Article 4 — Industrial Districts (I-BP and I)

In addition to the general purposes listed in Chapter 9-1 TMC (General Provisions), the specific purposes of the industrial district regulations are to:

• (a) Provide appropriately located areas consistent with the General Plan for a broad range of manufacturing and service uses;

• (b) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities; and

• (c) Minimize the impact of industrial uses on adjacent residential and commercial districts.

• (d) The additional purposes of each I district are as follows:

  • (1) I-BP Business Park District. To provide sites with high architectural and landscape standards for industrial office centers, limited manufacturing, warehousing, and large-scale, single destination retail and other limited retail uses which may not be appropriate in retail areas.

• (2) I General Industrial District. To provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for location in Turlock; and to protect Turlock's general industrial areas from competition for space from unrelated uses that could more appropriately be located elsewhere in the City.

• (1207-CS, Rep&ReEn, 05/28/2015)

In the following schedule, the letter "P" designates use classifications permitted in I districts, the letters "NP" designate use classifications not permitted, the letters "MAA" designate use classifications allowed on approval of a minor administrative approval, the letters "MDP" designate

use classifications allowed on approval of a minor discretionary permit, and the letters "CUP" designate use classifications allowed on approval of a conditional use permit.

All new or expanded uses of a site or structure shall obtain the necessary permits as indicated in the following schedule.

All new or expanded uses of a site or structure, involving an expansion of floor area of five thousand (5,000) square feet or twenty-five (25%) percent of the existing building floor area, whichever is less, are subject to design review in accordance with Article 10 of Chapter 9-5 TMC. New or expanded uses subject to design review shall obtain an MDP design review permit. Design review shall take place concurrently with the processing of any other required permit. Compliance with the adopted design guidelines of the City of Turlock is mandatory for all industrial developments subject to design review.

Any change in use or business within an existing structure that is permitted or, in the opinion of the Development Services Director, is suitable to the site and structures in which it is located and does not increase the intensity or impact of its prior use shall obtain a zoning certificate in accordance with Article 2 of Chapter 9-5 TMC (Zoning Certificates and Home Occupation Permits). The zoning certificate shall be obtained prior to the issuance of a building permit or prior to commencement of a use where no building permit is required.

Uses not contained in the following schedule may be permitted subject to a conditional use permit. Such conditional uses must be of a similar nature and intensity as other uses in the district as determined by the Development Services Director or designee.

I-BP and I DISTRICTS (Industrial)

USE CLASSIFICATIONS

I-BP and I DISTRICTS (Industrial) USE CLASSIFICATIONS

(1) See TMC 9-2-102 (Adult entertainment facilities).

(2) See TMC 9-2-104 (Automobile service stations, repair and washing).

(3) Building materials and service uses shall not adjoin any R district. See TMC 9-2-112 (Outdoor storage).

• (4) Only automatic teller machines are allowed.

• (5) See TMC 9-2-112 (Outdoor storage).

(6) In an I district only ancillary retail sales limited to thirty (30%) percent of the total square footage of buildings used to manufacture products on the site, or two thousand five hundred (2,500) square feet, whichever is less, shall be allowed. Goods being sold at retail must be directly related to approved and permitted uses of the site. Large-scale, single destination retail uses may be allowed in the I-BP district, provided a conditional use permit is obtained in accordance with Article 6 of Chapter 9-5 TMC (Conditional Use Permits and Variances).

(7) Salvage and wrecking operations shall not adjoin an arterial street or Highway 99. See TMC 9- 2-117 (Salvage and wrecking operations).

(8) See TMC 9-2-101 (Accessory buildings or structures).

(9) See Article 5 of Chapter 9-5 TMC (Temporary Uses of Land). Construction trailers may be located on the project site after required planning permits and approvals have been obtained. The trailer(s) must be removed upon completion of the applicable construction project.

(10) See TMC 9-2-122 (Rental storage facility).

(11) A caretaker unit may be provided in conjunction with an industrial use for a caretaker that is responsible for security, maintenance, or management of the facility. The unit shall be a permanent structure that is architecturally compatible with the main industrial buildings and must be clearly accessory to the industrial use.

(12) See TMC 9-2-123 (Equipment sales, service and rentals).

(13) Minor utilities shall not interfere with the use, enjoyment, or aesthetics of adjacent uses. All utilities shall be screened from view from public right-of-way using landscaping, a berm, a solid masonry fence, or other visually attractive method. The area surrounding the minor utility shall be landscaped.

(14) This matrix does not apply to cannabis uses in industrial zones within the downtown overlay. Cannabis uses in the downtown overlay shall be governed by TMC 9-2-704 and 9-4-103.

(15) This matrix does not apply to cannabis uses in industrial zones within the Westside Industrial Specific Plan. Cannabis uses in the Westside Industrial Specific Plan shall be governed by TMC 9- 2-705.

(1207-CS, Rep&ReEn, 05/28/2015; 1231-CS, Amended, 04/13/2017; 1259-CS, Amended, 09/12/2019; 1283-CS, Amended, 10/22/2020)

The following schedule prescribes development regulations for the I (industrial) districts. Deviations from the setback and height requirements for the purpose of providing accommodation for disabled access to an existing structure may be permitted upon approval of a minor administrative approval pursuant to Article 3 of Chapter 9-5 TMC (Minor Administrative and Minor Discretionary Permits).

(1) Minimum lot sizes are not applicable when done in conjunction with an approved planned development proposal. See TMC 9-2-106 (Development on existing lots of record).

(2) Double-frontage lots shall provide front yards on each frontage except in the case of public alleys.

(3) Front and corner side yards may be reduced to ten (10') feet in I districts on lots which do not front on arterial streets.

(4) A thirty (30') foot side, front, and rear yard adjoining any R district and structures shall not intercept a forty-five (45°) degree inclined plane inward from a height of ten (10') feet above

existing grade at the R district boundary line.

(5) See TMC 9-2-109 (Landscaping and irrigation).

(6) Any area between the front (and street side) property line and the building, exclusive of driveways and walkways, shall be landscaped.

(7) See TMC 9-2-122 (Rental storage facility).

(8) The required "landscape strip" in the public right-of-way (located behind the public sidewalk and adjacent to the private property line) may be counted toward the required building front yard and corner side yard setback, when constructed per City standard as defined in the Turlock General Plan and the landscape strip is maintained by the private property owner.

(1207-CS, Rep&ReEn, 05/28/2015; 1223-CS, Amended, 10/13/2016)