18.46 Industrial Districts
Chapter 18.46 Industrial Districts
Section 18.46.010 Purpose............... ....1II-29
Section 18.46.020 Characteristics of Industrial Districts... ...111-29 Section 18.46.030 Allowed Land Uses and Permit Requirements.. .. III-30 Section 18.46.040 Development Standards. ..III-33
Section 18.46.050 Performance Standards.. ... III-35
Section 18.46.010 Purpose
The purpose of this chapter is to establish zoning districts in the city that support industrial uses to implement the city's Light Industrial, Heavy Industrial, West Patterson Industrial Business Park District, and West Patterson Light Industrial District general plan land use categories. These districts provide sufficient and appropriately located land for industrial uses that minimize impacts on residential neighborhoods.
Section 18.46.020 Characteristics of Industrial Districts The following descriptions of each industrial zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.
A) Light Industrial (LI) District. This district is consistent with the general plan Light Industrial land use designation by providing locations for the development of industrial uses such as fabrication, manufacturing, assembly, or processing of materials that for the most part are already in processed form and which do not in their maintenance, assembly, manufacture, or plant operation create smoke, gas, odor, dust, sound, or other objectionable influences which might be obnoxious to persons conducting business or residing in this or any other zone.
B) Heavy Industrial (HI) District. This district is consistent with the Heavy Industrial general plan land use designation by providing appropriate locations for intensive industrial uses that may generate noise, vibration, odor, or other conditions that make them undesirable and incompatible near or in conjunction with residential uses. A wide range of industrial manufacturing and warehousing uses are permitted in this district. The HI district is generally located in areas of the city where it would not create a substantial impact on sensitive residential, commercial, or office uses. Where feasible, development in the HI district may require additional measure to reduce impacts to neighboring properties such as increased setbacks, landscaping, and screening.
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C) West Patterson Industrial Business Park (IBP) District. This district is consistent with the Light Industrial land use designation of the general plan. The IBP zoning district is applied to areas appropriate for light industrial and business park land uses, including low-intensity manufacturing and assembly processes, research and development, corporate headquarters, offices, medical and health facility uses, and other uses as specified in this chapter. The land uses allowed and development standards required within the IBP district are intended to protect adjacent areas from impacts while allowing indoor, clean, and quiet industry.
Land uses in the IBP zoning district are often organized as a business park, with tenants that may include some commercial and office activities.
D) West Patterson Light Industrial (IL) District. The IL zoning district is consistent with the Light Industrial land use designation of the general plan. The IL zoning district is applied to areas appropriate for light industrial and manufacturing, warehousing, offices, and assembly uses. Land uses allowed in the IL zoning district will not create objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes.
Section 18.46.030 Allowed Land Uses and Permit Requirements Table 18.46.030-1 below identifies allowed uses and corresponding permit requirements for the industrial zoning districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Article 11 (Definitions). The Specific Use Regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.
Use regulations in the table are shown with representative symbol by use classification listing: "P" symbolizes uses allowed by right, "AR" symbolizes uses permitted through administrative review, "CUP" symbolizes uses that require approval of a conditional use permit, and "N" symbolizes uses that are not permitted.
III-30 Zoning Ordinance • Adopted July, 2013
18.46 Industrial Districts
Table 18.46.030-1
Permitted Use Matrix for Industrial Districts
Industrial Districts
Specific Use
(See Section 18.46.020 for Regulations
descriptions)
LI HI IBP IL
Agriculture, Resource, and Open Space Uses
Crop production and horticulture P P P P
Recreation, Education, and Public Assembly Uses
Athletic fields, accessory only' P P P P
Child-care facility CUP N AR CUP
Drug and alcohol treatment facilities CUP CUP CUP CUP
Parks, plazas, and playgrounds CUP CUP CUP CUP
Places of assembly (large, 10,000 sf or more) CUP N CUP CUP Places of assembly (small, less than 10,000 sf) CUP CUP CUP CUP Places of worship CUP N CUP CUP
Public art CUP CUP CUP CUP Chapter 18.74
Public facility P P P P
Schools (private) CUP CUP AR CUP
Schools (public) CUP CUP CUP CUP
Schools (trade) P P P P
Utility, Transportation, and Communication Uses
Communication equipment buildings CUP CUP CUP CUP
Communication towers AR AR AR AR
Electric substations 3 CUP CUP CUP CUP
Public utility yards P P P P
Public utility structures P P AR P
Transit station/park and ride lots AR P AR P
Retail, Service, and Office Uses
Alcoholic beverage sales 4 CUP CUP N CUP
Art, antique, collectables P P P P
Artisan shops P P AR P
Auctions P P CUP P
Banks and financial services P CUP AR CUP
Bars and cocktail lounges, accessory ® CUP CUP CUP CUP
Broadcast studios AR CUP AR CUP
Building supply (large) CUP P CUP P
Building supply (small) P P P P
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Industrial Districts
Specific Use
(See Section 18.46.020 for Regulations
descriptions)
LI HI IBP IL
Business support services P AR P P
Hotels/motels CUP CUP CUP CUP
Indoor amusement/entertainment facility AR CUP AR AR
Indoor recreation and fitness P CUP AR CUP
Manufactured home sales, new CUP CUP CUP CUP
Medical and dental laboratories CUP P CUP CUP
Medical and dental offices CUP CUP P N
Nightclubs CUP CUP CUP CUP
Offices, accessory P P P P
Outdoor markets, sales establishments CUP CUP CUP CUP
Outdoor promotions, sales or displays ' CUP CUP CUP CUP Personal services P CUP P CUP
Personal services, accessory P P
Professional offices P CUP P CUP
Restaurants, no drive-thru CUP CUP CUP CUP
Restaurants, with drive-thru service CUP CUP CUP CUP
Retail, accessory P P P P
Retail, general P CUP AR P
Secondhand stores CUP AR AR
Services, accessory P P P P
see see see
Temporary uses ® see note Chapter 18.90
note note note
Veterinary clinics, large animal CUP CUP CUP CUP
Veterinary clinics, small animal AR AR AR AR
Wholesale commercial uses P P P P
Automobile and Vehicle Uses
Automobile and vehicle dismantling CUP AR N CUP
Automobile parts sales P P P P
Automobile rental agencies P P P P
Automobile sales, new and used P P CUP CUP
Bus yards P P N CUP
Car washing and detailing CUP? P CUP? CUP?
Fuel stations P P P P
Parking garages and lots P P P P
Recreational vehicle sales CUP CUP CUP CUP
I1I-32 Zoning Ordinance • Adopted July, 2013
18.46 Industrial Districts
Industrial Districts
Specific Use
(See Section 18.46.020 for Regulations
descriptions)
LI HI IBP IL
Small vehicle sales and rental P P CUP CUP
Vehicle services (major) CUP CUP N N
Vehicle services (minor) AR AR CUP CUP
Vehicle storage (large) CUP P N N
Vehicle parking (small) P P CUP CUP
Industrial, Manufacturing, and Processing Uses
Agricultural products processing N CUP N N
Data center P P P P
Fuel yards CUP CUP CUP CUP
Manufacturing (major) CUP P CUP CUP
Manufacturing (minor) P P CUP P
Recycling facility, processing CUP CUP CUP CUP
Recycling facility, scrap and dismantling facility CUP CUP CUP CUP Research and development CUP CUP AR CUP
Sheet metal fabrication 8 CUP P CUP CUP
Sign fabrication companies 8 CUP P CUP CUP
Storage, personal storage facility P P P P
Storage, warehouse (small) P P CUP CUP
Storage yard CUP P CUP CUP
Truck yards/terminals CUP CUP CUP CUP
Wholesale and distribution P P P P
Table Notes:
1. Athletic fields may be permitted as part of detention/retention facilities or as accessory to a primary use (e.g., recreational opportunities for employees).
2. Two-dimensional art-works smaller than 10 square feet may be permitted through the Administrative Use Review
3. Including microwave facilities in conjunction therewith and wireless communication (cellular phone) facilities as further defined and permitted to a maximum height of 15 feet above the maximum height allowed in the zone, as provided in Chapter 18.84.
4. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a
5. Auctions are not to include animals and shall be conducted with an enclosed building only.
6. Permitted when accessory to a hotel, motel, or restaurant.
7. Permitted without a use permit is ancillary to a fueling station.
8. So long as the use is conducted entirely within an enclosed building. Outdoor storage is prohibited.
Section 18.46.040 Development Standards
The following development standards are applicable to the industrial zoning districts.
These standards, along with other development standards (e.g., landscaping City of Patterson 11I-33
18.46 Industrial Districts
requirements, parking standards) in this title and citywide design guidelines, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development.
Table 18.46.040-1
Development Standards for Industrial Districts
Industrial Districts
(See Section 18.46.020 for descriptions)
LI HI IBP IL
Floor Area Ratio (maximum) '
Floor area ratio 0.4 0.4 n/a n/a
Setbacks (minimum) 2
Front and exterior yard 10' no min. 15' 15'
Side yard 3 no min. no min. n/a n/a
Rear yard 3 no min. no min n/a n/a
Lot Area (minimum SF) 4
65,340 sf 87,120 sf
Lot area no min. no min.
(1.5 acres) (2 acres)
Building Size (minimum SF)
Building size no min. no min. 15,000 st 25,000 sf
Lot Dimensions (minimum)
Width no min. no min. 75' 100'
Depth no min. no min. 75 100'
Height (maximum)
Building/structure n/a n/a 45'6 45'
Building/structure within 100' of the
property line of property zoned for 32' 32' n/a n/a
residential use
Building/structure more than 100' from
the property line of property zoned for 45' 50' n/a n/a residential use
Lot Coverage (maximum)
Buildings n/a n/a 50% 50%
Impervious surface 90% 90% 80% 80%
Landscaping See regulations in Chapter 18.78
Lighting See regulations in Chapter 18.80
Fences, Walls and Screening See regulations in Chapter 18.70 Parking and Loading See regulations in Chapter 18.76
Signs See regulations in Chapter 18.82
Projections and Encroachments See regulations in Chapter 18.60 11I-34 Zoning Ordinance • Adopted July, 2013
18.46 Industrial Districts
Table Notes:
1. Project may be eligible for a bonus as descibed in Chapter 18.88.
2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60.
3. Minimum side yard setback is 5 feet when abutting alleys and 10 feet when abutting residential districts. Minimum rear yard setback is 10 feet when abutting alleys or residential districts. The minimum setback for parking, buildings, and other structures along Rogers Road, Baldwin Road, and Sperry Avenue shall be 20 feet measured from the property line or the adopted right-of-way plan line, whichever is greater.
4. For uses requirng a conditional use permit, the planning commission may establish alterative minimum lot sizes.
Projects with a land area 5 acres or greater, or projects with construction square footage of 30,000 square feet or greater, shall be subject to applicable review process in Article II.
5. See Chapter 18.60 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the minor adjustment process (Section 18.16.110).
6. Except as may be required by the airport land use plan for the Patterson Airport.
Section 18.46.050 Performance Standards
All land uses proposed in the IBP and IL zoning districts shall be operated and maintained so as to not be injurious to public health, safety or welfare, and shall comply with the following standards.
A) Air Emissions. No approved land use shall generate or cause any visible dust, gasses, or smoke to be emitted into the atmosphere, except as necessary for the heating or cooling of structures, and the operation of motor vehicles on the site.
B) Glare and Heat. No direct or sky-reflected glare or heat, whether from floodlights or from high temperature processes (including combustion or welding or otherwise) shall be visible or felt at the property line.
C) Ground Vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations.
D) Odor. No approved and use shall generate or emit any odor or fumes perceptible at the property line.
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