Chapter 18.46
INDUSTRIAL DISTRICTS

Sections:

18.46.010    Purpose.

18.46.020    Characteristics of industrial districts.

18.46.030    Allowed land uses and permit requirements.

18.46.040    Development standards.

18.46.050    Performance standards.

18.46.060    Major development projects.

18.46.010 Purpose.

The purpose of this chapter is to establish zoning districts in the city that support industrial uses to implement the city’s light industrial, heavy industrial, West Patterson industrial business park district, and West Patterson light industrial district general plan land use categories. These districts provide sufficient and appropriately located land for industrial uses that minimize impacts on residential neighborhoods. (Ord. 738 § 1 (Exh. A) (part), 2013).

18.46.020 Characteristics of industrial districts.

The following descriptions of each industrial zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

A.    Light Industrial (LI) District. This district is consistent with the general plan light industrial land use designation by providing locations for the development of industrial uses such as fabrication, manufacturing, assembly, or processing of materials that for the most part are already in processed form and which do not in their maintenance, assembly, manufacture, or plant operation create smoke, gas, odor, dust, sound, or other objectionable influences which might be obnoxious to persons conducting business or residing in this or any other zone.

B.    Heavy Industrial (HI) District. This district is consistent with the heavy industrial general plan land use designation by providing appropriate locations for intensive industrial uses that may generate noise, vibration, odor, or other conditions that make them undesirable and incompatible near or in conjunction with residential uses. A wide range of industrial manufacturing and warehousing uses are permitted in this district. The HI district is generally located in areas of the city where it would not create a substantial impact on sensitive residential, commercial, or office uses. Where feasible, development in the HI district may require additional measures to reduce impacts to neighboring properties such as increased setbacks, landscaping, and screening.

C.    West Patterson Industrial Business Park (IBP) District. This district is consistent with the light industrial land use designation of the general plan. 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.

D.    West Patterson Light Industrial (IL) District. The IL zoning district is consistent with the light industrial land use designation of the general plan. The IL zoning district is applied to areas appropriate for light industrial and manufacturing, warehousing, offices, and assembly uses. Land uses allowed in the IL zoning district will not create objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes. (Ord. 738 § 1 (Exh. A) (part), 2013).

18.46.030 Allowed land uses and permit requirements.

Table 18.46.030-1 below identifies allowed uses and corresponding permit requirements for the industrial zoning districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The specific use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Use regulations in the table are shown with representative symbol by use classification listing: “P” symbolizes uses allowed by right, “AR” symbolizes uses permitted through administrative review, “CUP” symbolizes uses that require approval of a conditional use permit, and “N” symbolizes uses that are not permitted.

 

Table 18.46.030-1 Permitted Use Matrix for Industrial Districts 

	Industrial Districts (See Section 18.46.020 for descriptions)				Specific Use Regulations
	LI	HI	IBP	IL
Agriculture, Resource, and Open Space Uses
Crop production and horticulture	P	P	P	P
Recreation, Education, and Public Assembly Uses
Athletic fields, accessory only1	P	P	P	P
Child-care facility	CUP	N	AR	CUP
Drug and alcohol treatment facilities	CUP	CUP	CUP	CUP
Parks, plazas, and playgrounds	CUP	CUP	CUP	CUP
Places of assembly (large, 10,000 sf or more)	CUP	N	CUP	CUP
Places of assembly (small, less than 10,000 sf)	CUP	CUP	CUP	CUP
Places of worship	CUP	N	CUP	CUP
Public art2	CUP	CUP	CUP	CUP	Chapter 18.73
Public facility	P	P	P	P
Schools (private)	CUP	CUP	AR	CUP
Schools (public)	CUP	CUP	CUP	CUP
Schools (trade)	P	P	P	P
Utility, Transportation, and Communication Uses
Communication equipment buildings	CUP	CUP	CUP	CUP
Communication towers	AR	AR	AR	AR
Electric substations3	CUP	CUP	CUP	CUP
Public utility yards	P	P	P	P
Public utility structures	P	P	AR	P
Transit station/park and ride lots	AR	P	AR	P
Retail, Service, and Office Uses
Alcoholic beverage sales4	CUP	CUP	N	CUP
Art, antique, collectibles	P	P	P	P
Artisan shops	P	P	AR	P
Auctions5	P	P	CUP	P
Banks and financial services	P	CUP	AR	CUP
Bars and cocktail lounges, accessory6	CUP	CUP	CUP	CUP
Broadcast studios	AR	CUP	AR	CUP
Building supply (large)	CUP	P	CUP	P
Building supply (small)	P	P	P	P
Business support services	P	AR	P	P
Cannabis dispensary	CUP9	CUP9	CUP9	CUP9
Hotels/motels	CUP	CUP	CUP	CUP
Indoor amusement/entertainment facility	AR	CUP	AR	AR
Indoor recreation and fitness	P	CUP	AR	CUP
Manufactured home sales, new	CUP	CUP	CUP	CUP
Medical and dental laboratories	CUP	P	CUP	CUP
Medical and dental offices	CUP	CUP	P	N
Nightclubs	CUP	CUP	CUP	CUP
Offices, accessory	P	P	P	P
Outdoor markets, sales establishments	CUP	CUP	CUP	CUP
Outdoor promotions, sales or displays7	CUP	CUP	CUP	CUP
Personal services	P	CUP	P	CUP
Personal services, accessory	P	P	P	P
Professional offices	P	CUP	P	CUP
Restaurants, no drive-thru	CUP	CUP	CUP	CUP
Restaurants, with drive-thru service	CUP	CUP	CUP	CUP
Retail, accessory	P	P	P	P
Retail, general	P	CUP	AR	P
Secondhand stores	AR	CUP	AR	AR
Services, accessory	P	P	P	P
Temporary uses8	see note	see note	see note	see note	Chapter 18.90
Veterinary clinics, large animal	CUP	CUP	CUP	CUP
Veterinary clinics, small animal	AR	AR	AR	AR
Wholesale commercial uses	P	P	P	P
Automobile and Vehicle Uses
Automobile and vehicle dismantling	CUP	AR	N	CUP
Automobile parts sales	P	P	P	P
Automobile rental agencies	P	P	P	P
Automobile sales, new and used	P	P	CUP	CUP
Bus yards	P	P	N	CUP
Car washing and detailing	CUP7	P	CUP7	CUP7
Fuel stations	P	P	P	P
Parking garages and lots	P	P	P	P
Recreational vehicle sales	CUP	CUP	CUP	CUP
Small vehicle sales and rental	P	P	CUP	CUP
Vehicle services (major)	CUP	CUP	N	N
Vehicle services (minor)	AR	AR	CUP	CUP
Vehicle storage (large)	CUP	P	N	N
Vehicle parking (small)	P	P	CUP	CUP
Industrial, Manufacturing, and Processing Uses
Agricultural products processing	N	CUP	N	N
Cannabis campus	CUP10	CUP10	CUP10	CUP10
Cannabis cultivation business	CUP	CUP	CUP	CUP
Cannabis manufacturing	CUP	CUP	CUP	CUP
Cannabis testing laboratory	CUP	CUP	CUP	CUP
Data center	P	P	P	P
Fuel yards	CUP	CUP	CUP	CUP
Manufacturing (major)	CUP	P	CUP	CUP
Manufacturing (minor)	P	P	CUP	P
Recycling facility, processing	CUP	CUP	CUP	CUP
Recycling facility, scrap and dismantling facility	CUP	CUP	CUP	CUP
Research and development	CUP	CUP	AR	CUP
Sheet metal fabrication8	CUP	P	CUP	CUP
Sign fabrication companies8	CUP	P	CUP	CUP
Storage, personal storage facility	P	P	P	P
Storage, warehouse (small)	P	P	CUP	CUP
Storage yard	CUP	P	CUP	CUP
Truck yards/terminals	CUP	CUP	CUP	CUP
Wholesale and distribution	P	P	P	P

Table Notes:

1.    Athletic fields may be permitted as part of detention/retention facilities or as accessory to a primary use (e.g., recreational opportunities for employees).

2.    Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.

3.    Including microwave facilities in conjunction therewith and wireless communication (cellular phone) facilities as further defined and permitted to a maximum height of fifteen feet above the maximum height allowed in the zone, as provided in Chapter 18.84.

4.    Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.

5.    Auctions are not to include animals and shall be conducted within an enclosed building only.

6.    Permitted when accessory to a hotel, motel, or restaurant.

7.    Permitted without a use permit as ancillary to a fueling station.

8.    So long as the use is conducted entirely within an enclosed building. Outdoor storage is prohibited.

9.    Dispensaries may not be located within three hundred feet of a residentially zoned district.

10.    Cannabis campuses may operate only pursuant to the city’s cannabis campus pilot program, as provided in Chapter 6.58.

(Ord. 856 § 1, 2021).

18.46.040 Development standards.

The following development standards are applicable to the industrial zoning districts. These standards, along with other development standards (e.g., landscaping requirements, parking standards) in this title and citywide design guidelines, are intended to assist property owners and project designers in understanding the city’s minimum requirements and expectations for high quality development.

Table 18.46.040-1 Development Standards for Industrial Districts 

	Industrial Districts (See Section 18.46.020 for descriptions)
	LI	HI	IBP	IL
Floor Area Ratio (maximum)1
Floor area ratio	0.4	0.4	n/a	n/a
Setbacks (minimum)2
Front and exterior yard	10'	no min.	15'	15'
Side yard3	no min.	no min.	n/a	n/a
Rear yard3	no min.	no min.	n/a	n/a
Lot Area (minimum SF)4
Lot area	no min.	no min.	65,340 sf (1.5 acres)	87,120 sf (2 acres)
Building Size (minimum SF)
Building size	no min.	no min.	15,000 sf	25,000 sf
Lot Dimensions (minimum)
Width	no min.	no min.	75'	100'
Depth	no min.	no min.	75'	100'
Height (maximum)5
Building/structure	n/a	n/a	45'	45'6
Building/structure within 100' of the property line of property zoned for residential use	32'	32'	n/a	n/a
Building/structure more than 100' from the property line of property zoned for residential use	45'	50'	n/a	n/a
Lot Coverage (maximum)
Buildings	n/a	n/a	50%	50%
Impervious surface	90%	90%	80%	80%
Landscaping	See regulations in Chapter 18.78
Lighting	See regulations in Chapter 18.80
Fences, Walls and Screening	See regulations in Chapter 18.70
Parking and Loading	See regulations in Chapter 18.76
Signs	See regulations in Chapter 18.82
Projections and Encroachments	See regulations in Chapter 18.60

Table Notes:

1.    Project may be eligible for a bonus as described in Chapter 18.88.

2.    See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60.

3.    Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts. 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.    For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes. Projects with a land area five acres or greater, or projects with construction square footage of thirty thousand square feet or greater, shall be subject to applicable review process in Division II.

5.    See Chapter 18.60 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).

6.    The planning commission may conditionally approve additional height adjustments up to one hundred twenty feet, subject to the following requirements:

a.    Building heights above seventy feet must include a stepped profile.

b.    Building projections above sixty feet shall maintain, at a minimum, a 1:3 height-to-distance ratio from any residentially designated zone or general plan area.

c.    Any building height over the maximum permitted shall be part of a building of at least seven hundred fifty thousand square feet, or a campus of buildings totaling seven hundred fifty thousand square feet, or more.

(Ord. 808 § 1, 2017: Ord. 738 § 1 (Exh. A) (part), 2013).

18.46.050 Performance standards.

All land uses proposed in the IBP and IL zoning districts shall be operated and maintained so as to not be injurious to public health, safety or welfare, and shall comply with the following standards.

A.    Air Emissions. No approved land use shall generate or cause any visible dust, gases, or smoke to be emitted into the atmosphere, except as necessary for the heating or cooling of structures, and the operation of motor vehicles on the site.

B.    Glare and Heat. No direct or sky-reflected glare or heat, whether from floodlights or from high temperature processes (including combustion or welding or otherwise) shall be visible or felt at the property line.

C.    Ground Vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations.

D.    Odor. No approved land use shall generate or emit any odor or fumes perceptible at the property line. (Ord. 738 § 1 (Exh. A) (part), 2013).

18.46.060 Major development projects.

For major development projects as defined in Chapter 18.98, application shall be made for planned development approval. Project review shall include, but shall not be limited to, architecture, site plan, consistency with goals and objectives of the general plan and environmental and economic impacts on the community. In addition, such large-scale development shall be fully consistent with the community design guidelines and downtown physical design plan, adopted October 2002, as may be amended from time to time. Exception: Projects within the West Patterson business park master plan area shall not be subject to this requirement.

Major development projects as defined at Chapter 18.98, once constructed, shall be maintained and kept in appearance as if in full operation, notwithstanding any cessation of business, abandonment or change in operation or ownership. This shall include but shall not be limited to landscaping, graffiti removal, painting, grounds and parking lot maintenance, lighting and other visual aspects of the project site. (Ord. 767 (part), 2014).