Chapter 14.09.080
Employment Zoning Districts

Sections:

14.09.080.010    Purpose and Applicability.

14.09.080.020    Land Use Regulations.

14.09.080.030    Development Regulations.

14.09.080.040    Design Requirements.

14.09.080.050    Supplemental Regulations.

14.09.080.010 Purpose and Applicability.

A. The purpose of the employment zoning districts is to:

1. Designate adequate land for commercial, business, office, research, and industrial activity consistent with the General Plan;

2. Maintain and strengthen the City’s economic vitality;

3. Provide a range of employment opportunities to meet the needs of current and future residents; and

4. Provide areas for a wide range of manufacturing, research and development, industrial processing, and service commercial uses, and protect areas where such uses now exist.

B. Additional Purposes of Each Employment Zoning District.

1. Commercial/Industrial Service (IS). The IS district is intended to provide for a wide range of industrial and service commercial uses to serve the needs of the community. The IS district implements the Commercial Service and Industrial Park General Plan Land Use Designations;

2. Industrial Park (IP). The IP district is intended to provide for a variety of industrial, manufacturing and warehousing uses with compatible uses to support vibrant employment areas. The IP district implements the Industrial Park General Plan Land Use Designation;

3. Business Park (BP). The BP district is intended to provide areas for large-scale, campus-like office and technology development that includes office, research and development, manufacturing, and other large-scale professional uses, along with supportive services and the potential for residential uses. The BP district implements the Business Park General Plan Land Use Designation.

(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.080.020 Land Use Regulations.

Table 14.09.080.A, Land Use Regulations – Employment Zoning Districts, establishes the land use regulations for the employment zoning districts. Land uses are defined in Chapter 14.020.060 of this code, Use Classifications. In cases where a specific land use or activity is not defined, the Director of Community Development shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below are prohibited. Within the Northeast Growth Area, the supplemental regulations identified in Section 14.09.080.050 are applicable. Section numbers in the right-hand column refer to other sections of this title.

TABLE 14.09.080.A, LAND USE REGULATIONS –
EMPLOYMENT ZONING DISTRICTS 

“P” = Permitted Use; “M” = Minor Use Permit required; “C” = Conditional Use Permit required;
“–” = Use Not Allowed

Land Use Classification

IS

IP

BP

Additional Regulations

Residential Uses2

Residential Housing Types

See subclassifications below

Multi-Unit Dwelling

–

–

C

See Section 14.09.270.160, Residential Uses in Commercial and Employment Districts

Public and Semi-Public Uses

Colleges and Trade Schools

P

P

P

 

Commercial Parking Lots and Structures

P

P

P

 

Community Assembly

C

C

C

 

Day Care Centers

–

–

M

 

Emergency Shelter

–

–

C

 

Government Offices

P

P

P

 

Hospitals and Clinics

See subclassification below

Clinic

–

P

P

 

Instructional Services

P

P

P

 

Park and Recreation Facilities

–

C

C

 

Public Safety Facilities

C

C

C

 

Commercial Uses

Adult-Oriented Business

–

P

–

See Section 14.09.270.050, Adult-Oriented Businesses

Animal Care and Boarding

See subclassifications below

Animal Shelter and Boarding

P

–

C

 

Pet Day Care

P

P

C

 

Veterinary Services

P

P

C

 

Automobile/Vehicle Sales and Services

See subclassifications below

Automobile Rental

P

–

–

 

Automobile/Vehicle Sales and Leasing, New Vehicles

P

–

–

 

Automobile/Vehicle Sales and Leasing, Used Vehicles

C

–

–

 

Automobile/Vehicle Service and Repair, Minor

P

P

–

 

Automobile/Vehicle Repair, Major

P

P

–

 

Large Vehicle and Equipment Sales, Service, and Rental

P

P

–

 

Service Stations

P

P

C

 

Towing and Impound

C

C

–

 

Washing

M

C

C

 

Banks and Financial Services

–

P

P

 

Business Services

P

P

P

 

Commercial Entertainment and Recreation

See subclassifications below

Indoor Sports and Recreation

M

M

M

 

Eating and Drinking Establishments

See subclassifications below

Bars/Nightclubs/Lounges

–

C

C

See Section 14.09.270.060, Alcoholic Beverage Sales

Restaurant

–

P/C(1)

P/C(1)

See Section 14.09.270.060, Alcoholic Beverage Sales

Tasting Room

M

M

M

See Section 14.09.270.060, Alcoholic Beverage Sales

Food Preparation

P

P

P

 

Funeral Parlors and Interment Services

P

P

C

 

Offices

See subclassifications below

Business, Professional, and Technology

P

P

P

 

Medical and Dental

–

P

P

 

Personal Services

P

–

P

See Chapter 9.07 of this code, Massage Therapy Regulations

Repair and Maintenance Services

P

P

P

 

Retail Sales

See subclassifications below

Food and Beverage Sales

P

P

P

 

General Retail and Merchandise

P

P

–

 

Nurseries

P

P

–

 

Industrial Uses

Construction and Material Yards

P

P

–

 

Contractor Shops

P

P

–

 

Custom and Artisan Manufacturing

P

P

P

 

Food and Beverage Manufacturing

See subclassifications below

Small Scale

P

P

P

 

Large Scale

P

P

P

 

General Industrial

C

P

C

 

Light Industrial

P

P

P

 

Research and Development

P

P

P

 

Salvage and Wrecking

–

C

–

 

Storage, Warehousing, and Wholesaling

See subclassifications below

Indoor

P

P

–

 

Outdoor

C

C

–

 

Personal Storage

C

C

–

May include a residential unit for a caretaker or security employee

Transportation, Communication, and Utility Uses

Airports and Heliports

–

C

C

See Section 14.09.270.110, Heliports, Helistops, and Helicopters

Communication Facilities

See subclassifications below

Facilities Within Buildings

P

P

P

 

Telecommunication

See Section 14.09.270.170, Telecommunication Facilities

Freight and Trucking Facilities

C

C

–

 

Light Fleet-Based Services

P

P

P

 

Public Works and Utilities

C

C

C

 

Recycling Facility

See subclassifications below

Reverse Vending Machines

P

–

–

See Section 14.09.270.150, Recycling Facilities

Recycling Collection Facility

C

C

–

See Section 14.09.270.150, Recycling Facilities

Recycling Processing Facility

–

C

–

See Section 14.09.270.150, Recycling Facilities

Other Uses

Accessory Uses and Structures

See Sections 14.09.200.020, Accessory Structures, and 14.09.270.030, Accessory Uses

Animal Keeping

See Section 14.09.270.070, Animal Keeping

Drive-Through Facility

See Section 14.09.270.090, Drive-Through Facilities

Family Day Care

See Section 14.02.060.010, Residential Uses

Home Occupations

See Section 14.09.270.120, Home Occupations

Outdoor Dining and Seating

See Section 14.09.270.130, Outdoor Dining and Seating

Outdoor Display and Sales

See Section 14.09.270.140, Outdoor Display and Sales

Nonconforming Uses

See Chapter 14.09.220 of this code, Nonconforming Uses, Sites, and Structures

Temporary Uses

See Section 14.09.270.180, Temporary Uses

1.    Restaurants without a bar or lounge area and restaurants where less than one-third of the customer service floor area is devoted to the sale and consumption of alcoholic beverages and where serving alcoholic beverages is done only during hours of full food service operation are permitted. Restaurants with bar or lounge areas that comprise more than one-third of the customer service floor area and/or serve alcoholic beverages outside hours of full food service operation require conditional use permit approval.

2.    Residential uses are subject to intensity limits set by the Nut Tree Airport environs overlay district if located in the Nut Tree Airport compatibility zone.

(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.080.030 Development Regulations.

Table 14.09.080.B, Development Regulations – Employment Zoning Districts, prescribes the development regulations for the employment zoning districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the “Additional Regulations” column refer to other sections of this Zoning Ordinance.

TABLE 14.09.080.B, DEVELOPMENT REGULATIONS – EMPLOYMENT ZONING DISTRICTS 

Standard

IS

IP

BP

Additional Regulations

Minimum Lot Area (square feet)

20,000

20,000

20,000

 

Maximum Floor Area Ratio (FAR)

0.3 (A)

0.4 (A)

0.4 (A)

See Section 14.02.030.090, Determining Floor Area Ratio

Maximum Height (feet)

30

70, up to 90 with CUP approval (B)

70, up to 90 with CUP approval (B)

See Section 14.09.200.060, Height and Height Exceptions

Or as further limited in the AE overlay district

Minimum Setbacks (feet)

 

Front

15 (C)

20 (C)

20 (C)

See Section 14.09.200.030, Encroachments into Required Setbacks

Corner Side

10 (C)

20 (C)

20 (C)

See Section 14.09.200.030, Encroachments into Required Setbacks

Interior Side

10 (C)

10 (C)

10 (C)

See Section 14.09.200.030, Encroachments into Required Setbacks

Rear

10 (C)

10 (C)

10 (C)

See Section 14.09.200.030, Encroachments into Required Setbacks

Freeway ROW

20

20

20

See Section 14.09.200.030, Encroachments into Required Setbacks

A. Additional Development Regulations.

1. FAR Exception, Employment Districts. An exception to the maximum FAR standard in the employment districts may be approved where the decision maker makes all of the following findings:

a. The proposed use provides an employment type that is determined by the decision maker to further the City’s economic development goals;

b. Public facilities and services are available to serve the proposed use and structure; and

c. The proposed building massing is compatible with intended development in the zoning district.

2. Transitional Height Standards. Where an employment district abuts a residential district, the following height limitations apply:

a. Maximum height within 50 feet of a residential district boundary: 35 feet.

b. Maximum height between 50 and 75 feet of a residential district boundary: 50 feet.

3. Transitional Setback Standards. Where an employment district abuts a residential district, the following setback requirements apply.

a. IS District, Minimum Setback Adjacent to Residential Districts. The minimum setback from any property line adjacent to or across the street from a residential district shall be 30 feet.

b. IP and BP Districts, Minimum Setback Adjacent to a Residential District. The minimum setback from any property line adjacent to or across the street from a residential district shall be 200 feet, which may include landscaping and employee parking.

(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.080.040 Design Requirements.

A. Building Design Near Freeways. Any building visible from the freeway shall be designed with four-sided architecture where each exterior wall is designed equivalent to the primary facade in the extent of building articulation and quality of exterior materials, and consistent with the color scheme of the primary facade.

B. Orientation of Primary Building Entrance. The primary building entrance shall face and be oriented toward a street frontage providing access to the site.

C. Facade Articulation. All street-facing facades shall have at least one horizontal or vertical projection or recess at least two feet in depth for every 50 horizontal feet of wall. If located on a building with two or more stories, the articulated elements must be greater than one story in height and may be grouped together rather than spaced in 50-foot modules.

D. Employee Outdoor Eating or Use Areas. All new development greater than 10,000 square feet in gross floor area and additions that expand existing floor area by 25 percent and result in more than 10,000 square feet of floor area, a minimum of 150 square feet of outdoor eating or use area shall be provided for the use of employees. Outdoor employee areas shall be designed to include seating and covering to provide protection from sun and weather conditions.

E. Large-Scale Office and Industrial Development. All new development containing 80,000 square feet or more of floor area shall provide the following:

1. Open space areas equal to 10 percent of the site area, providing gathering space or opportunities for active or passive use. Open space areas shall include amenities that enhance the comfort, aesthetics, and usability of the space, including but not limited to trails/paths, benches, trees, shade structures, drinking fountains, or public art;

2. Pedestrian walkways that connect all parts of the park and to any existing or planned pedestrian facilities in adjacent neighborhoods; and

3. Stormwater detention facilities incorporated into the site landscaping as a visual amenity.

(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.080.050 Supplemental Regulations.

A. Properties Within Northeast Growth Area. New development of sites located within the Northeast Growth Area shall comply with the Northeast Growth Area overlay district regulations identified in Chapter 14.09.191 of this code.

(Ord. 1981, Added, 12/13/2022)