zoning district is applied to areas of the City that are appropriate for a variety of commercial, manufacturing, wholesale and distribution, and industrial uses that do not generate significant customer traffic or high levels of noise, dust, odors, or other potential off-site nuisance characteristics. Allowable manufacturing uses and activities must be entirely within enclosed structures. The maximum floor area ratio (FAR) is 0.40. The IL zoning district implements and is consistent with the IL land use designation of the Coastal General Plan.

B.    IH (Heavy Industrial) zoning district. The IH zoning district is applied to areas of the City that are appropriate for a range of heavy industrial including manufacturing, assembly and processing, the storage and distribution of raw materials, aggregate plants, and related industrial uses that are generally compatible with and require locations removed from residential and visitor serving uses. The maximum floor area ratio (FAR) is 0.40. The IH zoning district implements and is consistent with the IH land use designation of the Coastal General Plan.

C.    IT (Timber Resources Industrial) zoning district. The IT zoning district is applied to areas appropriate for timber resource and forest products related manufacturing, including a variety of related industrial uses, as well as related support activities including railroad lines, truck shipping facilities, power generation, and related uses; and aquaculture. The maximum floor area ratio (FAR) is 0.40. The IT zoning district implements and is consistent with the IT land use designation of the Coastal General Plan.

D.    HD (Harbor District) zoning district. The HD zoning district is applied to the Noyo Harbor, to acknowledge and maintain its function as a commercial fishing center with a mix of commercial and industrial activities that support harbor operations, and protect ocean-abutting parcels for coastal dependent and coastal related uses. Allowable uses may include aquaculture, boat sales, construction, and service, commercial fishing and charter operations, fish processing, gift shops, marine hardware, retail fish sales, and similar and compatible uses. The maximum area ratio (FAR) is 0.75. The HD zoning district implements and is consistent with the HD land use designation of the Coastal General Plan.

17.24.030 - Industrial District Land Uses and Permit Requirements

A.    General permit requirements. Table 2-10 identifies the uses of land allowed by this Development Code in each industrial zoning district, and the planning permit required to establish each use, in compliance with Section 17.20.030 (Allowable Land Uses and Planning Permit Requirements). A Coastal Development Permit shall be required for all development, including a change in land use in compliance with Section 17.71.045, and such CDP shall be fully consistent with all applicable provisions of the certified LCP. A land use may also require a Design Review approval (Section 17.71.050), a Building Permit, and/or other permit required by the Municipal Code.

B.    Requirements for certain specific land uses. Where the last column in Table 2-10 ("Specific Use Regulations") includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

C.    IT zone additional permit requirements. In addition to the planning permit requirements established by Table 2-10 for the IT (Timber Resource Industrial) zone, Use Permit approval shall be required for:

1.    The construction of a new building;

2.    The expansion of an existing building by 25 percent or more; and

3.    A change in use of an existing building from one type of allowable industrial process or storage to a different type of use.

 

TABLE 2-10 Allowed Land Uses and Permit Requirements for Industrial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT				Specific Use Regulations
	IL	IH	IT	HD
AGRICULTURAL, RESOURCE & OPEN SPACE USES
Aquaculture	—	UP(3)	UP	UP	17.42.046
Crop production, horticulture, orchard, vineyard	P	P	P(4)	—
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Agricultural product processing	—	P	—	—
Artisan/craft product manufacturing	P(2)	—	—	—
Boat and ship construction, repair, maintenance	—	P	—	P
Construction contractor	P(2)	P(2)	—	—
Fish processing	P(2)	P	—	P
Laboratory - Medical, analytical, research & development	P(2)	P	—	—
Laundry, dry cleaning plant	P	P	—	—
Lumber and wood product manufacturing		UP	P(4)	—
Manufacturing/processing - Heavy	—	UP	—	—
Manufacturing/processing - Light	P(2)	P	—	—
Manufacturing/processing - Medium intensity	—	P(2)	—	—
Media production	P	P	—	—
Petroleum product storage and distribution	UP	P	—	—
Printing and publishing	P	P	—	—
Recycling - Heavy processing	UP	UP	—	—	17.42.150
Recycling - Large collection facility	UP	UP	—	—	17.42.150
Recycling - Light processing	UP	UP	—	—	17.42.150
Recycling - Reverse vending machine	P	P	—	—	17.42.150
Recycling - Scrap and dismantling yards	—	UP	—	—
Recycling - Small collection facility	P	P	—	P	17.42.150
Storage - Cold storage facility, ice plant	—	UP	—	UP
Storage - Outdoor	UP	UP	UP	UP	17.42.140
Storage - Personal storage facility (mini-storage)	P	P	—	—
Storage - Warehousing	P(2)	P	—	—
Wholesaling and distribution	P(2)	P	—	—

Key to Zoning District Symbols
IL	Light Industrial	IT	Timber Resources Industrial
IH	Heavy Industrial	HD	Harbor District

Notes:

(1)    See Article 10 for land use definitions.

(2)    Use shall be entirely enclosed within a building, unless outdoor activities and/or storage are authorized by Use Permit.

(3)    Use only allowed in Coastal Zone.

(4)    See Section 17.24.030.C for additional permit requirements.

TABLE 2-10 Allowed Land Uses and Permit Requirements for Industrial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT				Specific Use Regulations
	IL	IH	IT	HD
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Adult entertainment business	S	S	—	—	17.40
Commercial recreation facility - Indoor	UP	—	—	—
Commercial recreation facility - Outdoor	UP	UP	—	—
Fishing pier	—	—	—	UP
Health/fitness facility	UP	—	—	—
Hiking/riding trail	—	—	P	—
Library, museum	—	—	—	UP
Meeting facility, public or private	UP	—	—	—
Park, playground	—	—	P	—
Nature preserve	—	—	P	—
School - Specialized education/training	UP	UP	—	—
Sports and entertainment assembly	—	UP	—	—
RESIDENTIAL USES
Caretaker quarters	—	MUP	—	MUP
Live/work unit	UP	—	—	UP	17.42.090

Key to Zoning District Symbols
IL	Light Industrial	IT	Timber Resources Industrial
IH	Heavy Industrial	HD	Harbor District

Notes:

(1)    See Article 10 for land use definitions.

(2)    Use shall be entirely enclosed within a building, unless outdoor activities and/or storage are authorized by Use Permit.

(3)    Use only allowed in Coastal Zone.

(4)    See Section 17.24.030.C for additional permit requirements.

TABLE 2-10 Allowed Land Uses and Permit Requirements for Industrial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT				Specific Use Regulations
	IL	IH	IT	HD
RETAIL TRADE
Accessory retail or services	MUP	MUP	—	MUP	17.42.020
Bar/tavern	—	—	—	MUP
Boat and ship sales	—	—	—	P
Building and landscape materials sales - Indoor	P	P	—	—
Building and landscape materials sales - Outdoor	UP	P	—	—	17.42.130
Construction and heavy equipment sales and rental	UP	P	—	—	17.42.130
Convenience store	—	—	—	MUP
Farm supply and feed store	P(2)	P	—	—
Fuel dealer (propane for home and farm use, etc.)	P	—	—	—
Marine hardware and supplies sales	—	—	—	P
Mobile home or RV sales	UP	UP	—	—
Restaurant, café, coffee shop	—	—	—	MUP
Retail sales accessory to wholesaling	MUP	MUP	—	—
Service station	UP	UP	—	—	17.42.180
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM	—	—	—	P
Business support service	P	—	—	—
Office - Accessory	P	P	P(4)	P
Office - Processing and corporate	P	P	—	—

Key to Zoning District Symbols
IL	Light Industrial	IT	Timber Resources Industrial
IH	Heavy Industrial	HD	Harbor District

Notes:

(1)     See Article 10 for land use definitions.

(2)     Use shall be entirely enclosed within a building, unless outdoor activities and/or storage are authorized by Use Permit.

(3)     Use only allowed in Coastal Zone.

(4)     See Section 17.24.030.C for additional permit requirements.

TABLE 2-10 Allowed Land Uses and Permit Requirements for Industrial Zoning Districts	P	Permitted Use, Zoning Clearance required
	MUP	Minor Use Permit required (see Section 17.71.060)
	UP	Use Permit required (see Section 17.71.060)
	S	Permit requirement set by Specific Use Regulations
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT				Specific Use Regulations
	IL	IH	IT	HD
SERVICES - GENERAL
Accessory retail or services	MUP	MUP	—	—	17.42.020
Equipment rental	P(2)	P(2)	—	—
Kennel, animal boarding	UP	UP	—	—
Lodging - Hotel or motel	—	—	—	UP(5)
Maintenance service - Client site services	P(2)	P	—	—
Medical Marijuana Dispensary	UP	UP	—	—	FBMC 9.30 (Ord. 851 §1, 2005) & 17.42.095
Public safety facility	P	P	P(4)	P
Repair service - Equipment, large appliances, etc.	P(2)	P	—	—
Vehicle services - Major repair/body work	UP	UP	—	—
Vehicle services - Minor maintenance/repair	P	P	—	—
Veterinary clinic, animal hospital	P	P	—	—
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Ambulance, taxi, or limousine dispatch facility	P(2)	P	—	—
Boat launching facility	—	—	—	P
Broadcasting studio	P	—	—	—
Freight terminal	P(2)	P	—	—
Harbor and marina facilities	—	—	—	P
Parking facility, public or commercial	—	—	—	MUP
Pipeline or transmission line	S	S	S	S	17.42.144
Telecommunications facility	S	S	S	S	17.44
Transit station or terminal	UP	UP	UP	UP
Utility facility	P	P	—	—
Vehicle storage	UP	UP	—	—

Key to Zoning District Symbols
IL	Light Industrial	IT	Timber Resources Industrial
IH	Heavy Industrial	HD	Harbor District

Notes:

(1)     See Article 10 for land use definitions.

(2)     Use shall be entirely enclosed within a building, unless outdoor activities and/or storage are authorized by Use Permit.

(3)     Use only allowed in Coastal Zone.

(4)     See Section 17.24.030.C for additional permit requirements.

(5)     Allowed only on a parcel with no harbor basin water frontage, and/or with its buildable area over 25 feet above mean high tide.

17.24.040 - Industrial District Subdivision Standards

A.    Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-11 for the applicable zoning district.

B.    The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

C.    An industrial condominium may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review, provided that the overall development site complies with the minimum parcel size.

TABLE 2-11 - MINIMUM PARCEL SIZE STANDARDS

Zoning District	Minimum Parcel Size
	Minimum Area	Minimum Width	Minimum Depth	Maximum Depth
IL	5,000 sf	50 ft	100 ft	3 times width
IH	5,000 sf	50 ft	100 ft	3 times width
IT	5,000 sf	50 ft	100 ft	3 times width
HD	2,000 sf	25 ft	N.A.	3 times width, except that lots less than 50 ft wide may be 150 ft in depth.

17.24.050 - Industrial District Site Planning and Building Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-12 and 2-13 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.

 

TABLE 2-12 - IL AND IH DISTRICT DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District
	IL Light Industrial	IH Heavy Industrial
Residential density	Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
Maximum density	15 live/work units per acre	1 caretaker unit per parcel
Setbacks	Minimum and, where noted, maximum setbacks required for primary structures. See Section 17.30.100 for exceptions to these requirements.
Front	30 ft from Highway 1; 15 ft elsewhere.
Side - Interior (each)	10 ft; except no setback is required if the other side is 15 ft or more. 10 ft on any side abutting a C zone. 30 ft on any side abutting an R or OS zone, or a PD zone not specified for industrial uses.
Side - Street side	Same as front setback. Except for properties north of Pudding Creek and west of Main Street with more than 135 feet of frontage, see Section 17.50.070 (H)
Rear	Abutting an alley, 10 ft within 30 ft of each side property line or driveway accessing the alley; 30 ft if adjacent to an R zone; none required elsewhere.
Floor area ratio (FAR)	Maximum FAR allowed.
	0.40
Height limit	Maximum allowable height of structures. See Section 17.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height	35 ft; 45 ft with Use Permit approval.	40 ft; 60 ft with Use Permit approval.
Fencing	See Section 17.30.050 (Fences, Walls, and Screening)
Landscaping	See Chapter 17.34 (Landscaping Standards)
Parking	See Chapter 17.36 (Parking and Loading)
Signs	See Chapter 17.38 (Signs)

 

TABLE 2-13 - IT AND HD DISTRICT DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District
	IT Timber Resources Industrial	HD Harbor District
Residential density	Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or planning permit approval, as applicable.
Maximum density	None allowed	1 caretaker unit per parcel
Setbacks	Minimum and, where noted, maximum setbacks required for primary structures. See Section 17.30.100 for exceptions to these requirements.
Front	30 ft from Highway 1; 15 ft elsewhere.	None required
Side - Interior (each)	10 ft; except no setback allowed if the other side is 15 ft or more. 10 ft on any side abutting a C zone. 30 ft on any side abutting an R or OS zone, or a PD zone not specified for industrial uses.	10 ft abutting a different zone; none required elsewhere.
Side - Street side	Same as front setback.
Rear	Abutting an alley, 10 ft within 30 ft of each side property line or driveway accessing the alley; none required elsewhere.	10 ft abutting a different zone; none required elsewhere.
Floor area ratio (FAR)	Maximum FAR allowed.
	0.40	0.75
Height limit	Maximum allowable height of structures. See Section 17.30.060 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum height	40 ft; 60 ft with Use Permit approval.	30 ft; 45 ft with Use Permit approval.
Fencing	See Section 17.30.050 (Fences, Walls, and Screening)
Landscaping	See Chapter 17.34 (Landscaping Standards)
Parking	See Chapter 17.36 (Parking and Loading)
Signs	See Chapter 17.38 (Signs)

17.24.060 - HD (Harbor District) Zone Standards

Each secondary use in the HD zone shall be subordinate to marine commercial and industrial uses and shall not be the primary use on a parcel abutting the water. In particular, bars, restaurants, convenience stores and other non-coastal dependent uses shall not occupy more than 25 percent of the gross area of any waterfront parcel and shall not occupy more than 50 percent of the gross area of any other parcel in the HD zone, except for areas with an elevation of 25 feet or more above mean high tide and physically separated from the basin area. For multiple-use projects, the coastal dependent portion (including its buildings, dock, landscaping, parking, etc.) shall occupy or be allotted at least 75 percent of the overall project area for waterfront properties and 50 percent of the area for other properties.