Chapter 18.54
INDUSTRIAL DISTRICTS (I)

Sections:

Article I. General

18.54.005    Specific purposes.

18.54.010    IP, IL and IG district – Land use regulations.

Article II. Development Standards

18.54.100    IP, IL and IG districts – Review of plans.

18.54.115    IP, IL and IG districts – Property development regulations.

18.54.120    Additional height allowance.

18.54.130    IP, IL and IG districts – Planting areas.

Article I. General

18.54.005 Specific purposes.

A. The specific purposes of industrial district regulations are to:

1. Provide appropriately located areas consistent with the general plan for a broad range of manufacturing, research and development, processing and service uses;

2. Strengthen the city’s economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;

3. Provide a suitable environment for various types of industrial uses, and protect them from the adverse impacts of inharmonious uses;

4. Ensure that the appearance and effects of industrial uses are compatible with the character of the area in which they are located;

5. Minimize the impact of industrial uses on adjacent residential districts;

6. Ensure the provision of adequate off-street parking and loading facilities.

B. The additional purposes of specific industrial districts are as follows:

1. Industrial Park District (IP). To provide sites in landscaped settings for service-oriented commercial and light industrial uses with limited customer presence and turnover, including industrial office centers, research and development facilities, limited industrial activities (including production and assembly but no raw materials processing or bulk handling), limited and warehouse type retail and commercial activities, and small-scale warehousing distribution.

2. Limited Industrial District (IL). To provide opportunities for service-oriented commercial and limited industrial uses in transitional areas between heavy industry and residential and commercial land uses. Heavy industrial uses are restricted or subject to discretionary approval in order to minimize their potential impacts on surrounding land uses.

3. General Industrial District (IG). To provide sites for intense industrial uses on large parcels occupied by or directly adjacent to existing heavy industrial uses, as well as on small parcels in the vicinity of heavy industrial uses. Areas are established for heavy industrial uses in order to protect them, to the extent feasible, from disruption and competition for space from unrelated retail and commercial uses that are more appropriately located elsewhere in the city. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990.]

18.54.010 IP, IL and IG district – Land use regulations.

In the following schedule, the letter “P” designates use classifications permitted in industrial districts. The letter “L” designates use classifications subject to certain limitations prescribed by the “Additional Use Regulations” which follow. The letter “U” designates use classifications permitted on approval of a use permit (Chapter 18.28 PMC). The letter “T” designates temporary use classifications permitted on approval of a temporary activity permit. The letter “Z” designates accessory use classifications permitted on approval of the zoning administrator. The symbol (–) under any of the zoning district columns indicates that the use is not allowed in that particular district.

 

IP, IL AND IG DISTRICTS – LAND USE REGULATIONS 

P = Permitted U = Use Permit, Planning Commission T = Temporary Activity Permit L = Limited (See Additional Use Regulations) Z = Use Permit, Zoning Administrator – = Not Permitted
	IP	IL	IG
Governmental and Quasipublic
Club and lodge	U	–	–
College, public or private	L-32	–	–
Day care, general	L-31	L-31	L-31
Disposal facility	–	–	L-28
Government office	U	U	U
Hazardous waste facility
Land disposal facility	–	–	L-28
On-site facility	–	L-28	L-28
Single-user off-site facility	–	L-28	L-28
Specified hazardous waste facility	–	–	L-28
Transfer facility	–	L-28	L-28
Heliport	–	–	L-15
Maintenance and service facility	L-112	L-112	P
Military installation	–	U	U
Park and recreation facility	L-2a	L-2a	L-2a
Public parking facility	U	U	–
Public safety facility	P	P	P
Public transit terminal	U	U	U
Religious assembly	U	–	–
Telecommunication facility	P	P	P
Utility, major	–	–	U
Utility, minor	P	P	P
Commercial
Ambulance service	U	–	–
Animal sales and service
Animal boarding	–	U	–
Artists’ studio	P	P	–
Bakery, commercial	U	U	–
Bank and savings and loan	–	–	–
ATM	P	P	P
Cannabis delivery	L-175, L177	L-175, L178	L-175, L178
Cannabis retail	L-175, L177	L-175, L178	L-175, L178
Commercial filming and communications	L-123	L-123	L-123
Commercial recreation and entertainment within building	L-5a	–	–
Eating and drinking establishment
Food shop	L-151	L-151	–
Restaurant, full-service	L-31	L-31	L-31
Restaurant, self-service	L-151	L-151	L-151
Food and beverage sales
Catering service	P	P	–
Funeral and interment services	L-18	L-18	–
Horticulture, limited	–	P	P
Laboratory, limited	P	P	P
Maintenance and repair service	P	P	P
Marine facilities and services
Boat and marine vessel sales and rental	U	P	P
Boat and marine vessel storage	–	L-152	L-152
Marina	–	P	P
Office, business and administrative	L-19	–	–
Printing and publishing services
Commercial	P	P	P
Electronic	P	P	P
Recycling collection facility
Reverse vending machine	P	P	P
Recycling facility, small	Z	–	–
Recycling facility, large	U	U	U
Research and development services	P	P	P
Retail and wholesale sales
Lumber and building material yard	L-112	L-112	P
Home improvement sales and service	L-153	L-153	–
Nursery	L-112	L-112	P
Mail order or direct selling establishment	P	P	P
School, commercial	U	P	P
Vehicle sales and service
Automobile and recreational vehicle repair, major	U	U	P
Automobile repair, limited	P	U	–
Automobile washing	–	L-20	L-20
Recreational vehicle and mobile home sales	U	U	–
Service station	–	L-21	L-21
Vehicle storage	–	U	U
Warehousing and storage, limited	U	U	U
Industrial
Cannabis distribution	L-175, L-177	L-175, L-178	L-175, L-178
Cannabis manufacturing	L-175, L-177	L-175, L-178	L-175, L-178
Cannabis microbusiness	L-175, L-177	L-175, L-178	L-175, L-178
Cannabis testing laboratory	L-175, L-178	L-175, L-178	L-175, L-178
Food and drug processing	U	U	U
Industrial services
Boatyard	–	U	U
Contractor	P	P	P
Contractor yard	L-112	L-112	L-112
Equipment sales and rental	L-112	L-112	L-112
Laboratory	U	P	P
Laundry	U	U	P
Processor	–	L-154	L-154
Repair/jobbing service	U	P	P
Manufacturing
Heavy	–	L-155	U
Limited	L-112	L-112	P
Custom	P	P	P
Research and development production	U	P	P
Transportation/distribution
Commercial/personal transport services	U	U	L-112
Railroad terminal and switchyard	–	U	P
Truck terminal	U	U	P
Wharf	–	U	L-156
Wholesaling and storage
Interior operation	L-23	P	P
With exterior storage	U	L-112	P
Agricultural and Extractive
Cannabis cultivation
Indoor	L-175, L-177	L-175, L-178	L-175, L-178
Mixed light	–	–	–
Outdoor	–	–	–
Mining and processing	–	–	L-115
Accessory Uses
Accessory uses	P	P	P
Accessory structures
Nonresidential accessory structure	P	P	P
Caretaker’s quarters	U	U	U
Temporary Uses
Animal show	T	T	T
Christmas tree sales	T	T	T
Circus and carnival	T	T	T
Commercial filming, limited	T	T	T
Farmers’ market	T	–	–
Holiday boutique	T	–	–
Real property sales	P	P	P
Religious assembly	T	T	T
Retail sales, outdoor	T	–	–
Storage, outdoor	T	T	P
Trade fair	T	T	T

 

IP, IL AND IG DISTRICTS – ADDITIONAL
USE REGULATIONS
 

L-2a	Publicly owned facilities permitted. Privately owned noncommercial facilities, including swim clubs or tennis clubs, shall be permitted; provided, that the facility is not made available for use after 9:00 p.m.; otherwise, use permit required.
L-5a	Use permit required. Limited to arenas for field sports (such as football, soccer and lacrosse), ice or hockey rinks, basketball and tennis/racquetball courts, or health/fitness clubs/gyms.
L-15	Use permit and heliport permit from California Department of Transportation, Division of Aeronautics.
L-17	Permitted as an ancillary use to wholesale operations.
L-18	Limited to crematories, columbariums or mausoleums.
L-19	Businesses are not permitted that typically provide on-site customer or patient services, such as medical-dental, counseling, real estate or insurance brokerage offices.
L-20	Prohibited on sites within 1,000 feet of the shoreline. Elsewhere, permitted, limited to truck, tractor, trailer or construction equipment washing.
L-21	Limited to stations offering specific services to individual uses within the base zoning district, subject to a use permit.
L-23	Use permit required for more than two truck docks; otherwise, permitted.
L-28	Prohibited within 1,000 feet of the shoreline. Elsewhere, limited to an accessory use only, subject to a use permit.
L-31	Permitted if established as an ancillary use for employees of and located on the same site as the primary use.
L-32	Use permit for private institutions; public schools permitted.
L-112	Permitted; provided, that: (1) vehicles with gross vehicle weight in excess of 15,000 pounds, equipment, supplies or merchandise are stored indoors, or, if stored outdoors, are not visible from public right(s)-of-way by means of screening by a building or an eight-foot-tall masonry wall constructed prior to the establishment of the use, and (2) the city engineer has determined that deliveries to and from the site can be made safely and without disruption of circulation patterns or modification to the existing streets that provide access to the site. Use permit required for any use that does not meet all of these provisions.
L-123	Indoor filming studios permitted. Use permit required for activities conducted outside of a building, including outdoor filming and outdoor storage.
L-151	Limited to establishments occupying 1,500 or fewer square feet of floor area and located in a multi-tenant building. Such establishments shall be separated from each other by 1,000 or more feet. Use permit required for any establishment that does not meet all of these criteria.
L-152	Permitted on properties within 1,000 feet of the shoreline; provided, that: (1) secure areas for vessel storage are located within a building, or, if outside of a building, are enclosed by a minimum six-foot-tall wrought iron fence or masonry wall; and (2) the city engineer has determined that vehicles and utility trailers can safely enter and exit the site without disruption of circulation patterns or modification to the existing streets that provide access to the site. Use permit required for any use that does not meet all of these provisions.
L-153	Establishments occupying 15,000 or fewer square feet of indoor retail or display space are permitted. Use permit required for any establishment with outdoor display area or that occupies more than 15,000 square feet of indoor and outdoor display area.
L-154	Use permit required. Storage of materials or items on any portion of the site that is located within 500 feet of a shoreline or within 200 feet of a public street shall occur within a building or a fully enclosed structure.
L-155	Use permit required. Manufacturing or mining activities occurring outside of a building shall not be conducted within 200 feet of a public right-of-way or nonindustrial district. Any portion of the site located within 200 feet of a public right-of-way or nonindustrial district shall be occupied exclusively by landscaping, on-site parking facilities, administrative offices accessory to the manufacturing use, on-site employee services such as dining and day care facilities, or manufacturing or processing activities that occur within a building.
L-156	Permitted if ancillary to a permitted or conditionally permitted use on the same site; otherwise, use permit required.
L-175	Businesses utilizing cannabis as a primary or accessory use shall comply with the requirements prescribed by Chapters 5.70 and 18.88 PMC. On-site tasting or sampling of cannabis products to or by the public is prohibited.
L-177	Limited to areas located within the Railroad Avenue specific plan area south of State Route 4 and east of Harbor Street. Uses must also be set back a minimum of 200 feet from the right-of-way of Harbor Street, Leland Road, and Loveridge Road.
L-178	Limited to areas located north of Pittsburg-Antioch Highway and east of Loveridge Road.

[Ord. 21-1492 § 9, 2021; Ord. 18-1448 § 3 (Exh. A), 2018; Ord. 15-1390 § 3 (Exh. C), 2015; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 05-1257 § 4 (Exh. D), 2005; Ord. 1060 § 7 (Exh. B), 1993; Ord. 1026 § 5 (Exh. D), 1991; Ord. 1004 (Exh. B), 1991; Ord. 979 § 2 (Exh. A), 1990.]

Article II. Development Standards

18.54.100 IP, IL and IG districts – Review of plans.

All projects require design review (Chapter 18.36 PMC). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.020.]

18.54.115 IP, IL and IG districts – Property development regulations.

The schedule set out in Table 18.54.115 prescribes development regulations for the IP, IL and IG districts. The second, third and fourth columns prescribe basic requirements for permitted or conditional uses in each district. The symbol “–” under any of the zoning district columns indicates no regulation for that particular classification.

Table 18.54.115 

IP, IL and IG DISTRICTS –
DEVELOPMENT REGULATIONS

Development Classifications	IP	IL	IG
Minimum lot area (sq. ft.)	15,000	10,000	20,000
Minimum lot width (ft.)	80	70	100
Minimum yards (ft.)
Front	25	25	25
Corner side	25	25	25
Side	10	–	–
Side (adjacent to nonindustrial district)	10	10	10
Rear	10	–	–
Rear (adjacent to nonindustrial district)	10	10	10
Maximum height of structures	35	50	50
Maximum lot coverage	50%	60%	75%
Maximum FAR	0.8	0.8	0.8
Minimum site landscaping	15%	10%	10%

[Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.015.]

18.54.120 Additional height allowance.

An increase over the maximum height allowance is allowed in the IL and IG districts equal to the number of additional feet the structure is set back from each property line beyond the minimum yard requirements, up to a maximum height of 75 feet. To be entitled to additional height, the building or structure setback must exceed the minimum on all sides. See also, height limit exceptions (PMC 18.80.020). [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.100.]

18.54.130 IP, IL and IG districts – Planting areas.

A. Required front and street side yards must be landscaped except for access driveways. Required side and rear yards abutting a residential use must be landscaped unless occupied by a parking facility or vehicle aisle.

B. Trees shall be planted along each side or rear property line abutting a residential use. Such trees shall be planted within a continuous planting area or, in the case of a side or rear yard that is occupied by a parking facility or vehicle aisle, within irrigated tree wells. A minimum of five trees shall be planted for each 100 linear feet along the respective property line.

C. Exceptions.

1. Credit for Preservation of Natural Features. In calculating the minimum percent of the site area to be landscaped, walks, creeks, riverfront, wetlands, adjacent riparian vegetation and slopes to be retained in their natural state qualify as planting areas.

2. Credit for Recreational Amenities. In calculating the total site landscaping percentage, the following outdoor active and passive recreational amenities shall qualify as landscaping when provided on-site and privately maintained. Pursuant to the limitations specified in PMC 18.54.010, recreational amenities provided under this subsection may require a use permit. Each one square foot of the following recreational amenities provided on-site shall be credited as one and one-half square feet toward the minimum site landscaping requirement for the site:

a. Paved patios or gardens; provided, that the patio or garden encompasses 200 or more square feet, incorporates at least one tree for shade, and incorporates fixed outdoor furniture at a ratio of no less than one seat and no more than two seats per 50 square feet of patio or garden area. Seating required under this provision may include benches, or may include individual chairs combined with tables, as for dining purposes;

b. Continuous trails of at least one-quarter mile in length. Trails less than one-quarter mile in length shall not qualify for the landscaping credit provided under this subsection, unless that portion of the trail that is provided on-site is connected to another paved trail on one or more abutting sites; and provided, that all legs of the trail are continuous and have a combined length of no less than one-half mile. As used in this subsection, “trail” shall mean a paved course, excluding a sidewalk or lane within a public right-of-way, that is intended for use by bicyclists or pedestrians, that is constructed of pervious material, that is at least six feet wide, and that is designed and constructed so as to comply with the minimum accessibility requirements of the Americans with Disabilities Act;

c. Basketball courts and half-courts; recreational soccer fields with minimum dimensions of 50 feet by 100 feet; baseball and softball diamonds; horseshoe pits; volleyball, tennis, badminton and handball courts; lawn bowling greens; and similar athletic courts with associated sports equipment.

3. Pervious Surfaces. Notwithstanding subsection (C)(2) of this section, at least five percent of the total site area provided on-site shall consist of pervious surfaces or materials. [Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 979 § 2 (Exh. A), 1990. Formerly 18.54.105.]