Chapter 18.46 — INDUSTRIAL DISTRICTS

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)

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)

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 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.

Table Notes:

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)

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

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 fifty 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. 738 § 1 (Exh. A) (part), 2013; Ord. 808 § 1, 2017; Ord. 875 § 1, 2024)

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)

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)