Upland Municipal Code § 17.07.030 Development Standards for Industrial Zones

A. Industrial Zones. The purposes of the Industrial Zones are to:

1. Provide appropriately located areas for continued employment activities to ensure a robust economy that is essential in order for the City to continue to provide the high level of public services that the community expects;

2. Continue to diversify Upland's economic base by providing sites for incubator businesses, creative industries, technology-based businesses, research and development, light manufacturing and professional offices;

3. Provide a range of employment opportunities to meet the needs of current and future residents and take advantage of the City's location relative to regional roadway and transit systems;

4. Assure high-quality design and site planning of industrial areas and support the adaptive reuse of industrial buildings that contribute to the character of the City as a whole;

5. Encourage the development of industrial areas that create an opportunity to walk and bike between businesses, employment, and residences; and

6. Ensure that new industrial development is designed to minimize traffic and parking impacts on surrounding neighborhoods and is appropriate to the physical characteristics of the site and the area where the project is located.

B. Light Industrial (LI). The LI zone is intended to allow for light industrial and business park uses with little potential to create noise, odor, vibration, or other similar impacts to surrounding areas, and is intended to generate employment opportunities in the City. Permitted uses in the LI zone include light manufacturing; construction, maintenance, and repair services; equipment sales and rentals; vehicle repair, service and maintenance; research and development; and warehousing, wholesaling, and distribution. Limited amounts of retail, personal services, restaurants, and pubic/quasi-public uses are permitted to serve area workers, and ancillary retail areas are permitted for the sale of products manufactured on-site. Development in the LI zone should contribute to an attractive streetscape with articulated building façades, pedestrian-friendly sidewalks, trees, and landscaping. The maximum permitted FAR is 0.5. The LI zone implements the Light Industrial/Business Park (LI-BP) land use designation in the General Plan.

C. General Industrial (GI). The GI zone is intended to allow for a full range of industrial and manufacturing uses in Upland, including operations that necessitate the storage of large volumes of hazardous or unsightly materials, or that produce dust, smoke, fumes, odors, or noise at levels that would affect surrounding uses. Standards for the GI zone are intended to preserve locations for existing and future employment-generating businesses, including both traditional businesses and innovative green technology enterprises. In addition to the uses permitted in the LI zone, the GI zone also permits heavy industrial uses either as-of-right or with the approval of a Conditional Use Permit. Administrative offices supporting the primary industrial use of the property may be permitted; however, retail, personal service, and restaurant uses are not allowed. Development in this zone that abuts adjacent residential or other dissimilar use should provide sufficient buffering in the form of landscaping, walls, and setbacks to minimize impacts to these uses. The maximum permitted FAR in the GI zone is 0.5. The GI zone implements the Industrial (IN) land use designation in the General Plan.

Table 17.07-1 (Permitted Land Uses in the Industrial Zones) identifies land uses permitted in the industrial zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.

TABLE 17.07-1 PERMITTED LAND USES IN THE INDUSTRIAL ZONES

Notes:

(Ord. 1910 § 2, 2016; Ord. 1931 § 13, 2018; Ord. 1944 § 3, 2020; Ord. 1948 § 9, 2021; Ord. 1970 § 6, 2022)

A. Parcel Size and Density. Table 17.07-2 (Parcel Size, Residential Density, and Intensity Standards for Industrial Zones) identifies the parcel size and intensity standards that apply in industrial zones.

B. Structure Setbacks and Height. Table 17.07-3 (Setback and Height Standards for Industrial Zones) identifies structure setback and height standards that apply in industrial zones.

TABLE 17.07-2 PARCEL SIZE AND INTENSITY STANDARDS FOR INDUSTRIAL ZONES

Notes:

TABLE 17.07-3 SETBACK AND HEIGHT STANDARDS FOR INDUSTRIAL ZONES[1][2]

Notes:

A. Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping).

B. Landscaped Area.

1. All Industrial Zones. The minimum landscaped area on a site within all industrial zones shall be 5 percent.

2. Setback Areas. In addition to the required landscaped area specified in paragraph 1 above, all setback areas shall be landscaped, excluding areas required for access to the property and public or quasi-public open space areas such as courtyards and outdoor seating areas.

A. Industrial Buffer Yard Defined. An industrial buffer yard is an area of plantings and walls that shields neighboring residential properties from negative impacts created by industrial land uses.

B. When Required. A 25-foot industrial buffer yard is required for any development that is adjacent to a residential use and/or zone that allows residential or mixed residential uses.

C. Buffer Yard Standards.

1. Industrial buffer yards shall be located along the outer perimeter of a property line. See Figure 17.07-1 (Industrial Buffer Yards).

2. Industrial buffer yards shall include a solid masonry or equivalent wall no less than six feet in height.

3. Industrial buffer yards shall be planted with a mix of deciduous and evergreen trees and shrubs of suitable type, size, and spacing to achieve screening year round.

4. All plantings within an industrial buffer yard shall be maintained in a manner consistent with Chapter 17.12 (Landscaping).

5. Paved surfaces shall be prohibited within industrial buffer yards. Buffer yards shall not be used for parking, driveways, trash enclosures, building areas, or any other activity associated with the primary use on the property.

In addition to the development standards in Section 17.07.030 (Development Standards for Industrial Zones), design guidelines are presented here to provide an added level of definition for the intended development character within industrial developments. The design guidelines are intended to establish general criteria for achieving a high quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments within the industrial zones. The design guidelines are intended to assist project applicants during the project design phase and City staff and decision makers in the review and approval process.

The following design guidelines apply to all new industrial development, in addition to other applicable design standards and guidelines found in other sections of the Zoning Ordinance.

A. Neighborhood Context. The location of site uses should be coordinated with adjoining properties to avoid creating nuisances such as noise, light intrusion, invasion of privacy, and traffic, particularly when development is adjacent to sensitive uses such as residential development.

B. Site Design.

1. Buildings should be sited to reinforce the public street network by incorporating façades that give interest to the building wall along the sidewalk, with windows, doors, and other architectural elements.

2. Wherever possible, the main office and visitor entrance should be oriented toward the street.

3. Visitor entrances to buildings should be clearly visible from a public street.

4. Buildings should be as close as possible to the front setback line or immediately behind a landscaped setback area between the street and the building. Large front setbacks are discouraged.

5. Parking is discouraged at the front edge. No more than aisle of off-street parking should be provided at the street edge.

C. Building Design.

1. Industrial development should include a variety of building types and designs in addition to the concrete tilt-up type construction that is often used.

2. All industrial development is required to provide quality architectural design; however, office uses, and industrial uses in the LI (Light Industrial) zone should provide even greater quality and architectural interest in their building design.

3. Buildings should be designed with the human scale in mind, incorporating two or more of the following:

a. Outdoor patios for passive or active recreation.

b. Awnings, overhangs, trellises.

c. Changes in building massing (e.g., change in wall planes or varying height).

d. Changes in building materials and colors.

e. A defined building façade that delineates the base, middle, and top of the building.

4. Unbroken façades in excess of 100 feet, without changes in wall planes, should be avoided.

5. Changes in the façade plane should be employed to add shade and shadow patterns that will render the façade more interesting and aesthetically pleasing.

6. All roof-mounted mechanical, electrical, and external communication equipment, such as satellite dishes and microwave towers, should be screened from public view and architecturally integrated into the building design.

D. Pedestrian Access.

1. All buildings should be connected to the public sidewalk by a clearly delineated path or walkway.

2. Pedestrian circulation paths should be fully accessible and should connect parking areas to adjoining streets and buildings.

E. Internal Open Space.

1. Buildings should be arranged to create well-defined areas for plazas, green spaces, and pedestrian facilities.

2. Employees should be provided with break and gathering spaces that are an adequate size and are located in areas buffered from vehicle traffic and circulation.