(A) The BP, M-1, and M-2 districts are intended to provide specialized areas where industrial uses can be located in a setting which will preserve and enhance the existing environment and where such uses will be compatible with other uses. These zoning categories implement the industrial light and industrial heavy land use designations of the general plan.
(B) Business Park (BP) District — Intent. The business park district is intended to provide specialized areas where industrial uses of high quality can be located in a park-like setting which will preserve and enhance the existing environment and will be compatible with multiple residential and institutional uses.
(C) Light Industrial (M-1) District — Intent. The M-1 district is intended to allow light industrial development near existing transportation systems (e.g., highways, rail, air). This includes: warehouses, contractor yards, nurseries, lumber yards, auto repair shops, light manufacturing and/or assembly, and research and development operations that do not cause significant environmental hazards or create major pollution.
(D) Heavy Industrial (M-2) District — Intent.
The M-2 district is intended to provide areas for heavy industrial activities that are not suitable for urban areas because of their size, noise, dust, traffic, or safety concerns. This could include large-scale manufacturing operations, mining and aggregate production facilities, recycling transfer centers, chemical and explosives manufacturing, or other similar uses.
(E) BP, M-1 and M-2 permitted uses. The table below designates uses are permitted, administratively permitted, conditionally permitted, or prohibited in BP, M-1 and M-2 districts. The regulations in this section apply to every lot and building site in the BP, M-1 and M-2 zoning districts, except where modified by a combining zone.
Land Use Regulations -Industrial Zones
“P” = Permitted Use “A” = Administrative Use Permit Required “C” = Conditional Use Permit Required “—” = Not Allowed All new structures require review, per Chapter 25.02 of this code | ||||
Land Use Classifications | Business Park (BP) | Light Industrial (M-1) | Heavy Industrial (M-2) | Additional Regulations and Notes |
Residential Uses | ||||
Caretaker units | P | P | P | As an accessory use to a primary industrial use |
Commercial Cannabis/Hemp Uses | ||||
Cultivation of commercial cannabis or hemp (mixed light, including nurseries) | C | C | C | Subject to Title 7, Chapters 7.02 and 7.04 of this code |
Cultivation of commercial cannabis or hemp (indoor, including nurseries) | C | C | C | |
Distribution of commercial cannabis or hemp and/or cannabis or hemp products | C | C | C | |
Laboratory testing of commercial cannabis or hemp and/or cannabis or hemp products | C | C | C | |
Manufacturing of cannabis or hemp and/or cannabis or hemp products | C | C | C | |
Microbusiness for commercial cannabis (excluding retail activity) | C | C | C | Subject to Title 7, Chapter 7.02 of this code |
Commercial and Office Uses | ||||
Building material sales, including the sale of rock, sand, gravel and the like | — | P | P | |
Executive and professional offices as a standalone use | P | A | A | |
Mini-storage | — | A | — | See § 25.08.015 for development standards |
Offices associated with an industrial use | P | P | P | |
Plant nurseries and greenhouses | — | C | C | |
Restaurants, bars, coffee shops | A | — | — | |
Retail lumberyard, including mill or cabinet work | — | A | A | |
Retail sale of products manufactured on-site, including food and beverage products (including on-site consumption) | — | C | C | Allowed as an accessory use to the manufacturing facility |
Industrial Uses | ||||
Bus stops, park and ride lots, transit stops | P | p | P | |
Contractor’s equipment storage or plant, or rental of equipment commonly used by contractors | — | A | A | |
Explosives handling, storage or manufacture | — | — | C | |
Fuel manufacturing, refining or storage | — | — | C | Liquid, gas or solid |
Industrial activity occurring outdoors | — | — | C | |
Industrial cleaning and laundry facilities | — | — | C | |
Junkyard or wrecking yard | — | — | C | |
Nuclear generator | — | — | C | |
Outdoor activity | — | — | C | |
Outdoor storage, incidental to a primary use | — | C | C | See Standards for Specific Uses Chapter 25.08 |
Outdoor storage as a primary use | — | — | C | See Standards for Specific Uses, Chapter 25.08 |
Public utility service yard for electrical receiving or transformer station | P | P | P | Facilities regulated by the PUC are not regulated by this title |
Recycling | — | — | C | |
Recycling collection facilities | — | P | P | Requires minor development plan review |
Recycling equipment to briquette, shred, transform or otherwise process recyclable materials | C | See § 25.08.014 | ||
Recycling processing facilities | — | — | C | Must operate within an enclosed building; no outdoor storage allowed |
Renewable energy generation facilities, private and non-commercial | — | A | A | See Chapter 25.08 for development standards |
Renewable energy generation facilities, commercial | — | C | C | See § 25.08.016 for development standards |
Research and development laboratories | A | A | — | Provided such use does not cause any danger or produce undue odor, smoke, noise, pollution of surface or underground water or other objectionable effects |
Warehouses | A | A | P | |
Logistics facility | — | C | A | |
Light industrial facilities (see glossary) | A | A | A | |
Heavy industrial facilities (see glossary | — | — | A | |
Railway stations, multi-modal transit centers | C | C | C | |
Accessory/incidental uses | Per the use table. Administrative use permit or conditional use permit required if shown in the table above. | |||
Wireless telecommunication facilities | See the Wireless Telecommunication regulations in Title 7 of the County Code | |||
Similar uses | See “Interpretations” in Chapter 25.01 | |||
(F) Industrial district development standards. The table below establishes the basic development standards for the light and heavy industrial zones. Development standards for specific uses are established in Chapter 25.08 of this code.
Table 25.03-I
Development Standards - Industrial Zones
Development Standard | Business Park (BP) | Light Industrial (M-1) | Heavy Industrial (M-2) | Additional Regulations and Notes |
Lot and Density Standards | ||||
Minimum Lot Size (square feet unless otherwise indicated) | No minimum | No minimum | No minimum | |
Building Form and Location Standards | ||||
Maximum floor area ratio (FAR) | 0.8 | 0.8 | 0.8 | |
Maximum Height (feet) | 40 | 40 | 40 | |
Maximum Lot coverage | 50% | 50% | 50% | |
Development Standard | Business Park (BP) | Light Industrial (M-1) | Heavy Industrial (M-2) | Additional Regulations and Notes |
Minimum Setbacks (feet) | ||||
Front | 25 | 25 | 25 | Front setback shall be landscaped |
Street side | 25 | 25 | 25 | Shall also apply to lots adjacent to residential zones |
Interior Side | 10 1 | 10 1 | 10 1 | 25-foot side setback required for uses adjacent to residential zones |
Rear | 10 1 | 10 1 | 10 1 | |
1. 10 feet landscape strip or less as determined by Planning Commission as part of development plan review, and as determined by the Fire Department for emergency access. | ||||
(G) Industrial district special regulations. In the BP, M-1, and M-2 districts, any building type is permitted if permitted by other regulations.
(Ord. 1043 § 3 (part), 2022)