EXHIBIT “E”
Preliminary & Precise Planned District P-2021-160
(Albrae Industrial GPA & Rezoning)
40517-40525 Albrae Street and 6000 Stevenson Boulevard
APNs: 531-240-35, 531-240-34, and 531-240-32
Provisions for Permitted Development and Uses & Additions/Alterations/Utility and Equipment Yards, and
Provisions of Zoning District Most Similar in Nature and Function to P-2021-160 (I-T District)
I. Provisions for Permitted Development and Uses & Additions/Alterations/Utility and Equipment Yards:
Permitted Development and Uses. The following development and land uses shall be permitted:
• Industrial Development: Three (3) freestanding industrial buildings . The size, design and orientation of the three industrial buildings, as well as the parking and drive aisle areas, common areas, and landscape areas provided for the project, shall generally be in accordance with Exhibit “D.”
• Industrial Uses: By-right principal uses shall only be those uses listed as permitted (“P”) in the I-T zoning district in Fremont Municipal Code (FMC) Table 18. 50.0980 of the Fremont Municipal Code (FMC), as shown below. Uses in the table listed as Accessory (“A”) may only be allowed when subordinate to or part of a principal use, and uses in the table identified as requiring a Conditional Use Permit (“C”) or Zoning Administrator Permit (“Z”) shall be subject to the permitting procedures of FMC Sections 18.230 and 18.275, respectively.
Additions, Alterations and Utility and Equipment Yards. The following restrictions shall apply to additions, alterations and utility and equipment yards:
• Additions: Unless modified by the approval of this Planned District, all development standards, including floor area ratio (FAR) increases, and design review processes shall be governed by the then current laws of the FMC applicable to the Tech Industrial zoning district.
• Alterations: Alterations to building facades shall be permitted, provided conformance with project design intent and the Citywide Design Guidelines.
• Utility and Equipment Yards : The addition of exterior utility and equipment yards shall be permitted, provided conformance with I-T zoning district, on-site parking, utility and equipment screening, and other applicable provisions of the FMC, in addition to conformance with project design intent and the Citywide Design Guidelines.
II. Provisions of Zoning District Most Similar in Nature and Function to P-2021-160 (Refer to land use and development standards applicable to the I-T zoning district) (Fremont Municipal Code Chapter 18.50)
CHAPTER 18.50
INDUSTRIAL DISTRICTS
Sections:
18.50.010 Purpose and establishment of industrial districts.
18.50.020 Rezoning of industrial districts.
18.50.030 Building and site standards.
18.50.040 Performance standards.
18.50.050 Development standards and requirements applicable to all industrial districts.
18.50.060 Adjustments for industrial developments formerly within a planned district.
18.50.070 Use of hazardous materials.
18.50.090 Uses in industrial districts.
18.50.010 Purpose and establishment of industrial districts.
The industrial districts are intended to accommodate a variety of high technology, life science, manufacturing, and logistics businesses. The y house businesses that provide products and services to other businesses and local residents. The industrial districts are intended to provide locations for uses that generate employment, and may involve hazardous materials , noisy operations, heavy traffic, and odors that may present dangers or nuisances to nonindustrial uses, such as schools and residences. Industrial operations are vital to the local, regional, state and global economy, providing a wide range of employment for the region and revenues that support services for the community. Three industrial districts are established to provide for the diversity of industrial uses within the city including service industrial (I -S), tech industrial (I -T), and general industrial (I-G). The character of each of the three industrial districts is distinguished by the uses and development allowed, providing optimum locations with respect to access and service areas, achieving compatibility of uses within each district, and minimizing adverse impacts to uses in adjacent districts. The specific purpose of each industrial district is described as follows:
(a) I-S Service Industrial. The purpose of the I -S district is to provide locations f or industrial uses which are generally oriented toward serving local businesses and residents and can operate in proximity to commercial and residential uses with a minimum of adverse effects. The purpose also includes prohibiting certain Group A, B, and C hazardous materials uses, and manufacturing and/or the storage of larger sizes/quantities of hazardous materials which may have off -site impacts. The I -S district may also include those commercial and service uses which are considered to be more appropriate in an industrial area. (b) I-T Tech Industrial. The purpose of the I -T district is to p rovide areas devoted to research and development activities, “clean and green” tech, and semi -conductor, computer hardware, software and related technological, administrative, sales, and engineering facilities. Within this district certain Group A, B, and C hazardous materials uses, and manufacturing and/or the storage of particularly large sizes/quantities of hazardous materials (Section 18.190.220, High intensity hazardous materials users), are regulated to minimize potential for off -site impacts. Within this area, only certain nonsensitive assembly, business service, and nonsensitive recreational uses may be permitted due to uses that handle hazardous materials .
The I-T district is characterized by superior architectural and landscaping treatment and site planning. (c) I-G General Industrial. The purpose of the I -G district is to provide areas for general industrial, manufacturing, wholesale and other related service uses needed by the city and the region. Impacts associated with noise, odor, heavy traffic, and other hazards associated with certain hazardous materials may occur within the I -G district. Sensitive land uses are not permitted in the I -G district. (Ord. 17-2016 § 18, 9- 13-16.)
18.50.020 Rezoning of industrial districts.
Industrially zoned land shall not be rezoned to a nonindustrial zoning designation unless one or more of the following four conditions are met:
(a) The industrial property is isolated and is surrounded by incompatible uses. (b) The site is located within one -quarter mile of a BART or ACE transit station, as measured from the center of the platform.
(c) Subsequent analysis and public input is provided through a specific plan process. (d) It can be clearly demonstrated that an extraordinary benefit would be provided to the city. (Ord. 17 - 2016 § 18, 9-13-16.)
18.50.030 Building and site standards.
Each lot shall conform to the building and site standards in the industrial districts as set forth in Table
18.50.030.
Table 18.50.030
Building and Site Standards for Industrial Districts
Standard I-S I-T I-G
Lot area1, minimum 10,000 square feet 20,000 square feet Lot width1,
minimum
65 feet 70 feet
Building height1,
maximum
40 feet2 75 feet2
Setback, front yard,
minimum
25 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram
15 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram
Table 18.50.030
Building and Site Standards for Industrial Districts
Standard I-S I-T I-G
Setback, street side
yard, minimum
25 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram
15 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram
Setback, interior side
yard1, minimum
None; except 50 feet when located adjacent or
directly across a street from any lot designated
for residential use on the general plan land use
diagram
None; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram, and 25 feet when adjacent to a freeway or frontage road Setback, rear yard1,
minimum
None; except 50 feet when located adjacent or
directly across a street from any lot designated
for residential use on the general plan land use
diagram
None; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram Setback,
private streets
Setbacks on private streets shall be measured from the right-of-way line of the street and not from the curbline
Floor area ratio
(FAR)1, maximum
0.352,4 0.35; except 0.45 for general
warehouse1 and
manufacturing1,2,4
0.35; except 0.45 for general
warehouse1,2,4
Table 18.50.030 notes:
1 This term is defined in Chapter 18.25.
2 Applications to increase building heights or FAR beyond the maximum shall be processed as a modification of zoning standards under Chapter 18.250. See Sections 18.190.305 and 18.190.610 for conversion of manufacturing and warehouse uses.
3 Reserved.
4 Building area that is designed and utilized exclusively for on-site employee child daycare1 shall not count towards maximum floor area ratio calculations.
(Ord. 17-2016 § 18, 9-13-16; Ord. 23-2018 § 15, 10-2-18.)
18.50.040 Performance standards.
(a) Performance standards are established to ensure that adjoining properties, persons and the community as well as the region are provided protection against adverse conditions which may be created by the various uses operating within the industrial zoning districts. All uses within the I-S, I-T, and I-G districts, whether accessory, permitted, or whether requiring zoning administrator or conditional use permit approval, shall comply with the following performance standards:
(1) Noise. At all property lines, as measured consistent with subsection (c) of this section, the maximum noise level generated by any user shall not exceed an Ldn level of 70 dB(A) when adjacent users are industrial, commercial, business, professional or office. When adjacent to hotels, motels and other lodging, or outdoor sports and recreation, neighborhood parks and playgrounds, the noise level at all property lines shall be limited to an Ldn level of 65 dB(A). When users are adjacent or contiguous to residential, institutional uses, or similar sensitive uses, the maximum noise level shall not exceed an hourly Leq level of 50 dB(A) during daytime hours (7:00 a.m. – 10:00 p.m.), an hourly Leq level of 45 dB(A) during nighttime hours (10:00 p.m. – 7:00 a.m.), an hourly Lmax level of 70 dB(A) during daytime hours, and an hourly Lmax level of 65 dB(A) during nighttime hours. Excluded from these standards are occasional sounds generated by the movement of railroad equipment, temporary construction activities or warning devices. Each of the noise level standards specified in this section shall be reduced by five db(A) for single-tone noises, noises consisting primarily of speech or music, or for recurring impulsive noises when the site is adjacent to residential areas. (2) Vibration. No vibration shall be permitted which is discernible without instruments at any property line, as measured consistent with subsection (c) of this section. (3) Glare or Heat. No heat or direct or sky-reflected glare, whether from floodlights or high- temperature processes such as combustion or welding or otherwise, shall emanate from any use so as to be visible or discernible at the point of measurement as specified under subsection (c) of this section.
Legal signs are exempted from this provision.
(4) Fire Hazards. The storage, use or production of products which, either in the raw or finished state, constitutes an inflammable or explosive material shall be subject to the fire codes and approval of the city of Fremont’s fire department. The personnel of the department shall be given the opportunity to visit and observe operations on the site and any directives issued by said personnel shall be satisfied.
Failure to comply with fire department directives shall constitute a violation of this chapter in addition to any violation of other statutes. Burning of waste materials in open fires or unapproved incinerators is prohibited.
(5) Liquid or Solid Wastes. It is prohibited to discharge at any point into a private sewage disposal system or stream or into or on the ground any material of such nature or temperature as to contaminate any water supply, or otherwise cause the emission of dangerous or offensive elements, except in accordance with regulations, licenses or approvals of the various local and state agencies having jurisdiction over such activities.
(6) Fissionable or Radioactive Material. No activity shall be permitted which utilizes, produces, removes or reprocesses fissionable or radioactive material unless a license, permit or other authority is secured from the state or federal agency exercising control. In all matters relative to such activities, it shall be the responsibility of the user to ascertain and identify the responsible agencies and notify the community development department as to the agencies involved and the status of the required permits. (7) Aesthetics. No operation or activity shall be permitted which will cause to be easily visible to public view or from adjoining properties waste materials, parts or material storage or an assembly process. Machinery or equipment which is necessary for the operation and which, because of size and function, cannot be installed for practical purposes within an enclosed building is exempt from this section.
(b) Enforcement of this chapter may only pertain to requirements not regulated by other agencies and shall be the responsibility of the building official. The building official is empowered to take whatever steps are listed below to abate any condition which is in conflict with the performance standards as specified under this section. Such steps may include citations, abatement action, or injunctions. Arrests, or securing of warrants for arrest, of individuals responsible for suspected violations may only be used when other available steps will not allow the building official to stop a violation which poses a serious threat to the health and safety of one or more persons.
(c) All measurements to determine the existence of any violation of the performance standards shall be made by the enforcing agency at the property line nearest the source of the suspected violation, except measurements of fire hazards, solid industrial wastes, or liquid wastes. (Ord. 17-2016 § 18, 9-13-16.)
18.50.050 Development standards and requirements applicable to all industrial districts. (a) Landscaping and Screening. All projects shall conform to the following requirements:
(1) Uses which are not contained in an enclosed building and are located adjacent or contiguous to lands designated for residential use on the general plan shall be screened from view from adjacent streets and adjoining properties. Screening shall be provided by either a six-foot-high nonmasonry fence in conjunction with a 10-foot-wide landscaped strip or a six-foot-high masonry wall to separate the use from contiguous properties.
(2) A masonry wall not less than six feet nor more than eight feet in height, plus a landscaped strip of land at least 10 feet wide, shall be maintained along any property line where an industrial district abuts a lot designated for residential use on the general plan, or a lot with an existing residential use. (3) All side and rear yards adjacent to a freeway, as well as rear yards adjacent to an arterial or railroad right-of-way, shall be screened. Screening shall be provided by the following: a masonry wall not less than six feet in height, landscaped mounding, landscaping, or any combination thereof. (4) All required yard areas adjacent to streets and freeways shall be landscaped, except for driveways and sidewalks. When a wall or fence is required for screening in the rear yard or in yard areas abutting a freeway or railroad right-of-way, the landscaped area shall be located behind the wall.
For walls located next to street right-of-way, landscaping shall be located in front of the fence or wall. (5) Trees shall be a minimum 15-gallon size. The shrub and groundcover plants shall be a minimum one-gallon size. The maximum number of one-gallon shrubs shall not exceed 60 percent of the total number of shrubs and groundcover plants required. The remaining shrubs shall not be less than five- gallon in size.
(6) Landscape design shall include planter space for large canopy tree species of a minimum dimension of 10 feet at the ground level with additional space for canopy maturity at upper building levels.
(7) Bay friendly and water efficient landscapes that meet state standards are required. (8) Landscape planting requirements may vary through design review permit approval in recognition of tree preservation efforts and/or the overall landscape plan aesthetic. (9) A design review permit for landscaping and screening design is required pursuant to the requirements set forth in Chapter 18.235. The zoning administrator may waive the requirement for fencing, landscaped mounding, or walls where the siting of the building and the landscaping on the site are designed to present a pleasing appearance from a contiguous street or freeway. In no case shall operation, storage or display of any nature occur in any yards visible from a contiguous street or freeway. Requests for waiver of fencing and/or screening requirements may be submitted concurrent with an application for design review permit. (b) Exterior Storage. Exterior storage of raw or primary materials, recyclable materials, waste products, and construction materials shall be prohibited in the required front and street side yard areas. All exterior storage on the property shall be screened by view-obstructing fencing and/or landscaping treatment in such a manner that it shall not be visible from any contiguous public street, freeway, or frontage road. All storage areas shall be surfaced to provide a durable and dust-free surface and properly graded so as to dispose of all surface water. Design review permit for exterior storage area(s) shall be required pursuant to the requirements set forth in Chapter 18.235.
(c) Parking and Loading Facilities. All projects shall conform to the following requirements:
(1) On any lot located in an industrial district that is directly across a roadway from any lot designated for residential use in the general plan land use diagram, the parking and loading facilities shall be a distance of at least 25 feet from the street right-of-way line of the industrial zoned property. This requirement shall not apply when a street is provided on one or more sides with a frontage road developed in accordance with the provisions of this title. (2) Landscape requirements for parking areas are contained in Chapter 18.183. (3) Parking (inclusive of bicycle parking, car share and electric vehicle spaces) shall be provided as required in Chapter 18.183.
(4) When feasible, loading docks and delivery/service areas should be sited to the rear of buildings to minimize traffic disruption and maintain the visual quality of public streets. In instances where loading docks may be visible from an existing or planned public street, trail (e.g., the Bay Trail) or passenger rail line (e.g., BART), they shall be screened using fencing, walls, and/or landscaping to improve the visual quality of the city.
(d) Exterior Lighting. Other than public or private street lights, exterior lighting shall be diffused and/or concealed in order to prevent illumination of adjoining properties or the creation of objectionable visual impacts on other properties or streets.
(e) Fencing. All fencing shall conform to the standards set forth in Chapter 18.171. (f) Solid Waste and Recycling Storage. Internal and external storage of municipal solid waste, recyclables, and yard waste shall conform to the standards set forth in Section 18.190.440. (g) Utility and Equipment Screening.
(1) Mechanical, meter and other equipment screening shall be required in accordance with Section 18.190.320.
(2) Electrical and utility transformers shall be placed underground or shall be screened by an architectural element and/or landscaping.
(h) Transportation Demand Management (TDM). Permit approvals for new and expanding developments shall include measures to promote usage of alternatives to automobile travel. The goal is to reduce total vehicle trips and vehicle trips during peak hours by a minimum of 20 percent through site design measures to support enhanced transit ridership, biking, and walking. Periodic review of TDM measures shall also be required as part of the permit approval. Existing employers/businesses may also participate in TDM programs and may also be subject to requirements set forth in Chapter 10.20 (Trip Reduction and Transportation Demand Management).
(i) Exceptions. Exceptions to the regulations of this chapter shall be as described in Chapter 18.170. (j) Design Review Required. All developments, extensions or expansions of lots, structures, or uses shall be subject to the design review permit approval process described in Chapter 18.235, except for roadside stands established in accordance with Section 18.190.470. (k) Conversion of Existing Nonconforming Residential Uses. Any changes from an existing nonconforming residential use to a conforming use shall be subject to the design review permit approval process described in Chapter 18.235.
(l) Findings for Conditional Use Permits and Zoning Administrator Permits. Where a zoning administrator permit or conditional use permit is required pursuant to Table 18.50.090, the following findings are required for approval:
(1) For zoning administrator permits, the findings required in Section 18.275.060 shall be made; (2) For conditional use permits, the findings required in Section 18.230.060 shall be made; (3) The proposed use will not interfere with industrial activities on nearby sites; and (4) Small retail uses will be clustered with similar uses, and/or will provide a complementary service for surrounding industrial uses. (Ord. 17-2016 § 18, 9-13-16.)
18.50.060 Adjustments for industrial developments formerly within a planned district. (a) Prior to September 13, 2016, many industrial developments were approved within planned districts.
The purpose of this section is to preserve and extend certain vested rights for such developments. (b) Uses. Any use legally established within a planned district zone prior to September 13, 2016, may continue as previously approved. All uses established after September 13, 2016, must conform to current zoning regulations.
(c) Development Standards. All buildings and site improvements legally constructed within a planned district zone prior to September 13, 2016, shall be considered to be conforming with regard to setbacks, height, floor area ratio, and site layout regardless of current zoning standards. All new development constructed after September 13, 2016, shall conform to current development standards. (d) Development Projects Approved Prior to Adoption of This Section, but Not Yet Constructed.
Any development project approved as part of a planned district shall remain vested in accordance with former approvals unless superseded by a new development approval. (Ord. 17-2016 § 18, 9-13-16.)
18.50.070 Use of hazardous materials.
All uses allowed in the industrial districts pursuant to Table 18.50.090 shall comply with the regulations pertaining to hazardous materials contained in Section 18.190.220 and Chapter 8.35. (Ord. 17-2016 § 18, 9- 13-16.)
18.50.090 Uses in industrial districts.
(a) Use Table. Table 18.50.090 sets forth those uses which are permitted, permitted with approval of a zoning administrator permit, permitted with approval of a conditional use permit, and not allowed in each of the three industrial districts, and the type of approval each use requires. The following terms are used in Table 18.50.090:
(1) Permitted (“P”) uses are allowed subject to conformance to standards or conditions of this title. (2) Conditional (“C”) uses may be permitted with a conditional use permit, provided all other requirements of this title are met.
(3) Zoning administrator (“Z”) uses may be permitted with a zoning administrator permit, provided all other requirements of this title are met.
(4) Accessory (“A”) uses are allowed when subordinate to or part of a principal use on the same lot and serve as a use incidental to such principal use. (5) The symbol “--” indicates a use is prohibited within the zoning district. (6) “KSF” means 1,000 square feet.
(b) In the event a use is not listed or there is difficulty in categorizing a use as similar to those uses listed in Table 18.50.090, the use shall be prohibited unless a “finding application” is submitted requesting the use be found similar in nature, function, and operation as other uses within the district as set forth in Chapter 18.250.
(c) Permitting Procedures. Permitting procedures for a conditional use permit and zoning administrator permit shall be as provided in Chapters 18.230 and 18.275, respectively.
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
AGRICULTURE1
Agriculture1 including roadside
stands1, in conjunction with an
agricultural use, and agricultural
nurseries, except the raising of
animals or fowl
for commercial purposes
- - Z Z 18.190.470
Urban agriculture, low-impact1 P P P Section 18.190.015 Urban agriculture, high-impact1 Z Z Z Section 18.190.015
ASSEMBLY, ENTERTAINMENT, AND RECREATION
Banquet halls1 C C
(*)
- - (*) When operated in conjunction with
an exhibition and conference hall1, and
located within 500 feet of an existing
or approved hotel1
18.190.025 and 18.190.140
Exhibition and conference
halls1 not associated with full
service hotels1
- - C - -
Game or computing devices1 18.190.180
1 – 5 gaming devices A A A
More than 5 gaming devices C C - -
Assembly uses1 not listed
elsewhere (e.g., cultural
institutions, library, museum,
religious facilities, etc.)
Z C - - 18.190.025
Fitness and recreational sports
centers2, and indoor commercial
recreation1, including billiard hall,
bowling alley, gymnasia, indoor
713940 Z C -- 18.190.025; 18.190.420 and
Chapter 5.90 apply to swimming
facilities
Includes yoga and pilates studios. See
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
tennis, swimming, etc. educational services section for sports and recreation instruction (e.g., dance,
martial arts, etc.)
Parks, public C C - -
Place of entertainment1 not
elsewhere listed in this table
- - - - - - Chapter 5.45 and 18.190.025
Nightclubs1 and dance
clubs and discotheques1; provided,
that no more than 2 of these
facilities shall be permitted within
the industrially designated lands of
the city
- - C C Chapter 5.45 and 18.190.025
Theaters and performance venues
including: concert hall1, dinner
theater1, motion picture theater1,
or performing arts theater1
- - - - - - 18.190.025
AUTOMOTIVE AND TRANSPORTATION
Automobile dealers2 and motor
vehicle merchant wholesalers (new
and used), when use is indoors and
sales are by appointment or auction
only
4411 Z Z Z
Automotive repair, major1 Z - - P Section 18.190.027; except automobile vehicle wrecking yards1
Automotive repair, minor1 P - - P Section 18.190.027
Automobile vehicle wrecking
yards1
- - - - C Section 18.190.027
Automotive parts and accessories
stores2 and tire dealers2
441310 and 441320 P - - P
Car washes1, car detailing1,
and gasoline service stations1
Z Z Z Sections 18.190.027 and 18.190.190
Dead storage of vehicles1 Z5 - - Z5 Section 18.190.027 Electric vehicle and motorized
bicycle1 sales and service
P P P Section 18.190.027
Freight transportation
arrangement2
4885 - - P5 P5
Inspection or weighing services,
truck transportation2 on sites with
488490 - - - - P5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
direct access to a designated truck
route
Motor vehicle towing2 488410
Without storage of vehicles P - - P
With storage of vehicles in
a corporation yard
Z5 - - Z5 Except automotive vehicle wrecking
yards1
Packing and crating2 488991 Z5 P5 P5
Passenger car rental and leasing2 53211 Z - - - - Section 18.190.027 Transportation, air2 481 - - - - C5
Transportation, rail2 4821 - - - - P5
Transportation, transit and ground
passenger2 and scenic and
sightseeing, land2
485 and 4871
Without storage of vehicles Z P P
With storage of vehicles in
a corporation yard
Z Z P
Transportation, trucking2 facilities
not associated with a warehousing
facility
484 - - P5 P5
Trucking terminal2 with direct
access to a designated truck route
488490 - - - - Z
EATING AND DRINKING
Drinking place1
In conjunction with beverage
manufacturing2
Z Z Z
Not in conjunction with
beverage manufacturing2
- - - - - -
Eating place with or without
alcoholic beverages1
Z Z Z 18.190.140
With sidewalk dining - - - - - - 18.190.510
With drive-in or drive-through
enterprise1
- - - - - - 18.190.110 and 18.190.140
EDUCATIONAL SERVICES
Colleges, universities and
professional schools2 and junior
6113 and 6112 Z Z - - 18.190.025
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
colleges2
Elementary and secondary schools2 6111 Z - - - - 18.190.025 Other schools and
instruction2 (Examples include
instruction for: dance, exam
preparation, language, music,
photography, sports and recreation,
and tutoring)
6116 18.190.025
See assembly, entertainment,
recreation section for yoga and pilates
studios
Serving sensitive populations1 Z - - - - 18.190.025
For adults only Z Z - - 18.190.025
Technical and trade schools2 and
business schools and computer and
management training2
6115 and 6114 Z* Z* Z * Bus driving schools2 and truck
driving schools2 not permitted
HEALTH CARE AND SOCIAL
ASSISTANCE2
62 Day care, child1
When conducted as an integral
part of a main building or on a
proximate site/campus and
where the parent(s) or
guardian(s) of children using
such facility remain on site, or
on a proximate site
Z Z C
Other - - - - - -
For offices of physicians2,
dentists2 and chiropractors2, see
office section
6211, 6212 and 62131
Health care and social assistance2,
not elsewhere listed in this table
62 - - - - - -
INDUSTRIAL USES AND SERVICES5
Carpet and upholstery cleaning
services2
561740 - - - - P5
Construction2 without
a corporation yard1
23 P5 P5 P5
Corporation yard-service yard-fleet
yard and contractor’s storage
yard1 (permanent facilities)
Z5 Z5 Z5 See 18.190.080 for
temporary construction yards
Dry cleaning and laundry services2 812320 Z5 - - P5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Information2 (e.g., newspaper and
book publishing, software
publishing, motion picture and
sound recording studios, radio and
television broadcasting, and data
processing and hosting) excluding
telecommunication facilities1
51 P5 P5 P5 See miscellaneous section for
telecommunication facilities1
Mini-warehouses for household
goods1
Z5 Z5 Z5 18.190.330
Warehousing, general1 (including
e-commerce and e-catalog
retailers) excluding mini-
warehouses for household
goods1 and warehousing
for firearms1 or refrigerated
warehousing and storage2
(493120) P5 P5 P5 18.190.600 and 18.190.610
See retail section for retail uses in
connection with a warehouse
Warehousing and
storage, firearms1
- - C5 C5 18.190.160, 18.190.600 and 18.190.61
0 Warehousing and storage,
refrigerated2
493120 Z5 Z5 Z5 18.190.600 and 18.190.610
INDUSTRIAL – MANUFACTURING
Alternative energy products and
related components and services
(e.g., batteries, energy storage and
LEDs)
P5 P5 P5
Apparel2 315 P5 P5 P5
Beverage2 3121
Breweries2, distilleries2, soft
drinks2, bottled water2,
wineries2
31212, 31214, 312111, 312112 and 3121
3 Z5 Z5 Z5
Ice2 312113 - - Z5 Z5
Biological products with biosafety
level1 1 or 2 (BSL 1 or BSL 2)
- - P5 P5
Biological products with biosafety
level1 3 (BSL 3)
- - Z5 Z5
Biological products with biosafety
level1 4 (BSL 4)
- - - - - -
Chemical2 (excluding
pharmaceutical and medicine2)
325 - - C5 C5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Computer and electronic products2 334 - - P5 P5
Electrical equipment, appliance
and components2 (excluding
therefrom battery manufacturing2)
335 (33591) P5 P5 P5
Fabricated metal products2
Coating, engraving, heat
treating, and allied activities2,
forging and stamping2 and
fabricated structural metal2
3328, 33213 and 32312 - - Z5 Z5
Machine shops2 332710 P5 P5 P5
Small arms ammunition
manufacturing2, ammunition
manufacturing2, small arms,
ordnance, and ordnance
accessories2
332992, 332993 and 332994 - - - - C5 18.190.160
Fabricated metal products2 not
elsewhere listed in this table,
excluding weapons and
ammunition manufacturing
332 - - P5 P5
Food2 311
Bread and bakery product
manufacturing2 and
confectionery manufacturing2
31181, 31134 and 31135 P5
*
P5
*
P5
*
* Z when including a retail or
wholesale outlet
Fruit and vegetable preserving
and specialty food
manufacturing2, sugar
manufacturing2 and slaughter1
3114 and 31131 - - - - C5
Food products2 not elsewhere
listed in this table (e.g., spices,
roasted nuts, flour mixes and
doughs)
311 - - Z5 Z5
Furniture and related products2 337 Z5 P5 P5
Leather and allied products2 316
Without leather and hide
tanning and finishing2
(3161) - - P5 P5
With leather and hide tanning
and finishing2
3161 - - - - Z5
Machinery2 333 - - P5 P5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Maker space1 Z5 Z5 - -
Medical equipment and supplies2 3391 - - P5 P5
Miscellaneous, other2 (e.g.,
musical instruments, sporting
goods, toys and games, signs,
office supplies, etc.)
3399
Jewelry and silverware2,
candles2, crayons2 and pencil
leads2
33991, 339999 and 339940 - - Z5 Z5
Miscellaneous, other2 not
elsewhere listed in this table,
excluding tobacco pipes
3399 Z5 P5 P5
Primary metal2 331 - - - - C5
Transportation equipment2 336
Assembly of bicycles from
purchased parts
P5 P5 P5
Motor vehicle2, and motor
vehicle body and trailer2,
and motor vehicle parts2
3361, 3362 and 3363 - - Z5 Z5
Transportation equipment2 not
elsewhere listed in this table,
excluding guided missiles
336 - - Z5 Z5
Nonmetallic mineral
products2 (e.g., cement and
concrete2, clay product and
refactory2, lime and gypsum
products2)
327
Cement and concrete products2 3273 - - - - C5
Clay products and refractory2,
lime and gypsum products2 and
other nonmetallic mineral
products2
3271, 3274 and 3279 - - - - Z5
Glass and glass products2 3272 P5 P5 P5
Paper2 322
Pulp, paper and paperboard
mills2
3221 - - - - C5
Paper2, not elsewhere listed in
this table
322 - - P5 P5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Petroleum and coal products2 324 - - - - C5
Pharmaceutical and medicine
manufacturing2 not
exceeding biosafety level 2
3254 - - P5
*
P5
*
* Biosafety level 3 may be considered
through a Z
Plastics and rubber products2 326 - - Z5 P5
Printing and related support
activities2
3231 Z5 Z5 P5
Textile mills2 and textile product
mills2, assembly of (e.g., carpets,
curtains, linens)
313 and 314 - - - - P5
Tobacco2 and tobacco products
(including electronic cigarettes and
electronic cigarette products)
3122 - - - - - - Tobacco products defined in
Chapter 8.55
Wood products2 321
Sawmills and wood
preservation2
3211 - - - - C5
Wood products2 not elsewhere
listed in this table
321 Z5 Z5 P5
INDUSTRIAL – RESEARCH AND DEVELOPMENT
Testing laboratories2, including
physical, chemical, and analytical
541380 - - P5 P5
Medical and diagnostic
laboratories2
62151 Z5 P5 P5
Scientific research and
development services2, including
physical, engineering, and life
sciences and systems (e.g.,
electronics, biotechnology,
nanotechnology, chemistry,
physics) with biosafety level1 1 or
2 (BSL 1 or 2)
541711, 541712 and 541720 P5 P5 P5
Scientific research and
development services2, including
physical, engineering, and life
sciences and systems (e.g.,
electronics, biotechnology,
nanotechnology, chemistry,
physics) with biosafety level1 3
(BSL 3)
541711, 541712 and 541720 - - Z5 Z5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Scientific research and
development services2, including
physical, engineering, and life
sciences and systems
with biosafety level1 4 (BSL 4)
541711, 541712 and 541720 - - - - - -
OFFICES
Advertising, public relations, and
related services2 except on-site
outdoor advertising
5418 P P P
Architectural, engineering, and
related services2
5413 P P - -
Banks and credit unions 5211 and 52213 Z - - - -
Corporate and regional managing
offices1
- - P P
Co-working space1 Z Z - -
Employment services2 5613 Z Z - -
Management, scientific, and
technical consulting services2
5416 Z Z - -
Offices of physicians2,
optometrists2, podiatrists2, mental
health practitioners2, physical,
occupational and speech therapists
and audiologists2, acupuncturists
and chiropractors2 in clusters of
greater than 20KSF, excluding
dentists2, pediatricians2, and
surgeons2
6211, 62131, 62132, 62133, 62134,
and 621391 (6212 and 62111)
Z5 - - - -
Specialized design services2 (e.g.,
interior design services, industrial
design services, and graphic design
services)
5414 P P - -
Office, other not elsewhere listed
in this table
- - - - - -
RESIDENTIAL
Day care homes, large and small - - - - - -
Emergency shelter1 except when
located within a special flood
hazard area1
P C C 18.190.150
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Caretakers quarters1 Z Z Z
RETAIL AND WHOLESALE
For automotive parts and
accessories stores2 and tire
dealers2, see automotive and
transportation section
441310 and 441320
Other building material
dealers2 (e.g., electrical supply
stores, kitchen cabinet stores,
fencing dealers, lumber yards,
floor covering stores for wood or
ceramic tile only, plumbing supply
stores, garage door dealers,
prefabricated building dealers and
glass stores)
444190 Z5 Z5 Z5
Retail
sales1 for commercial nurseries1 an
d large-scale items or a limited line
of goods (e.g., appliances,
industrial machinery, home or
business supply stores), excluding
uses classified as “restricted retail”
below
Z5 Z5 Z5
Retail sales1 of goods that are
manufactured, or assembled on
site, excluding uses classified as
“restricted retail” below
P5 P5 P5
Retail sales1, other not listed in this
table
- - - - - -
Wholesale trade1
For wholesale of motor
vehicles, see automotive and
transportation section
Involving storage or handling
of livestock2, live poultry1,
petroleum and petroleum
products2, and chemicals and
allied products2, or recyclable
materials2
- - - - Z5
Involving slaughter1 - - - - C5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Involving storage or handling
of firearms1
- - C5 C5 See Section 18.190.160
Involving refrigerated
warehousing2
Z5 Z5 Z5
Involving storage or handling
of hazardous materials1
- - Z5 Z5
Wholesale trade1 of goods that
are manufactured, or assembled
on site
P5 P5 P5
Wholesale trade1, other not
listed in this table
P5 P5 P5
Retail sales, restricted:
Adult-oriented businesses1,
including sexual encounter
establishments1
- - - - - -
Firearms
dealers1 and gunsmiths1,
including firearm sales
accessory to sporting goods
store
- - - - - -
Head shops1 - - - - - -
Pawn shops - - - - - -
Retail tobacco store1 - - - - - -
Used merchandise or
secondhand sales
- - - - - -
SERVICES
Artisan and craft shops, such as
taxidermists and art studios
P5 - - - -
Astrology1 - - - - - -
Business support services2,
including commercial art,
computer and data processing,
mailboxes and postal services,
mailing and reproduction,
messenger services, photography,
and similar services
5614
Without a corporation yard1 P5 P5 P5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
With a corporation yard1 Z5 Z5 P5
Caterers2 excluding banquet halls1 722320 P P P
Consumer goods rental2, general
rental centers2,
and commercial and industrial
machinery and equipment rental
and leasing2 without a corporation
yard1
5322, 5323 and 5324
Without a corporation yard1 P P P
With a corporation yard1 Z Z P
Consumer product repair and
maintenance, including repair and
servicing of air conditioning,
bicycles, cameras, electronics,
furniture, jewelry, lawnmowers,
leather goods, refrigeration,
upholstery, and similar products
and services
P - - P
Dry cleaning and laundry services2 812320
Without on-site dry cleaning P P P
With on-site dry cleaning - - - - C5
Facilities support services2 (e.g.,
janitorial, maintenance, reception,
etc.), except correctional facilities
and jails
5612
Without a corporation yard1 P P P
With a corporation yard1 Z Z P
Hotels, limited1 and full
service1 including conference
C C - - 18.190.025
Investigative and security
services2, including locksmiths
5616 P P P
Massage establishments1 A - - - - Chapter 5.65 and 18.190.310 Personal services, general1 - - - - - -
Personal services, other1 - - - - - -
Pet care services2 and veterinary
clinics2
812910 and 541940 Z Z Z 18.190.590 for veterinary clinics Photofinishing2 P - - - -
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Public or quasi-public use1, not
including:
corporation/contractor/fleet/service
yards1 and warehouses1 or any use
specifically listed in this table as a
permitted, zoning administrator or
prohibited use
C C C 18.190.025
Services to dwellings2 (e.g., carpet
cleaning, janitorial, landscape and
pest control)
5617
Without a corporation yard P P P
With a corporation yard Z - - P
UTILITIES2 22
Electric power transmission,
control and distribution
22112 C5 Z5 Z5 18.190.500
Natural gas distribution2 2212 C5 Z5 Z5 18.190.500
Sewage treatment facilities2 22132 C5 Z5 Z5 18.190.500
Water supply and irrigation
systems2
22131 C5 Z5 Z5 18.190.500
Renewable energy systems6 for
off-site consumption, as follows:
Wind farms6 on lots 10 acres or
larger
- - - - C Chapter 18.185
Solar farms2 on lots 10 acres or
larger
- - - - C Chapter 18.185
MISCELLANEOUS USES
Any other use that the zoning
administrator finds is similar in
nature, function and operation to:
Permitted uses allowed within
this district
P P P Chapter 18.250
Zoning administrator
uses within the district
Z Z Z Chapter 18.250
Conditional uses within
the district
C C C Chapter 18.250
Demonstration or display of
technological products on a
Z5 Z5 Z5
Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
temporary basis
Drive-in or drive-through
enterprise1 in conjunction with an
allowable use
- - - - - - 18.190.110
Wireless facilities Chapter 18.187
ACCESSORY USES
Electric charging stations A A A
Employee eating places and other
incidental services for employees
when conducted as an integral part
of a main building
A A A
Mobile vending vehicle/cart1 A A A 5.35.110
Sidewalk displays1 - - - - - - 18.190.520
Small recycling collection
facilities1 and reverse vending
machines1
Z - - Z 18.190.430
1 This term is defined in Chapter 18.25.
2 When this column includes a number, the use is elaborated in the North American Industry Classification System (NAICS) Manual. When NAICS number is shown within parentheses, the use is excluded. 3 Reserved.
4 Reserved.
5 Subject to the requirements of Section 18.190.220 (High intensity hazardous materials uses). 6 This term is defined in Chapter 18.185.
(Ord. 17-2016 § 18, 9-13-16; Ord. 27-2016 § 15, 12-6-16; Ord. 08-2017 § 5, 6-6-17; Ord. 09-2017 § 7, 6-6- 17; Ord. 23-2018 § 16, 10-2-18; Ord. 02-2020 § 16, 1-14-20; Ord. 05-2021 § 22, 4-20-21.)