Chapter 130.23 — INDUSTRIAL AND RESEARCH AND DEVELOPMENT

Sec. 130.23.010 - Zones Established; Applicability.

This Chapter establishes several Industrial zones to provide for a full range of light and heavy manufacturing, including manufacturing, processing, distribution and storage. In addition, a Research and Development Zone is established to provide areas for high technology, non-polluting manufacturing plants, research and development facilities, corporate/industrial offices, and support service facilities in a rural or campus-like setting, such as a business park environment. [See General Plan Policy 2.2.1.2 (Land Use Designations).]

B.

This Chapter further provides regulations applicable to each industrial zone established in Section 130.12.020 (Zoning Maps and Zones) in Article 1 (Zoning Ordinance Applicability) of this Title. The Industrial zones are as follows:

1.

Industrial—Light (IL). The IL zone is applied to lands for manufacturing and associated retail or service activities, wholesaling, and other industrial uses, where the primary activity is conducted within a building or buildings, or in outdoor storage or activity areas. Conditional Use Permits shall be required for those uses which, by their nature, have the potential to produce or emit noise, odor, fumes, dust, smoke, vibrations, glare, heat, electrical interference or waste material beyond the confines of the property boundaries.

2.

Industrial—Heavy (IH). The IH zone is applied to areas which may also be suitable for more intensive industrial uses, including manufacturing, assembling, fabrication and processing, bulk handling, storage, warehousing and trucking. The uses associated with this district are likely to generate significant levels of truck traffic, noise, pollution, vibration, dust, fumes, odors, radiation, radioactivity, poisons, pesticides, herbicides, or other hazardous materials, fire or explosion hazards, or other undesirable conditions. A Conditional Use permit is required for uses having the potential to pose a safety hazard or produce particulate matter. Heavy industrial districts are unsuitable adjacent to residential districts and some commercial uses. Dwellings, care centers, and certain commercial uses are not allowed. Uses allowed within IL (Light Industrial) districts are allowed, provided that the uses are subordinate to and do not restrict heavy industrial uses in the zone. Activity at heavy industrial sites consists predominantly of trucks, rather than passenger vehicles, and the road system is built to support truck traffic. Provisions for pedestrians are not required.

3.

Research and Development (R&D). The R&D, Research and Development zone is intended to provide areas for the location of high technology, non-polluting manufacturing plants, research and development facilities, corporate and industrial offices, and support service facilities in a rural or campus-like setting, such as a business park environment.

Sec. 130.23.020 - Matrix of Allowed Uses. ¶

Uses are allowed in the following zones subject to the requirements of this Title as designated in Table 130.23.020 (Industrial / R&D Zones Use Matrix) below in this Section:

Table 130.23.020—Industrial/R&D Zones Use Matrix

IL: Industrial Low IH: Industrial High R&D: Research & Development	P A TUP CUP MUP TMA —-/b>	Allowed use ( Article 4:Special Use Regulations) Administrative permit required (130.52.010) Temporary use permit required (130.52.060) Conditional Use Permit required(130.52.021) Minor use permit required (130.52.020) Temporary mobile home permit (130.52.050) Use not allowed in zone	Allowed use ( Article 4:Special Use Regulations) Administrative permit required (130.52.010) Temporary use permit required (130.52.060) Conditional Use Permit required(130.52.021) Minor use permit required (130.52.020) Temporary mobile home permit (130.52.050) Use not allowed in zone	Allowed use ( Article 4:Special Use Regulations) Administrative permit required (130.52.010) Temporary use permit required (130.52.060) Conditional Use Permit required(130.52.021) Minor use permit required (130.52.020) Temporary mobile home permit (130.52.050) Use not allowed in zone
USE TYPE	IL	IH	R&D	Specifc Use Reg.
Industrial
Automotive and Equipment: Salvage and Wrecking Yard	CUP	CUP	—

Hazardous Material Handling	CUP	CUP	CUP
Industrial: General	P/CUP	P/CUP	CUP
Specialized	CUP	CUP	—
Laundries, Commercial	P	—	—
Light Manufacturing	P	—	P
Ceramic Products From Compounded Clay	P	—	P/CUP1
Lightweight Nonferrous Metal Casting Foundry
Mineral Exploration and Mining	See Table 130.29.070.1 (Mineral Exploration and Mining)
Printing and Publishing	P	—	P
Research and Laboratory Services	P	—	P
Slaughterhouse	CUP	CUP	—
Storage Yard: Equipment and Material Permanent	P	P	CUP	130.40.320.C
Temporary	TUP	TUP	TUP
Wholesale Storage and Distribution	P	P	P
Commercial
Adult Business Establishment	A	—	—	130.40.040
Animal Sales and Service: Veterinary Clinics	CUP	—	CUP
Automotive and Equipment: Paint and Body Shops	P	CUP	—
Repair Shop	P	CUP	—
Vehicle Storage	P	CUP	—	130.40.320
Vehicle Sales and Rentals	P	CUP	—
Banks and Financial Services	—	—	P
Bars and Drinking Establishments	CUP	—	—
Brewery: Large Commercial	P	CUP	CUP
Micro Brewery	P	CUP	CUP
Building Supply Store	P	—	—	130.40.220
Business Support Services	P	—	P
Commercial Cannabis	Commercial Cannabis Use Permit required (See Article 4 - Special Use Regulations - Chapter 130.41 - Commercial Cannabis)
Commercial Recreation: Indoor Entertainment	—	—	A/CUP
Indoor Sports and Recreation	CUP	—	P
Outdoor Entertainment	—	—	CUP
Outdoor Sports and Recreation	—	—	P	130.40.210
Distillery:3 Large Commercial	P	CUP	CUP
Craft	P	CUP	CUP
Drive-Through Facility	P/CUP4	—	P/CUP4	130.40.140
Employer-sponsored Child Day Care Center	A	—	A	130.40.110.C
Mobile/Manufactured Home Sales Lot	A	—	—	130.40.220
Ofces: Professional and Medical	P	—	P
Printing and Publishing	P	—	P

Recycling Facilities	P/A	P	—	130.40.280
Restaurant	P2/CUP	—	P
Retail Sales and Service: Indoor Sales	CUP	—	P
Permanent Outdoor Sales	A	CUP	A/CUP	13040220
Temporary Outdoor Sales	A/TUP	A/TUP	A/TUP	..
Personal Services	—	—	P
Property Services	P	—	P
Self-Storage (Mini Storage)	P	P	CUP
Specialized Education and Training	—	—	P
Trade School, Indoor or Outdoor	P	—	CUP
Wineries3 Production Facilities	P	P	CUP
Residential
Contractor's Ofce: On-site	A	A	A	130.40.190
Of-site	TUP	TUP	TUP
Employee Housing: Commercial Caretaker, Permanent	A	CUP	A	130.40.120
Commercial Caretaker, Temporary	TMA	—	TMA
Construction	A	A	—	130.40.190
Civic
Cemetery	CUP	—	—
Churches and Community Assembly, Indoor Only	—	—	CUP
Community Services: Intensive	P	—	P
Schools: College and University	—	—	CUP	130.40.230
Elementary and Secondary, Private	—	—	CUP
Transportation
Airports, Airstrips, and Heliports	CUP	CUP	CUP
Intermodal Facility	P	—	P
Parking Lot, Public	P	—	P
Utility and Communication
Telecommunication Facilities	P/A	CUP	P/A	130.40.130
Public Utility Service Facilities: Intensive	CUP	CUP	—	130.40.250
Minor	P	—	P
Wind Energy Conversion System		See Table 130.40.390.1 (WECS Use Matrix)		130.40.390
Recreation and Open Space
Special Events, Temporary	TUP	—	TUP
Agricultural
Crop Production	—	P	—
Grazing	—	P	—
Livestock, High Density	—	CUP	—
Nursery, Plants: Wholesale	P	P	—
Orchards and Vineyards	—	P	—

Packing: On-site Products	P	P	—
Of-site Products	P	P	—
Produce Sales	—	CUP	—
Timber	—	P	—
NOTES: 1CUP for larger, general industrial-scale use. 2If restaurant is an ancillary use to an existing primary use, then allowed by right (P); if resta 3Not subject to Section 130.40.400 (Wineries) in Article 4 (Specifc Use Regulations) of this 4CUP required when adjacent to any residential zoned lot or residential use.		urant is a new primary use, then allowed by CUP. Title.

(Ord. No. 5112, § 2, 9-10-2019; Ord. No. 5127, § 3, 9-1-2020; Ord. No. 5241, § 16, 8-19-2025)

Sec. 130.23.030 - Development Standards.

Allowed uses and associated structures shall comply with the following development standards listed in Table 130.23.030 (Industrial / R&D Zone Development Standards) below, in addition to those under Section 130.23.040 (Design Standards) below in this Section, and any other applicable requirements of this Title unless a variance is obtained in compliance with Section 130.52.070 (Variance) in Article 5 (Planning Permit Processing) of this Title, or standards are modified pursuant to a Development Plan permit in compliance with Section 130.52.040 (Development Plan Permit) in Article 5 (Planning Permit Processing) of this Title.

Table 130.23.030—Industrial/R&D Zones Development Standards

Development Attribute	IL	IH	R&D
Minimum Lot Size (in square feet)5	10,000	20,000	10,000
Minimum Lot Width (in feet)5	60	60	60
Setbacks: (in feet) Front and Secondary front1	10	30	20
Sides	02or 5	30	02or 5
Rear	10	30	10
Sides and Rear (Abutting residentially zoned land)3	10 or 30	50	10 or 30
Maximum Building Height (in feet)	50	50	50
Floor Area Ratio (FAR)4	0.85	0.85	0.50
Notes: 1Subject to Landscaping requirements in the site planning and design manual. 2Zero lot line with freproof wall and no openings meeting building and fre code requirements, otherwise the 5 foot setback applies. 3Subject to Landscaping requirements in the site planning and design manual. 4Ratio of allowable foor area to site area. 5Lots that are created for access road, parking areas, common area landscaping and open space purposes are exempt from the area and width standards of the respective zones.

Sec. 130.23.040 - Design Standards.

A.

Research and Development Zones. Design standards for the Research and Development Zone are contained in the County's adopted Research and Development Zone Design Standards (Resolution 201-2015). The Design Review process, where applicable, shall determine whether the structure is in compliance with the adopted design standards.

CHAPTER 130.24. - RESIDENTIAL ZONES

Sec. 130.24.010 - Zones Established Applicability.

A.

This Chapter establishes residential zones as provided in the General Plan to accommodate a range of housing types, including single-family and multi-family housing for households of various income levels.

B.

This Chapter lists the uses that may be allowed within the residential zones established by Section 130.12.020 (Zoning Map and Zones) in Article 1 (Zoning Ordinance Applicability) of this Title, determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

C.

The manner in which the single-unit and multi-unit residential zones are applied are as follows:

1.

Multi-unit Residential (RM). The RM, Multi-unit Residential Zone identifies those lands which are most capable of supporting the highest density of development within the County, based on topography, infrastructure, and circulation availabilities and constraints, as well as proximity to employment centers, public facilities, recreation, and shopping. It is applied to regulate and promote the development of multi-unit dwellings, including apartments, condominiums, and townhouses, while ensuring compatibility with surrounding lower density residential neighborhoods. Detached or attached residential dwellings are allowed in accordance with the standards set forth in this Chapter, and providing the minimum density of at least 5 dwelling units per acre is met. This zone is utilized in Community Regions and Rural Centers to meet affordable housing goals identified in the Housing Element of the General Plan. Mobile home and manufactured home land lease development shall also be allowed within this zone (see General Plan Policy 2.2.1.2). This zone is applicable to lands designated as Multi-Family Residential (MFR) in the General Plan.

2.

Single-unit Residential (R). The Single-unit Residential Zone is used to promote and regulate the development of higher density, single-unit dwellings, and accessory structures and uses. Minimum lot size designations of R1 and R20K are applied to this zone based on surrounding use compatibility, and physical and infrastructural constraints. Said designations represent the minimum lot size of 6,000 and 20,000 square feet, respectively. This zone is applicable to lands designated as High Density Residential (HDR) in the General Plan.

3.

One-acre Residential (R1A). The R1A, One-acre Residential Zone, is used to create a more dispersed suburban residential character to an area by providing for and regulating medium density residential development at the highest range of one dwelling unit per acre. Accessory structures and uses and low-intensity commercial agricultural pursuits (crop lands, orchards, raising and grazing of domestic farm animals) are considered compatible with this zone. This zone is applicable to lands designated as Medium Density Residential (MDR) in the General Plan and may be applied to High Density Residential lands where infrastructure to serve higher densities is not yet available.

Two-acre Residential (R2A). The R2A, Two-acre Residential Zone, is utilized to create a more dispersed suburban residential character to an area by providing for and regulating medium density residential development at the mid-range of one dwelling unit per two acres. Accessory structures and uses and low-intensity commercial agricultural pursuits (crop lands, orchards, raising and grazing of domestic farm animals) are considered compatible with this zone. This zone is applicable to lands designated as Medium Density Residential (MDR) in the General Plan.

5.

Three-acre Residential (R3A). The R3A, Three-acre Residential Zone, is utilized to create a more dispersed residential character to an area by providing for and regulating the development of medium density residential development at the lowest range of one dwelling unit per three acres. Agricultural structures and low-intensity commercial agricultural pursuits (crop lands, orchards, raising and grazing of domestic farm animals) are considered compatible with this zone. This zone is applicable to lands designated as Medium Density Residential (MDR) in the General Plan.

6.

Residential Estate (RE). The RE, Residential Estate Zone is intended to preserve the rural character of an area by providing for and regulating the development of low density and rural residential development at a range of densities to include one dwelling unit per five acres and one dwelling per 10 acres. Minimum lot size designations of —5 and —10 are applied to this zone based on surrounding use compatibility, physical and infrastructural constraints, and General Plan use designation. Said designations represent the minimum number of acres allowed for each lot. Agricultural structures and uses are considered compatible with this zone.