Vacaville Municipal Code Ch. 14.09.080 Employment Zoning Districts

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(Ord. 1972, Repealed and Replaced, 02/22/2022; Ord. 1981, Amended, 12/13/2022)

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 14.02.060 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

(Ord. 1972, Repealed and Replaced, 02/22/2022; Ord. 1981, Amended, 12/13/2022; Ord. 1995, Amended, 07/23/2024; Ord. 1996, Amended, 07/23/2024)

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

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 50 feet, which may include landscaping and employee parking.

(Ord. 1972, Repealed and Replaced, 02/22/2022; Ord. 1981, Amended, 12/13/2022; Ord. 1996, Amended, 07/23/2024; Ord. 2011, Amended, 2/10/2026)

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.

F. Outdoor refuse collection areas shall be screened so as not to be visible from public streets. All refuse bins shall be stored within a masonry enclosure unless they are located within a larger storage area surrounded and screened by a masonry wall.

(Ord. 1972, Repealed and Replaced, 02/22/2022; Ord. 1981, Amended, 12/13/2022; Ord. 1996, Amended, 07/23/2024)

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)