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; Ord. 807 § 2, 2017; Ord. 738 § 1 (Exh. A) (part), 2013).

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).