ATTACHMENT B
Proposed Text Amendment to the Santa Maria Airport
Business Park Specific Plan
(NOTE: Additions are depicted in red, underlined text. There are no deletions)
4.0 Land Development Regulations
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4.1 ZONING STANDARDS
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4.1.10 Light Manufacturing/Public Facilities (M-1/PF) Zone Standards and Allowed Uses a. Purpose
The M -1/PF Light Manufacturing/Public Facilities District is designed and intended to accommodate those light industrial uses which are self -contained and whose processes are characterized by the low generation of adverse impacts, and those uses and activi ties which serve the public and are generally conducted by government agencies or charitable and philanthropic nonprofit organizations, except that this zone has been modified from that in Chapter 18 of the Zoning Ordinance to reflect the fact that the M1/PF-A zone is located near the Airport necessitating caution in the concentration of public activities. b. Permitted Uses
(1) Industrial and manufacturing uses conducted entirely within an enclosed building, subject to the prescribed performance standards contained in Article 3 of Chapter 33 of the Zoning Ordinance, are permitted in the M-1 district. Examples include:
(a) Administrative or executive offices when incidental and accessory to and directly related to primary industrial or manufacturing uses permitted in this zone; (b) Scientific research and experimental development laboratories and related research offices;
(c) Technology Development Centers;
(d) Financial Centers;
(e) Engineering and industrial design offices when part of and affiliated with a primary industrial or manufacturing use permitted in the zone;
(f) Light assembly;
(g) Manufacturing, processing, and packaging of pharmaceuticals and drugs; (h) Manufacturing of scientific, optical, medical, dental and precision instruments; (i) Printing, publishing and allied industries;
(j) Data processing when part of and affiliated with a primary industrial or manufacturing use permitted in the zone;
(k) Warehousing and wholesale distributors;
(l) Manufacturing, assembling, packaging and processing of articles or products from previously prepared material;
(m) Limited retail sales when the product sold is manufactured , fabricated or assembled on site. The retail sales activity shall not attract the general public; Santa Maria Airport Business Park Specific Plan
Adopted 12/5/1995 – Amended – 10/20/1998 – Updated 7/5/2007 – Amended 8/17/2021 4 – 8
(n) The storage of flammable liquid in underground tanks, subject to fire marshal approval.
(o) Mini-warehouse facilities
(p) Cabinet shop;
(q) Equipment rental and/or service;
(r) Recreational vehicle and trailer sales and storage
(2) Other Light Industrial Uses not listed may be permitted upon determination by the Planning Commission to be compatible with the purpose and intent of this zone. (3) Fire stations serving the local community;
(4) Medical Support Facilities such as ambulance or paramedic stations; (5) Charitable and philanthropic, provided no public events are held; (6) Government buildings and facilities such as State or Federal Offices; (7) Water and wastewater treatment plants, substations and other public service facilities of a similar nature;
(8) Uses, buildings and structures incidental, accessory and subordinate to permitted uses. (9) Heavy Retal Business (*)
*The “Heavy Retail Business” land use of the Santa Maria Airport Business Park Specific Plan differs from other more intensive wholesale and production facility uses due to their target market being the homeowner and not the professional contractor or the trades. The Heavy Retail Business entails the retail sale of large and/or bulk goods such as lumber, building equipment and supplies, landscape plants and materials, or other related home - improvement and garden materials and other similarly themed sundries . Ancillary uses t o the primary “Heavy Retail Business” may include such uses as consumer level home - improvement oriented tool rental, sales, and servicing, small ‘consumer’ tractor and equipment sales, or other uses consistent with and ancillary to the main Heavy Retail Business. Ancillary screened outdoor public sales yards may be incorporated for marketing of items consistent with the Heavy Retail Business.
c. Prohibited Uses
The following uses are specifically not permitted in the M -1/PF Light Manufacturing Public Facilities District:
(1) General business offices and physical health care services to the general public such as:
(a) Architects and engineering design offices, ;
(b) Accountants;
(c) Attorneys;
(d) Doctors and medical offices;
(e) Real estate brokers, except temporary sales and leasing offices whose business is strictly limited to negotiating the lease or sale of properties located within the same development or subdivision tract where such broker's temporary sales or leasing office is located;
(f) Dental offices;
(g) Investment brokers;
Santa Maria Airport Business Park Specific Plan
Adopted 12/5/1995 – Amended – 10/20/1998 – Updated 7/5/2007 – Amended 8/17/2021 4 – 9
(h) Offices primarily serving the public.
(2) Residential uses.
(3) Libraries, museums and schools and colleges;
(4) Churches;
(5) Any use involving the storage or handling of explosive materials, the storage or handling of blasting agents, or the storage or handling of flammable liquids in above ground tanks d. Conditional Uses
The following uses and those similar uses which the Planning Commission finds to fall within the intent and purpose of this zone, that wi ll not be more obnoxious or detrimental to the public welfare, and are found by the Commission to be compatible with adjoining land uses, provided that conditions and development standards are applied to mitigate any potentially adverse impacts, are permit ted in the M -1 district, subject to obtaining a conditional use permit according to the procedures set forth in Article 2 of Chapter 35 of the Zoning Ordinance.
(1) Industrial or manufacturing uses which involve the screened outside storage of materials o r products provided the outside storage area does not exceed ten (10) percent of the lot area and is to the side or rear of the building; (2) Manufacturing and industrial enterprises which, in the opinion of the Planning Commission, as evidenced by duly adopted resolution, are compatible and harmonious with nearby existing and permitted uses;
(3) Single-use corporate offices or regional headquarters where such offices cannot reasonably be developed by the CPO zoning classification and where such offices occupy not less than fifteen thousand (15,000) square feet of building area; (4) An increase in pipeline capacity through the repair, maintenance, replacement or installation of new pipelines as defined in Section 12-2.113.1 of the Zoning Ordinance. e. Minimum Parcel Size
Each lot or leasehold shall be a minimum of ten thousand (10,000) square feet unless a reduced lot size is specifically approved by the Planning Commission. Each lot shall have a minimum frontage width of seventy -five (75) feet on a publi c street or accessway; except on cul-de- sacs where the minimum frontage width shall be fifty (50) feet. f. Maximum Building Height
No building or structure erected in this zone shall have a height greater than sixty (60) feet, unless so authorized by the Zoning Administrator, who shall include recommendations from the Airport District General Manager. The ability to achieve this maximum height is controlled by the floor area ratio applicable to sites within each specific planning area. g. Building Setbacks
A typical lot layout is illustrated on Exhibit 37.
(1) Front Yard. The building setback for front yards shall achieve a general average of thirty (30) feet. Exceptions:
Santa Maria Airport Business Park Specific Plan
Adopted 12/5/1995 – Amended – 10/20/1998 – Updated 7/5/2007 – Amended 8/17/2021 4 – 10
(a) Parking lots may be set back not less than twenty (20) feet from the front property line provided that the parking lot width in front of the building shall not exceed 50 percent of the building frontage.
(b) Architectural features shall project up to ten (10) feet and not less than five (5) feet into the required 30-foot front yard provided the width of said projection does not exceed 30 percent of the building width.
(2) Side Yard. The building setback for side yards is not less than ten (10) feet.
Exceptions:
(a) (Interior Lots). The building setback for side yards is ten (10) feet. One side yard only may be reduced to zero provided architectural features are incorporated into the zero side yard wall design.
(b) Parking lots shall be set back not less than ten (10) feet from the side lot line. (e) (Corner Lots). The side yard adjacent to a street shall be not less than twenty (20) feet from the side lot line. Architectural projections shall project into the required side yard five (5) feet. The projection shall equal not less than 25 percent of the wall length. No single projection shall exceed 25 feet in width. (3) Rear Yard. The building setback shall be as follows and shall be additionally adjusted to be in compliance with FAA regulations where applicable:
(a) The rear yard shall not be less than ten (10) feet. h. Screening
(1) Install a solid masonry wall not less than six (6) feet in height along the perimeter of all areas when, by reason of the conditions on the property or physical hazards, are considered by the Planning Commission to be dangerous to the public health or safety. (2) A solid fence or wall shall be erected surrounding the area devoted to open storage. No material shall be stored to a height greater than the height of the required wall or fence, unless authorized by the zoning administrator upon his finding that unique circumstances apply to the particular property or development proposed which justify an exception and which, if allowed, will nevertheless be compatible with adjoining properties.
i. Parking
For provisions on parking, see Chapter 32 of the Zoning Ordinance. j. Signs
For provisions on signs, see Chapter 34 of the Zoning Ordinance. Program CD 1.3 on Page 3-37 and CD 4.3.2.j on page 4-43.
k. Floor Area Ratios
Land use intensity is controlled by the floor area ratios established in Table 8, which are applied to the gross area of the lot or property.
l. Landscaping
Landscaping provisions for private property are presented in Section 4.3.2.l.
Santa Maria Airport Business Park Specific Plan
Adopted 12/5/1995 – Amended – 10/20/1998 – Updated 7/5/2007 – Amended 8/17/2021 4 – 11
m. Special Design Standards
The following special performance standards apply to development adjacent to or on the Santa Maria Public Airport:
(1) No use may be made of land within this zone in such a manner as to generate electrical interference that may be detrimental to the operation of aircraft and/or airport instrumentation. Lights within the zone must be s o arranged, or hooded, so as not to make it difficult for pilots to distinguish between airport lights and other lights, resulting in glare in the eyes of pilots using the Airport, impairing visibility in the vicinity of the Airport, or otherwise endangering the landing, takeoff or maneuvering of aircraft, other than for FAA-approved navigational aids.
(2) No object or structure may be erected, nor any natural growth be allowed, to penetrate any imaginary surface defined in Federal Aviation Regulation Part 77, Section 77.25.