16.12 Business Park and Industrial Districts

Sections:

   16.12.010   Purpose.

   16.12.020   Business Park and Industrial Districts General Development Standards.

   16.12.030   Business Park and Industrial Zoning Districts Design Standards.

16.12.010 Purpose.

This chapter provides regulations applicable to development and new land uses in the business park and industrial districts established by 16.06.010 (Zoning Districts Established). The purposes of the individual business park and industrial zoning districts and the manner in which they are applied are as follows:

   A.   BP (Business Park) District. The BP zoning district is applied to appropriate areas for assembly, fabrication, light manufacturing, materials processing, offices and research and product development, provided the uses are conducted within an enclosed, controlled setting. Limited retail activities, to serve the primary business park tenants, is also allowed. The BP zoning district is consistent with the business park land use designation of the general plan; and

   B.   GIA (General Industrial–A) District. The GI-A zoning district is applied to appropriate areas for outdoor storage of materials and vehicles, small scale manufacturing, and handicraft industries. The GI-A zoning district is consistent with the industrial land use designation of the general plan; and

   C.   GI (General Industrial) District. The GI zoning district is applied to appropriate areas for the processing of raw materials and manufactured parts or products, including bulk storage, distribution and warehousing facilities, which may require appropriate buffering from adjacent commercial and residential designations, and additional review for outdoor assembly and storage. The GI zoning district is consistent with the general industrial land use designation of the general plan

TABLE 16.12-1 USE TABLE FOR BUSINESS PARK AND INDUSTRIAL DISTRICTS
Key to Permit Requirements
Symbol	Applicable Process			See Chapter
P	Permitted Use - Compliance with development standards and zoning clearance required(3)			16.74
C	Conditional Use - Conditional use permit required			16.52
"Blank"	Use not allowed
Land Use(1) (2) (3) (4) (5) (6) (7) (8)	BP	GI	GI-A	See Standards in Section
Billboards subject to a relocation agreement	C	C	C	16.38.150
Short-Term Vacation Rentals (STVRs) - Hosted
Short-Term Vacation Rentals (STVRs) - Non-Hosted
Agriculture, Open Space and Resources
Animal Keeping			P
Crop Production, Commercial			P
Equestrian Facilities, Commercial			P
Mining Operations		C
Nature Preserves			P
Plant Nurseries	P	P	P
Open Space			P
Communication Facilities
Broadcast Recording Studio	P	P	P
Satellite Dishes/Antennas	P	P	P	16.44.170A
Wireless Communication Facilities 51 feet or more in height	C	C	C	16.44.170B
Education, Public Assembly and Recreation
Adult Entertainment	C	C		16.44.020
Auditoriums, Meeting Halls and Conference Facilities	C	C	C
Bingo	C	C	C	16.44.210
Gaming Clubs				Chapter 9.15
Churches, Places of Worship	C	C	C
Cyber Cafe	C			Chapter 5.14
Golf Courses			C
Indoor Commercial Recreation	C	C	C	See Definition
Indoor Firing Ranges	C	C		16.44.210
Interpretative Centers			C
Health and Fitness Centers	C	C
Libraries and Museums
Nightclubs	C			16.44.030
Outdoor Commercial Recreation	C	C	C	See Definition
Personal Instruction	P	P	P	See Definition
Schools, Specialized Education and Training	C	C	C	See Definition
Studios, Professional	P	P	P	See Definition
Manufacturing and Processing
Beverage Production	P	P
Bio Medical Manufacturing	P	P	C
Cabinet Shop	P	P	C
Cannabis Cultivation, Delivery, Dispensary, and Processing (Commercial)
Cannabis Testing Laboratory	C	C	C	16.44.250
Chemical Products	P	P
Clothing Products	P	P	C
Concrete, Gypsum and Plaster Products		C
Electrical and Electronic Equipment and Instruments	P	P	C
Food Products	P	P
Furniture and Fixture Manufacturing	P	P	C
Glass Products	P	P	C
Handicraft Industries and Small Scale Manufacturing	P	P	P
Laundries and Dry Cleaning Plants	P	P
Leather Products	P	P	C
Lumber and Wood Products	P	P	C
Machine/Welding Shops	P	P	C
Machinery Manufacturing	P	P
Metal Products Fabrication	P	P	C
Motor Vehicle and Transportation Equipment	P	P	C
Paper Products	P	P	P
Paving Materials	P	C
Petroleum Distribution and Storage	P	C
Pharmaceutical Manufacturing	P	P	C
Plastics and Rubber Products	P	P	C
Printing and Publishing	P	P	P
Recycling Facilities, Composting		C	C
Recycling Facilities, Small Collection Facility	C	C		16.44.140
Recycling Facilities, Large Collection Facility	C	C		16.44.140
Recycling Facilities, Processing Facility	C	C		16.44.140
Recycling Facilities, Reverse Vending Machines	C	C		16.44.140
Recycling Facilities, Scrap and Dismantling Yards		C
Research and Development	P	P	C
Sewage Treatment Plants		C	P
Stone/Cut Stone Products	P	P	P
Structural Clay and Pottery Products	P	P	P
Textile Products	P	P
Warehousing and Distribution Facilities	P	P
Wholesale and Distribution	P	P
Residential
Caretaker/Employee Housing	C	C	C
Emergency Shelters, up to 30 occupants	P			16.44.200
Emergency Shelters, more than 30 occupants	C			16.44.200
Retail Trade
Appliance Sales	P
Art, Antiques, Collectibles and Gifts	P
Auto, Mobile Home and Vehicle Sales (outdoor new/used)	C	C
Auto Sales (indoor)	C	C
Auto (Motor Vehicle) Parts Sales	P	P
Bars	C			16.44.030
Building Materials Stores	P	P
Cannabis Dispensary (Recreational Retail Storefront)
Convenience Stores	P	P		16.44.030
Eating and Drinking Establishments	P	P	P	16.44.030
Fuel and Ice Dealers	C	C	C
Furniture and Furnishings	P
Liquor Stores	C			16.44.030
Medicinal Cannabis Delivery Service (Mobile Activities for Patients and Caregivers)	P	P	P	16.44.250
Medicinal Cannabis Delivery Service (Physical Delivery Logistics Location)	P(13)			16.44.250
Services
Bank and Financial Services	P
Business Support Services	P	P
Car (Motor Vehicle) Wash	P
Child Day-Care Centers	C	C	C	16.44.050
Contractor's Storage Yard (Primary Use)	C	C	C
Equipment Rental	C	P
Hotels	P			16.44.090
Laundry and Dry Cleaning	P
Kennels and Boarding Facilities	C	P	C	16.44.040.E.2
Medical Services - Offices, Clinics and Laboratories	P			16.44.110
Mortuaries, Crematoriums, Funeral Parlors and Cemeteries	C	C	C
Offices	P	P	P	16.44.110
Personal Services	P(10)(11)	P(10)(12)		See Definition 5.18, 16.44.270
Public Safety and Utility Facilities	P	P	P
Repair and Maintenance, Consumer Products	P	P	P
Repair and Maintenance, Motor Vehicles	P	P		16.44.190
Research and Development	P	P
Service Stations, (with Repair)	P	P		See Definition
Service Stations, (without Repair)	P	P		See Definition
Storage, Personal Storage Facilities	C	C	C	See Definition
Veterinarian Clinics and Animal Hospitals	P	P	P	See Definition
Veterinarian Clinics and Animal Hospitals (with overnight and/or outdoor kennel)	C	C	C	16.44.040.E.2
Transportation
Electric Vehicle Charging Stations(9)	P	P	P	15.64, 16.34, 16.44.115
Parking Facilities	P	P		See Definition
Transit Stations and Terminals	P	P
Vehicle and Freight Terminals	C	P
Vehicle Storage Facility	C	P		See Definition
(1)    See Section 16.04.020 regarding uses not listed. (2)    See Article VI for definitions of the land uses listed. (3)    A development plan permit may also be required. See Chapter 16.56 . (4)    Outdoor storage of materials in conjunction with an on-site primary use requires approval of a conditional use permit in compliance with Chapter 16.52 . (5)    Storage of hazardous materials in excess of threshold established by the uniform building code requires approval of a minor conditional use permit (16.52) and compliance with Section 16.18.070 (Hazardous Materials Storage). (6)    Conversion or reuse of an existing residential structure may be allowed with approval of a conditional use permit. See Section 16.32.030 (B)(3). (7)    This use specifically excludes rental to persons not employed as a caretaker or security for the site on which the use is located. See Section 16.11.020 . (8)    All uses shall demonstrate adequate parking in accordance with Chapter 16.34 - Off-Street Parking and Loading Standards. (9)   For EVCS - Subject to the Minor Conditional Use Permit appeal provisions for identified Public Health and Safety issues as described in Section 15.63. (10)   Limited to a Massage Accessory Use with establishment of the following primary uses: Health and Fitness Centers, Beauty and Barber Shops, and Tanning Salons. (11)   Limited to a Massage Accessory Use with establishment of the following primary uses: Hotels, Medical Services – Offices, Clinics and Laboratories. Refer to Section 16.44.270.B.3 (Massage Accessory Use) and Chapter 5.18 (Massage Businesses and Massage Therapists) for additional details. (12)   Refer to Section 5.18.150 (Exemptions) for the types of “Professions and Services” which shall not be classified as a Massage Establishment. (13)   Refer to Section 16.44.250 for the required 500 foot separation from sensitive uses and from another Medicinal Cannabis Delivery Service location (Physical Delivery Logistics Location).

 

(Ord. 602-24 § 3 (part), 2024; Ord. 587, Exhibit A (part), 2022; Ord. 565-21, Exhibit B (part), 2021; Ord. 561-20, Exhibit B (part), 2020; Ord. 556 § 7, 2020; Ord. 548 § 2, 2019; Ord. 538, Exhibit A (part), 2018; Ord. 507 § 4 (part), 2016; Ord. 492-14 Exhibit 7, 2014; Ord. 482-13 § 2, 2013; Ord. 480- 13 § 6, 2013; Ord. 427-09 § 3, 2009; Ord. 388 § 2, 2007; Ord. 385 § 2 (part), 2007; Ord. 369 § 3, 2006; Ord. 367 §§ 4 (part), 6, 2006; Ord. 366, §§ 2, 3, 2006; Ord. 333, § 4, 2005; Ord. 337 §§ 5, 6, 2005; Ord. 310 § 8, 2004; Ord. 253 § 2 (part), 2002; Ord. 215§ 2 (part), 2000; Ord. 182 § 2 (part) 1997)

16.12.020 Business Park and Industrial Districts General Development Standards.

New land uses and structures, and alterations to existing uses or structures shall be designed, constructed and/or established in compliance with the requirements in Table 16.12-2, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development standards). (Ord. 182 § 2 (part), 1997)

Note: Click to view a printer-friendly PDF of Table 16.12-2

TABLE 16.12-2 BUSINESS PARK AND INDUSTRIAL ZONES GENERAL DEVELOPMENT STANDARDS
Development Feature	BP	GI	GI-A
Minimum Parcel Size	10,000 square feet	20,000 square feet	10,000 square feet
Minimum Parcel Width	75 feet (minimum average)	75 feet (minimum average)	75 feet (minimum average)
Setbacks Required
Street	25 feet	25 feet	25 feet
Interior	None	None	10 feet
Interior (adjacent to residential zoned properties)	20 feet minimum or equal to the building height
Interior (adjacent to a freeway)	25 feet minimum
Accessory Structures	Same as main structure
From Residential Areas	50 feet	25 feet	25 feet
Maximum Height Limit	50 feet	40 feet	40 feet
Minimum On-site Landscaping(1)	15 percent	5 percent	5 percent
(1)   See Chapter 16.28 , Landscaping Standards and Water Efficient Landscaping

 

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 7, 2014; Ord. 366, § 4, 2006; Ord. 202 § 5 (part), 1999; Ord. 253 § 2 (part), 2002: Ord. 182 § 2 (part), 1997)

16.12.030 Business Park and Industrial Zoning Districts Design Standards.

The following standards and design features are provided to ensure a level of quality that must be compiled with or satisfied in all industrial developments. Standards are mandatory requirements for all industrial developments. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated in the project’s design.

   A.   Site Planning. The following standards and parameters are intended to help ensure internal consistency with sound industrial site development practices.

      1.   Site Design.

         a.   Standard: The following design elements shall be incorporated into the design of industrial projects whenever possible (See figure below):

            1)   Controlled site access (1);

            2)   Service areas located at the sides and rear of buildings (2);

            3)   Convenient public access and visitor parking (3);

            4)   Screening of storage, work areas, and mechanical equipment (4);

            5)   Storage and service area screen walls (5); and

            6)   Emphasis on the main building entry and landscaping (6).

         b.   Standard: Buildings shall be arranged to avoid long, monotonous building facades and to create diversity by use of at least one of the following design features:

            1)   Set portions of the building at the front setback line with other portions set further back (minimum ten foot offset);

            2)   Cluster buildings around courtyards, plazas, and landscaped open spaces;

            3)   Set buildings on "turf islands" where the office portion of the building does not directly abut parking areas. Provide a generous ten- to twenty- (20-) foot landscaped strip between the parking area and the main entrance; or

            4)   Avoid placing parking between the street and the building for more than fifty (50) percent of the parcel frontage.

         c.   Standard: Larger than minimum required building setbacks shall be provided for buildings thirty (30) feet high or higher. Buildings shall be set back an additional five feet (all sides) for each additional ten feet of building height over thirty (30) feet.

         d.   Standard: Where an industrial use is adjacent to a nonindustrial use, appropriate buffering techniques shall be provided in compliance with Section 16.18.120 (Screening and Buffering).

      2.   Parking, Loading, and Circulation.

         a.   Standard: Parking lots and cars shall not be the dominant visual elements of the site. Projects should incorporate at least one of the following design features:

            1)   Provide multiple smaller parking lots as opposed to large lots;

            2)   Provide dense landscaping and walls to screen parking lots; or

            3)   Locate parking on the side or at the rear of the site.

         b.   Standard: Site access and internal circulation shall be designed in a straight forward manner with emphasis on safety and efficiency. The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, provide adequate maneuvering and stacking areas, and consideration for emergency vehicle access.

         c.   Standard: Meandering sidewalks shall be provided in all industrial zoning districts when required by the director.

         d.   Standard: Parking lots adjacent to public streets shall be screened from view in compliance with 16.34 (Off-Street Parking and Loading).

         e.   Standard: Loading facilities shall not be located at the front of buildings where it is difficult to screen them from view. Loading facilities are more appropriate at the rear of the site or on the side with adequate screening.

         f.   Standard: When it is not possible to locate loading facilities at the rear or side of the building, they may be allowed on the front if properly screened from view with dense landscaping and walls. Loading facilities shall not directly align with driveways where screening cannot be provided effectively.

         g.   Standard: Backing from the public street onto the site for loading shall not be allowed except at the ends of industrial cul-de-sacs where each circumstance will be reviewed on a case-by-case basis.

      3.   Screening.

         a.   Standard: Outside storage and loading shall be confined to portions of the site least visible to public view and appropriately screened in compliance with 16.18.120 (Screening and Buffering).

         b.   Standard: Screening methods shall consist of at least one of the following design features:

            1)   Solid masonry walls with landscape relief;

            2)   Open metal grillwork with masonry pillars and dense landscaping; or

            3)   Earth berms with dense landscaping.

         c.   Standard: The method of screening shall be architecturally integrated with the adjacent building in terms of materials, colors, texture, and size.

      4.   Screen Walls/Fencing.

         a.   Standard: If walls are not required for a specific screening or security purpose they shall not be provided. Walls provide hiding places for intruders and surfaces for graffiti. The intent is to keep walls as low as possible while performing their screening and security functions.

         b.   Standard: When security fencing is required, it shall not include barbed wire or razor wire. Chain link fencing is not allowed along street frontages. Security fencing shall be:

            1)   Masonry pillars with open metal grillwork;

            2)   Short (two-three feet) masonry walls with grillwork on top; and

            3)   Open grillwork or chainlink fence along side and rear property boundaries or used internally on the site if not visible from the public street.

         c.   Standard: Long expanses offences and walls shall be offset and architecturally designed to create interest and avoid monotony. Landscape pockets, a minimum of twelve (12) feet wide and four feet deep, shall be provided at forty (40)-foot minimum intervals along the wall. These dimensions may vary somewhat, as long as the overall effect is the same, subject to approval by the director.

      5.   Landscaping Standards.

         a.   Standard: Landscaping shall be used to define entrances to buildings and parking lots, edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for outdoor storage, loading and equipment areas.

         b.   Standard: Landscaping shall be in scale with on-site buildings and be of an appropriate size at maturity to accomplish its intended purpose.

         c.   Standard: The use of vines on walls is required in industrial areas because walls often tend to be large and blank. Vines will provide texture, add color, break up flat walls, and reduce opportunities for graffiti.

         d.   Standard: Landscaping around the base of the building is required, except for work and loading areas that are not visible from a public street or parking lot. Landscaping shall be accented at the main entrance to provide a prominent focal point.

   B.   Architectural Design Standards.

      1.   General.

         a.   Standard: Industrial buildings tend to be large and box-like. At least four of the following design parameters shall be incorporated to decrease the negative visual impact of large industrial uses.

            1)   Use variety in building forms and heights to create visual character and interest.

            2)   Provide building indentations and architectural details:

            3)   Accentuate the building's main entrance.

            4)   Change building elevations and use berming at the edge of the building in conjunction with landscaping to help reduce the visual height and mass of buildings along street frontage;

            5)   Use alteration of colors and materials to produce diversity and visual interest;

            6)   Avoid large blank, flat wall surfaces;

            7)   Do not construct walls of exposed, untreated concrete block (except split face);

            8)   Do not provide exposed roof drains; or

            9)   Avoid minimal landscaping that is too small and out of scale with large industrial buildings.

         c.   Standard: Avoid long (over one hundred (100) feet)) unbroken building facades. Facades with varied front setbacks are required.

         d.   Standard: Entries to industrial buildings shall portray a quality office appearance while being architecturally related to the overall building composition.

      2.   Roofs.

         a.   Standard: Roof-top equipment shall be screened from view by architectural features integrated with the design of the structure.

         b.   Standard: A variety of roof pitches is encouraged, especially at the main entrance.

      3.   Materials.

         a.   Standard: A variety of siding material, (e.g., metal, masonry, concrete texturing, cement, or plaster) shall be used to produce effects of texture and relief that provide architectural interest.

         b.   Standard: Avoid materials with high maintenance (e.g., stained wood, clapboard, or shingles).

         c.   Standard: Use wall materials (e.g., concrete, stone, cement block, or slumpstone) that will withstand accidental damage from machinery.

      4.   Metal Buildings.

         a.   Standard: Stock, "off-the-shelf" metal buildings are prohibited as primary structures. Metal buildings shall be designed to have an exterior appearance of conventionally built structures by use of at least one of the following design features:

            1)   Exterior surfaces should include materials in addition to metal (e.g., stucco, plaster, glass, stone, brick, or decorative masonry).

            2)   Employ a variety of building forms, shapes, colors, and other architectural treatments to add visual interest and variety.

         b.   Standard: All exterior surfaces that have the potential of being contacted by vehicles or machinery shall be protected by landscaped areas, raised concrete curbs, and traffic barriers.

      5.   Color.

         a.   Standard: Use color to help reduce the apparent size of industrial structures. Incorporate at least two of the following design features:

            1)   Light, neutral colors should be used to help reduce a structure's perceived size.

            2)   Use contrasting trim and horizontal color bands to help break up the vertical monotony of tall flat walls.

            3)   Provide a blending of compatible colors in a single facade or composition to add interest and variety while reducing building scale.

         b.   Standard: Overly bright colors (e.g., day-glo) and intricate patterns of color (e.g., checkerboard) shall be avoided.

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 7, 2014; Ord. 202 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)