Chapter 17.60
INDUSTRIAL (I) DISTRICT
Sections:
17.60.010 Purpose.
17.60.020 Permitted uses.
17.60.030 Conditional uses.
17.60.040 Design review required.
17.60.050 Accessory uses, buildings and structures.
17.60.060 Prohibited uses.
17.60.070 Development standards.
17.60.080 Other uses, standards and requirements.
17.60.010 Purpose.
The industrial district (I) designation provides for industrial parks, warehouses, light manufacturing, auto and farm-related equipment sales and repairs, viticulture and winery support services and similar and compatible uses. (Prior code § 27.100)
17.60.020 Permitted uses.
The following uses are permitted within the district, except that new uses or expansion of existing uses proposed for industrial property that is located adjacent to property zoned for residential use shall require a use permit, as defined in Section 17.60.030.
Building material display rooms;
Carpentry, cabinet and sign shops;
Catering establishments including retail sales of items prepared on the premises;
Commercial laundries, rug cleaners;
Contractors’ offices and yards;
Crop services;
Dry cleaners;
Farm equipment sales and repair;
Feed, grain and farm supplies, including the bulk sale of pesticides, herbicides and fertilizers;
Laboratories and related facilities for research, experimentation, testing and product development when conducted entirely within an enclosed building and does not involve the use of hazardous substances;
Landscape services;
Machinery repair shops;
Mini-storage facilities;
Printing and copy services;
Rental businesses, including equipment, vehicles and party services;
Reupholstery and furniture repair;
Saddle and equestrian store and repair;
Security services;
Sign shop;
Small equipment repair, including, but not limited to: chain saws, lawn mowers, outboard motors, hedge trimmers and power generators;
Small recycling centers (not more than five hundred (500) square feet) including mobile recycling units, nonprofit drop-off facilities and reverse vending machines;
Technology information services;
Warehouse and wholesale businesses, excluding retail sales;
Welding supply shop;
Well drilling shops;
Wood yards;
Other similar uses found consistent with the general plan and the I district pursuant to Chapter 17.08. (Ord. 07-1 § 2 (part): Ord. 00-7 § 2; prior code § 27.101)
17.60.030 Conditional uses.
The following uses require approval of a use permit as regulated by Chapter 17.168:
All uses or expansion of existing uses proposed for industrial property that is located adjacent to property zoned for residential use. “Adjacent to” shall be defined to include properties with a common property line or properties directly across a street. “Property zoned for residential use” shall be defined as that property zoned LR low density, MR medium density, or HR high density residential;
Ambulance services, including cooking and sleeping facilities for employees on duty only;
Art, dancing, photographic and music studios and schools, including retail sales as an accessory use;
Asphalt batch, cement and concrete plants;
Audio/video recording studio;
Dwelling unit in conjunction with an approved industrial use subject to the following:
1. Approval of a dwelling unit shall be conditioned to recognize the industrial nature of the area and to provide for the safety of any children who may reside in the unit,
2. The floor area of the dwelling unit shall not exceed eight hundred fifty (850) square feet,
3. One off-street parking space shall be provided,
4. The dwelling unit shall be the primary residence of the occupant, or of the caretaker or security person;
Fuel yards other than wood;
Health club and fitness centers;
Kennels;
Laboratories and related facilities for research, experimentation, testing and product development when conducted entirely within an enclosed building and involving the use of a hazardous substance;
Livestock services;
Lumber and building materials yards;
Machine, welding, sheet metal, electric motor, pump and heavy equipment repair shops;
Manufacturing, packaging and processing when conducted entirely within an enclosed building;
Mining and quarrying of nonmetallic minerals subject to the provisions of the Surface Mining and Reclamation Act of 1975 (Section 2710 et seq. of the Public Resources Code);
Mortuary and funeral homes;
Recycling centers, including large recycling centers (five hundred (500) square feet or more);
Towing services;
Truck, bus, taxi, van and limousine terminals and service centers, including truck, trailer, and recreation vehicle rental and storage;
Veterinarian hospitals and clinics;
Wineries, excluding retail sales and tasting;
Other similar uses found consistent with the general plan and the I district pursuant to Chapter 17.08. (Ord. 07-1 § 2 (part): Ord. 03-4 § 17: Ord. 00-7 § 3; prior code § 27.102)
17.60.040 Design review required.
Pursuant to Chapter 17.164 all signs, new structures or buildings, or exterior revisions of any existing structures or buildings for both permitted and conditional uses shall require design review. (Prior code § 27.103)
17.60.050 Accessory uses, buildings and structures.
The following are the accessory uses, buildings and structures permitted in the I district:
A. Signs subject to the provisions of Chapter 17.148;
B. On-site storage facilities accessory to the primary use subject to design review approval by the planning commission. On-site storage shall not be located within required parking areas. Design review will include, but not be limited to, location, length of time for the storage facility, and size of the storage facility;
C. Other uses and structures which are customarily incidental and clearly subordinate to permitted and conditional use pursuant to Chapter 17.08. (Ord. 07-1 § 2 (part): prior code § 27.104)
17.60.060 Prohibited uses.
The following uses are specifically prohibited in the I district:
A. Activities which emit dangerous radioactivity at any point;
B. Uses constituting or resulting in public or private nuisance because of emission of any smoke, dust, gas, odor, fumes, noise, vibration, radioactive or fissionable material or refuse material;
C. Incineration or reduction of garbage, offal or dead animals;
D. Refining of petroleum;
E. Rendering of animal fats and oils;
F. Smelting of metallic ores;
G. Stockyards or slaughterhouses. (Prior code § 27.105)
17.60.070 Development standards.
The following requirements shall be observed in the I district, except as otherwise provided in this title:
A. Minimum lot size: twenty thousand (20,000) square feet.
B. Minimum lot width: one hundred (100) feet.
C. Setbacks.
1. Twenty (20) foot minimum setback from any street or public right-of-way.
2. Ten (10) foot to thirty-five (35) foot setback from a railroad right-of-way, to be determined in the use permit.
3. Minimum three-foot unobstructed clearance between building and property boundaries.
D. Building Height. Building height maximum is forty-five (45) feet, except as noted below:
1. Height of buildings adjacent to residential or agricultural districts may only be as tall as their setbacks from those residential or agricultural districts.
E. Floor Area Ratio Maximum.
1. Fifty one-hundredths (0.50) for uses including less than ninety percent (90%) warehousing.
2. Sixty one-hundredths (0.60) for uses including no less than ninety percent (90%) warehousing.
F. Fencing.
1. No fence in the front setback shall exceed three feet in height; all other fencing shall not exceed eight feet in height.
2. Opaque, eight-foot tall, landscaped fence or wall required where I district development adjoins non-I district, which fence or wall need not be on the property boundary.
3. Opaque, eight-foot tall, soundproofed, landscaped wall required where I district abuts residential district.
G. Minimum of ten percent (10%) of site shall be landscaped pursuant to standards in Section 17.52.090(E) (SC district standards) and the following:
1. A minimum fifteen (15) foot landscaped buffer with street trees (generally spaced at one tree per thirty (30) feet of frontage) shall be provided adjacent to public streets.
2. Trees shall be credited for the estimated area of crown development at five years, provided:
a. Landscape plans are prepared by a licensed landscape architect or licensed landscape contractor, whose charge is to provide visual buffers between properties, screen industrial development from nonindustrial property and provide useful shade.
b. Trees are at least fifteen (15) gallon size at time of planting, and the design otherwise conforms to the standards in Section 17.52.090(E).
c. Ground cover under trees is installed and maintained in accordance with approved plans.
d. Installation and first year maintenance is performed by a licensed landscape contractor.
3. Water-conserving designs and irrigation systems shall be used.
H. Parking shall be regulated by Chapter 17.124, except that:
1. Office buildings and office floor areas shall provide one parking space per three hundred (300) square feet of office area.
2. General industrial uses shall provide at least one parking space per six hundred fifty (650) square feet of industrial area.
3. Except for wine warehouses, warehouses and warehousing space shall provide at least one parking space per one thousand (1,000) square feet of warehousing space. Wine warehouses shall provide parking spaces as set forth in Section 17.124.030(G).
4. Parking spaces may be paved with all-weather dust-free pervious materials, but travelways must be of concrete or asphalt.
5. Off-street parking may not be in front yard, but may be anywhere else provided it is not in conflict with subsection C or G of this section.
I. No loading/unloading may be conducted in a public right-of-way. There shall be at least one off-street loading space per use. Additional loading dock and truck standing requirements shall be based on proposed uses; these requirements shall be specified in each use permit. These requirements shall ensure that trucks will not block traffic or obstruct on-street parking spaces. Upon adoption of a finding by the planning commission that a business is unreasonably blocking traffic or obstructing on-street parking spaces, the planning commission may review and amend that business’s use permit as needed to permit the street to function as it should.
J. Exterior lighting shall be directed or shielded so as to prevent glare onto any residential property or public roadway.
K. Trash bin shall not be visible from public right-of-way.
L. Materials storage shall be screened from public view.
M. Activities that create significant noise shall be designed and located to minimize noise effects on adjacent property.
N. Activities that generate odor, fumes, vibration, glare, dust, water or air pollution, fire or explosive hazard and visual impact shall be subject to use permit conditions that ensure that public health, safety and welfare is not compromised.
O. A rapid entry Knox Box system shall be installed.
P. Installation of approved interior fire sprinkler system.
Q. One-hour minimum fire resistant construction on all exterior walls within ten (10) feet of property boundary. Fire resistant construction of interior walls shall be determined by type of occupancy.
R. A business plan shall be filed annually with the county of Napa hazardous material section of the department of environmental management and a copy of approval shall be submitted to the city planning director. No hazardous or flammable materials shall be stored outside of the building without a proper storage container.
S. Signs shall be regulated by Chapter 17.148.
T. Low flow (water restricting) plumbing devices shall be installed.
U. Off-street parking and loading shall be provided in compliance with Chapter 17.124. Requirements pertaining to minimum height, setbacks, parking, loading, pollution, landscaping and other pertinent factors shall be as determined by the use permit granted. (Ord. 01-8 § 3 (part); prior code § 27.106)
17.60.080 Other uses, standards and requirements.
A. Wastewater Generation.
Each and every use allowed in the CB district shall be restricted such that all said uses on any single lot of record, as defined by Section 13.24.090(C) do not in the aggregate generate wastewater in excess of the following standards:
1. Six hundred (600) gallons per day, without a use permit which regulates wastewater generation;
2. Two thousand five hundred (2,500) gallons per day, upon grant of a use permit regulating wastewater generation; provided the city council approves a use permit with conditions ensuring that all reasonable water conservation measures are implemented, and finds that approval is in the best interest of the city; or
3. For all uses lawfully in effect on any lot of record on December 8, 1981, which generated in aggregate more than six hundred (600) gallons of wastewater per day, such uses may be altered, reconstructed or changed; provided, that the resultant uses on any such lot of record do not in the aggregate generate wastewater exceeding the aggregate wastewater gallonage per day for all uses existing on the lot of record on December 8, 1981.
B. Right to Farm Provision. Property owners within the district shall recognize that there exists a right to farm properties within the district and in the vicinity of the district. There is a good faith expectation that no complaints will occur regarding legal normal agricultural activities on properties in the district or in the vicinity of the district. Such activities may include day or night disbursement of chemicals, and creation of dust, noise, or fumes. (Prior code § 27.107)