Chapter 17.32
INDUSTRIAL DISTRICTS
Sections:
17.32.020 IL, IG, IW and IP districts – Land use regulations.
17.32.030 IL, IG, IW and IP districts – Property development regulations.
17.32.010 Specific purposes.
A. In addition to the general purposes listed in Chapter 17.04 BMC, 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 and service commercial 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. Reserve areas for port terminals and water-related industry;
5. Encourage technologically oriented industrial uses including biotechnology, information technology, “green” technology, clean technology, nanotechnology and laboratory uses; except vivarium, which is prohibited. Vivarium is a facility that engages in the keeping and/or raising of living animals for the purpose of observation, testing, or research;
6. Ensure that the appearance and effects of industrial uses are compatible with the character of the area in which they are located;
7. Minimize the impact of industrial uses on adjacent residential districts;
8. Ensure the provision of adequate off-street parking and loading facilities.
B. The additional purposes of each I district are as follows:
1. IL Limited Industrial District. To protect areas appropriate for business and commercial services and light manufacturing from adverse effects of retail uses or of general industrial uses by preventing conversion of prime sites to general office use;
2. IG General Industrial District. To provide sites for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for location in Benicia; and to protect Benicia’s general industrial areas, to the extent feasible, from disruption and competition for space from unrelated retail and commercial uses that could more appropriately be located elsewhere in the city. Performance standards will minimize potential environmental impacts;
3. IW Water-Related Industrial District. To protect sites for port-priority uses and to provide opportunities for water-related industry and marine services supporting the Port of Benicia. Performance standards will minimize potentially adverse environmental impacts;
4. IP Industrial Park District. To provide sites in landscaped settings for industrial office centers, research and development facilities, limited industrial activities (including production and assembly, but no raw materials processing or bulk handling), and small-scale warehousing distribution. (Ord. 13-15 § 5; Ord. 01-6 N.S., 2001; Ord. 87-4 N.S., 1987).
17.32.020 IL, IG, IW and IP districts – 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 described by the “Additional Use Regulations” which follow. The letter “U” designates use classifications permitted on approval of a use permit. The letters “P/U” designate use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use. Letters in parentheses in the “Additional Regulations” column refer to the “Additional Use Regulations” following the schedule. Where letters in parentheses are opposite a use classification heading, referenced regulations shall apply to all use classifications under the heading.
|
P – Permitted U – Use Permit L – Limited (See “Additional Use Regulations”) – – Not Permitted |
|||||
|---|---|---|---|---|---|
|
|
IL |
IG |
IW |
IP |
Additional Regulations |
|
Residential |
|
|
|
|
(L) |
|
Work/Live Quarters |
U |
– |
– |
– |
(A) |
|
|
|||||
|
Public and Semipublic |
|
|
|
|
|
|
Adult Day Health Care |
U |
U |
– |
U |
(B) |
|
Clubs and Lodges |
L18 |
L18 |
– |
L18 |
|
|
Cultural Institutions |
U |
U |
– |
U |
|
|
Day Care, General |
U |
U |
– |
U |
(B) |
|
Government Offices |
U |
U |
U |
U |
|
|
Heliports |
L1 |
L1 |
L1 |
L1 |
|
|
Maintenance and Service Facilities |
P |
P |
P |
– |
|
|
Public Safety Facilities |
L20 |
L20 |
L20 |
L20 |
|
|
Religious Assembly |
U |
U |
– |
U |
(K) |
|
Utilities, Major |
U |
U |
U |
U |
|
|
Waste Facility |
– |
U |
– |
– |
|
|
Utilities, Minor |
P |
P |
P |
P |
|
|
|
|||||
|
Commercial Uses |
|
|
|
|
|
|
Adult Business |
P |
P |
– |
P |
(M) |
|
Ambulance Services |
P |
P |
– |
P |
|
|
Animal Sales and Services |
|
|
|
|
|
|
Animal Boarding |
L20 |
– |
– |
– |
|
|
Animal Hospitals |
L20 |
L20 |
– |
– |
|
|
Artists’ Studios |
P |
– |
– |
L20 |
|
|
Banks and Savings and Loans |
L2 |
L2 |
– |
L2 |
|
|
Building Materials and Services |
P |
P |
L12 |
L20 |
|
|
Cannabis Retail Operation |
– |
– |
– |
– |
(O) |
|
Catering Services |
P |
P |
– |
P |
|
|
Commercial Filming |
L20 |
L20 |
L20 |
L20 |
|
|
Commercial Recreation and Entertainment |
L5 |
L21 |
– |
L5 |
|
|
Game Center |
L8 |
L8 |
– |
L8 |
|
|
Communication Facilities |
P |
P |
P |
P |
|
|
Eating and Drinking Establishments |
L4 |
L4 |
L4 |
L4 |
|
|
Mobile Food Vending |
P |
P |
P |
P |
(N) |
|
With Wine and Beer Service |
L4 |
L4 |
L4 |
L4 |
|
|
With Full Alcoholic Beverage Service |
U |
U |
U |
U |
|
|
With Take-Out Service |
L4 |
L4 |
L4 |
L4 |
(D) |
|
Limited |
L4 |
L4 |
L4 |
L4 |
(D) |
|
Food and Beverage Sales |
L6 |
L6 |
– |
L7 |
|
|
Funeral and Interment Services |
L9 |
– |
– |
– |
|
|
Horticulture, Limited |
P |
P |
– |
– |
|
|
Laboratories |
P |
P |
– |
P |
|
|
Maintenance and Repair Services |
P |
P |
L12 |
P |
|
|
Marine Sales and Services |
– |
– |
P |
– |
|
|
Nurseries |
P |
P |
– |
U |
|
|
Offices, Business and Professional |
– |
– |
– |
L13 |
|
|
Personal Improvement Services |
L14 |
L14 |
– |
L14 |
|
|
Personal Services |
L10 |
L10 |
– |
L10 |
|
|
Research and Development Services |
P |
P |
L12 |
P |
|
|
Vehicle/Equipment Sales and Services |
|
|
|
|
|
|
Automobile Washing |
U |
L15 |
– |
– |
(E) |
|
Service Stations |
U |
L16 |
L12 |
U |
|
|
Vehicle/Equipment Repair |
L17 |
L17 |
– |
– |
|
|
Vehicle/Equipment Sales and Rentals |
U |
L11 |
– |
– |
|
|
Vehicle Storage |
U |
U |
L12 |
– |
|
|
Warehousing and Storage, Limited |
P |
P |
L12 |
U |
|
|
|
|||||
|
Industrial |
|
|
|
|
|
|
Industry, Custom |
P |
P |
L12 |
P |
|
|
Industry, General |
– |
L19 |
L12 |
U |
|
|
Industry, Limited |
P |
P |
L12 |
P |
|
|
Small-Scale |
P |
P |
L12 |
P |
|
|
Industry, Research and Development |
P |
P |
L12 |
P |
|
|
Industry, Technology |
P |
P |
L12 |
P |
|
|
Port Terminals |
– |
– |
P |
– |
|
|
Wholesaling, Distribution and Storage |
|
|
|
|
|
|
Wholesaling and Distribution |
P |
P |
L12 |
U |
|
|
Warehousing and Transportation |
P |
P |
L12 |
U |
|
|
Trucking Terminal/Freight Transfer Station |
U |
U |
L12 |
– |
|
|
Package Distribution |
P |
P |
L12 |
U |
|
|
|
|||||
|
Agricultural and Extractive Uses |
|
|
|
|
(J)(L) |
|
Mining and Processing |
– |
U |
– |
– |
|
|
|
|||||
|
Accessory Uses |
P/U |
P/U |
P/U |
P/U |
(F)(G)(H)(L) |
|
|
|||||
|
Temporary Uses |
|
|
|
|
(G)(J)(L) |
|
Animal Shows |
U |
U |
– |
– |
|
|
Christmas Tree Sales |
P |
P |
– |
– |
|
|
Circuses and Carnivals |
– |
U |
– |
– |
|
|
Retail Sales – Outdoor |
U |
U |
U |
– |
|
|
Swap Meets – Nonrecurring |
U |
U |
– |
– |
|
|
Trade Fairs |
U |
U |
U |
U |
|
|
|
|||||
|
Nonconforming |
|
|
|
|
(I) |
|
|
|||||
|
Other Uses |
|
|
|
|
|
|
Cannabis Cultivation Operation |
U |
U |
U |
U |
(O) |
|
Cannabis Delivery-Only Operation |
U |
U |
U |
U |
(O) |
|
Cannabis Distribution |
U |
U |
U |
U |
(O) |
|
Cannabis Manufacturing Operation |
U |
U |
U |
U |
(O) |
|
Cannabis Microbusiness |
U |
U |
U |
U |
(O) |
|
Cannabis Testing Laboratory |
U |
U |
U |
U |
(O) |
IL, IG, IW, and IP Districts: Additional Use Regulations
L-1 Allowed with a use permit and heliport permit from the California Department of Transportation, Division of Aeronautics if located 1,000 or more feet from a residential district.
L-2 Only automatic teller machines allowed.
L-3 Use permit required only for equipment rentals and retail sales.
L-4 Permitted as a secondary use in a building occupying no more than 2,500 square feet of the building area. A community development director use permit is required for secondary uses occupying building areas greater than 2,500 square feet but not more than 5,000 square feet, or where the use is the primary use of a building. Not permitted for uses larger than 5,000 square feet.
L-5 Only health fitness clubs and tennis/racquetball clubs are permitted as the principal use in a structure, subject to a use permit. Other activities regulated under this use classification are permitted as a secondary use within a building, occupying no more than 1,000 square feet of the building floor area.
L-6 Use permit required for establishments occupying more than 1,000 square feet.
L-7 Only delicatessens and food stores occupying fewer than 1,000 square feet are permitted.
L-8 Only game centers with five or fewer games permitted; also see BMC 17.70.290, Game centers.
L-9 Only crematories, columbariums, and mausoleums allowed.
L-10 Only beauty shops and barbershops permitted.
L-11 New or used automobile, truck or motorcycle retail sales shall be permitted only as an accessory to wholesale operations.
L-12 Only water-related uses allowed.
L-13 Medical/dental offices, insurance brokerage offices, and real estate brokerage offices not permitted.
L-14 Only business and trade schools permitted.
L-15 Only truck tractor and trailer washing permitted.
L-16 Only stations offering controlled services to individual uses within an industrial area are allowed, subject to a use permit.
L-17 Only truck and equipment repair primarily serving industrial activities are permitted by right; a community development director use permit is required for automobile repair and for repair services that cater to the general public. If the following conditions are met, the community development director may waive the use permit requirement and approve the use upon issuance of a zoning permit:
1. The proposed use is located in an existing structure on a major arterial or on a street which connects to a major arterial, and is readily accessible to residential and commercial areas;
2. No outdoor repair or maintenance activities are proposed in conjunction with the use;
3. No outdoor storage of vehicles or equipment will take place during nonbusiness hours;
4. The applicant can demonstrate that the proposed site will meet zoning ordinance parking requirements.
L-18 Only trade union halls, including their accompanying business offices, are permitted.
L-19 General industrial uses are permitted by right except that a use permit is required for oil and gas refining.
L-20 Community development director use permit required. If the following conditions are met, the community development director may waive the use permit requirement and approve the use upon issuance of a zoning permit:
1. The proposed use is located in an existing structure which is entirely enclosed, and no outside facilities are proposed;
2. For animal hospitals, or where boarding or overnight care facilities are proposed, the use is located in a soundproofed and air-conditioned facility.
L-21 Health fitness clubs, tennis/racquetball clubs, and recreational facilities such as batting cages, indoor golf driving ranges, and firing and archery ranges are permitted within a structure, subject to a use permit when occupying more than 1,000 square feet. All activities regulated under this use classification are permitted when occupying no more than 1,000 square feet of the building floor area.
(A) See BMC 17.70.020, Relocated buildings (use permit required).
(B) Limited to facilities accessory to manufacturing, wholesaling, or distribution, and not exceeding 25 percent of the floor area occupied by the principal use.
(C) Limited to facilities accessory to manufacturing, wholesaling, or distribution, and not exceeding 25 percent of the floor area occupied by the principal use.
(D) See BMC 17.70.090, Eating and drinking establishments with take-out service.
(E) See BMC 17.70.110, Service stations, vehicle/equipment repair, and automobile washing.
(F) See BMC 17.70.050, Nonresidential accessory structures.
(G) See Chapter 17.104 BMC, Use Permits and Variances.
(H) Maximum: One dwelling unit per site as caretaker’s housing.
(I) See Chapter 17.98 BMC, Nonconforming Uses and Structures.
(J) See BMC 17.70.260, Hazardous materials.
(K) No day care facilities or schools shall be permitted as part of a religious assembly facility.
(L) Evaluate a nonindustrial or noncommercial project against the following criteria when considering findings for use permits or variances:
(1) Will the project create substantial conflicts with existing industrial and commercial traffic?
(2) Will the project be subject to excessive glare, noise or vibration from adjacent industrial/commercial uses? (Refer to general plan for noise criteria, Chapter 4, p. 178.)
(3) Will the project be exposed to hazardous materials or risks that would create health and safety hazards for persons occupying or visiting the project?
(4) Will the project be located on an arterial street, or located in an area which would bring nonindustrial traffic onto local streets?
(M) An adult business offering live entertainment shall be subject to the requirements of Chapters 5.44 and 17.102 BMC.
(N) Mobile food vending shall be subject to the requirements of BMC 17.70.380, Mobile food vendors.
(O) See Chapter 9.60 BMC, Cannabis Public Safety License, and Chapter 17.84 BMC, Cannabis.
(Ord. 19-11 § 1; Ord. 18-05 §§ 24 – 26; Ord. 16-01 § 10; Ord. 15-02 § 5; Ord. 14-06 § 3; Ord. 13-15 § 6; Ord. 11-04 § 6; Ord. 11-02 § 6; Ord. 09-01 § 6; Ord. 05-05 § 1; Ord. 01-6 N.S., 2001; Ord. 94-8 N.S.; Ord. 93-11 N.S. § 8, 1993; Ord. 93-3 N.S. § 5, 1993; Ord. 92-18 § 8, 1992; Ord. 92-15 § 9, 1992; Ord. 92-9 N.S. § 17, 1992; Ord. 90-5 N.S. § 5, 1990; Ord. 87-4 N.S., 1987).
17.32.030 IL, IG, IW and IP districts – Property development regulations.
The following schedule prescribes development regulations for the IL, IG, IW and IP districts. The first four columns prescribe basic requirements for permitted and conditional uses. Letters in parentheses in the “Additional Regulations” column refer to the “Additional Development Regulations” following the schedule.
|
Use Classifications |
IL |
IG |
IW |
IP |
Additional Regulations |
|---|---|---|---|---|---|
|
Minimum Lot Area (sq. ft.) |
20,000 |
20,000 |
40,000 |
20,000 |
(A)(B) |
|
Minimum Lot Width (ft.) |
100 |
100 |
100 |
100 |
(A) |
|
Minimum Yards: |
|
|
|
|
|
|
Front (ft.) |
See Note N |
25 |
(C) |
||
|
Side (ft.) |
– |
– |
– |
10 |
(C)(D) |
|
Corner Side (ft.) |
10 |
10 |
5 |
25 |
(C) |
|
Rear (ft.) |
– |
– |
– |
10 |
(C)(D) |
|
Maximum Height of Structures |
50 |
– |
– |
50 |
(E)(F) |
|
Maximum Lot Coverage |
50% |
75% |
75% |
50% |
|
|
Maximum FAR |
0.8 |
1.0 |
1.0 |
0.6 |
|
|
Minimum Site Landscaping |
10% |
10% |
5% |
15% |
(G)(H) |
|
Fences and Walls |
– |
– |
– |
– |
(I)(J) |
|
Off-Street Parking and Loading |
– |
– |
– |
– |
(K)(L) |
|
Signs |
See Chapter 17.78 BMC |
|
|||
|
Outdoor Facilities |
See BMC 17.70.200 |
(M) |
|||
|
Screening of Mechanical Equipment |
See BMC 17.70.210 |
(M) |
|||
|
Refuse Storage Areas |
See BMC 17.70.220 |
|
|||
|
Underground Utilities |
See BMC 17.70.230 |
|
|||
|
Performance Standards |
See BMC 17.70.240 |
|
|||
|
Use Classifications |
IL |
IG |
IW |
IP |
Additional Regulations |
|---|---|---|---|---|---|
|
Nonconforming Structures and Signs |
|
||||
IL, IG, IW and IP Districts – Additional Development Regulations
(A) See BMC 17.70.130, Development on substandard lots.
(B) See BMC 17.70.140, Development on lots divided by district boundaries.
(C) See BMC 17.70.150, Building projections into yards and courts. Double-frontage lots shall provide front yards on each frontage.
(D) A 10-foot interior side or rear yard shall adjoin an R district, and structures shall not intercept a 45-degree daylight plane inclined inward from a height of 12 feet above existing grade at the R district property line.
(E) See BMC 17.70.170, Measurement of height.
(F) One foot of additional height allowed for each additional foot the building is set back from each property line beyond the minimum yard requirement may be allowed, up to a maximum height of 75 feet; see also BMC 17.70.180, Exceptions to height limits.
(G) Planting Areas.
(1) IL District. Required yards shall be planting areas except for necessary drives and walks.
(2) IG District. Required yards shall be planting areas, except for necessary drives and walks, or may be enclosed by a solid fence or wall at least three feet in height, subject to the discretion of the community development director.
(3) Exceptions. In calculating the minimum percent of the site area to be landscaped, creeks and adjacent riparian vegetation and slopes to be retained in their natural state shall qualify as planting areas.
(H) See BMC 17.70.190, Landscaping, irrigation and hydroseeding.
(I) A six-foot solid masonry or concrete wall shall adjoin the property line of the site of a new nonresidential use abutting the site of an existing ground-floor residential use. However, no wall shall be required where the portion of the site within 10 feet of the property line is occupied by a planting area or by a building having no openings except openings opposite a street property line. A wall within 15 feet of a street property line shall not exceed three feet in height.
(J) The maximum height of a fence or wall shall be 12 feet, except adjacent to an R or C district, where it shall be eight feet.
(K) See BMC 17.28.030(O).
(L) See Chapter 17.74 BMC, Off-Street Parking and Loading Regulations.
(M) See BMC 17.70.250: Satellite antennas and microwave equipment.
(N) The required minimum front yards in the IG, IL, and IW zones shall be as follows:
|
Building Height Above Curb |
Required Setback |
|---|---|
|
Less than 18 feet |
15 feet |
|
18 feet to 24 feet |
20 feet |
|
Greater than 24 feet |
25 feet |
(Ord. 92-9 N.S. § 8, 1992; Ord. 87-4 N.S., 1987).
17.32.040 Review of plans.
Certain projects shall be subject to design review (see Chapter 17.108 BMC); all projects shall require development plan review (see Chapter 17.112 BMC). (Ord. 87-4 N.S., 1987).