Chapter 20-24: INDUSTRIAL ZONING DISTRICTS

§ 20-24.010 Purpose.

This chapter lists the land uses that may be allowed within the industrial zoning districts established by Section 20-20.020 (Zoning Map and Zoning Districts), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.

(Ord. 3677 § 1, 2004)

§ 20-24.020 Purposes of industrial districts.

The purposes of the individual industrial zoning districts and the manner in which they are applied are as follows.

BP (Business Park) district. The BP zoning district is applied to areas appropriate for planned, visually attractive centers for business that do not generate nuisances (noise, clutter, noxious emissions, etc.). This zone accommodates campus-like environments for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, incubator-research facilities, testing, repairing, packaging, and printing and publishing. Warehousing and distribution, retail, hotels, and residential uses are permitted on an ancillary basis. Restaurants and other related services are permitted as accessory uses. Outdoor storage is not permitted. The BP zoning district is consistent with and implements the Business Park land use classification of the General Plan.

IL (Light Industrial) district. The IL zoning district is applied to areas appropriate for some light industrial uses, as well as commercial service uses and activities that may be incompatible with residential, retail, and/or office uses. Residential uses may also be accommodated as part of work/live projects. The IL zoning district is consistent with the Light Industry land use classification of the General Plan.

IG (General Industrial) district. The IG zoning district is applied to areas appropriate for industrial and manufacturing activities, warehousing, wholesaling and distribution uses. Uses may generate truck traffic and operate 24 hours. Retail and business service uses that could be more appropriately in another zone are not permitted. Land uses allowed in the IG zoning district have the potential for creating objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes. The IG zoning district is consistent with the General Industry land use classification of the General Plan.

(Ord. 3677 § 1, 2004)

§ 20-24.030 Industrial district land uses and permit requirements.

General land use permit requirements. Table 2-10 identifies the uses of land allowed by this Zoning Code in the industrial zoning districts, and the land use permit required to establish each use, in compliance with Section 20-21.030 (Allowable Land Uses and Permit Requirements).

Note: where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Code may also apply.

Re-occupancy with less intensive use. The re-occupancy of a building that was authorized by Minor Conditional Use Permit or Conditional Use Permit, with a use allowed in the same industrial zoning district by Table 2-10 as a permitted or conditional use, may occur with a Zoning Clearance where noted by Table 2-10, and where the Director determines that the proposed use is similar to or less intense than the previous use. The determination shall be based on the following criteria, and other relevant considerations as identified by the Director.

Pedestrian and vehicular traffic;

Parking requirements;

Number of employees and clients;

Nuisance factors, including noise, odors, fumes, dust, dirt, litter, vibrations, etc.

TABLE 2-10 Allowed Land Uses and Permit Requirements for Industrial Districts*	P	Permitted Use, Zoning Clearance required
	MUP	Minor Conditional Use Permit required
	CUP	Conditional Use Permit required
	S	See Specific Use Regulations for requirement
	—	Use not allowed
LAND USE (1)	PERMIT REQUIRED BY ZONE (2)			Specific Use Regulations
LAND USE (1)	BP	IL	IG	Specific Use Regulations
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Agricultural product processing	—	—	P (3)
Artisan/craft product manufacturing	P	P	P
Brewery—Brew pub	P	CUP	—
Brewery—Production	P	P	P
Cannabis—Commercial cultivation—up to 5,000 sq ft	—	MUP	MUP	20-46
Cannabis—Commercial cultivation—5,001 sq ft or greater	—	CUP	CUP	20-46
Cannabis—Distribution	MUP (4)	P (3)	P (3)	20-46
Cannabis—Manufacturing level 1 (non-volatile)	P (3)	P (3)	P (3)	20-46
Cannabis—Manufacturing level 2 (volatile)	—	CUP	CUP	20-46
Cannabis—Microbusiness	—	CUP	CUP	20-46
Cannabis—Testing laboratory	P	P	P	20-46
Furniture/fixtures manufacturing, cabinet shops	—	P (3)	P (3)
Laboratory—Medical, analytical	P	P	—
Laundry, dry cleaning plant	—	MUP	P
Manufacturing/processing—Heavy	—	—	MUP
Manufacturing/processing—Light	P (3)	P (3)	P (3)
Manufacturing/processing—Medium	—	MUP	MUP
Media Production—Backlots/Outdoor Facilities	MUP	P (3)	P (3)
Media production—Indoor Support Facilities	P	P (3)	P (3)
Media Production—Soundstages	P	P (3)	P (3)
Petroleum product storage and distribution	—	—	MUP
Printing and publishing	P (3)	P (3)	P
Recycling—Large collection facility	—	—	MUP	20-42.120
Recycling—Processing facility	—	—	MUP	20-42.120
Recycling—Reverse vending machines	P	P	P (3)	20-42.120
Recycling—Scrap or dismantling yard	—	—	MUP	20-42.120
Recycling—Small collection facility	MUP	MUP	MUP	20-42.120
Research and development	P	P	MUP
Storage—Accessory	P	P	P (3)
Storage—Contractor's yard	—	MUP	MUP
Storage—Open during extended or transitional hours	—	MUP	MUP
Storage—Outdoor	—	MUP	MUP	20-42.170
Storage—Personal storage facility	—	P (3)	P (3)	20-42.180
Warehouse, wholesaling and distribution	MUP (4)	P (3)	P (3)
Winery—Boutique	P	P	P
Winery—Production	P	P	P
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Adult entertainment business	CUP	CUP	CUP	20-40
Commercial recreation facility—Indoor	MUP	P	P
Commercial recreation facility—Outdoor	—	MUP	—
Community garden (6)	P	P	P
Conference/convention facility	MUP (4)	MUP	—
Health/fitness facility—Commercial	MUP	MUP	—
Health/fitness facility—Quasi-public	MUP	MUP	—
Meeting facility, public or private	MUP	MUP	—
School, public or private	MUP	MUP	MUP
Sports and entertainment assembly facility	—	CUP	—
Studio—Art, dance, martial arts, music, etc.	MUP	MUP	—
Theater, auditorium	—	CUP	—
RESIDENTIAL USES (See Section 20-28.080, Senior Housing (-SH) combining district, for specific requirements regarding proposed senior housing developments)
Accessory dwelling unit	P (4)	—	—	20-42.130
Animal keeping—Domestic and exotic	S	S	S	20-42.040
Caretaker unit	MUP (4)	MUP (4)	MUP (4)
Community care facilities—6 or fewer clients (12)	P	P	P
Community care facilities—7 or more clients (12)	MUP	MUP	MUP
Duplex (10)	CUP (4) (9)	—	—
Emergency shelter (10)	CUP (9)	CUP (9)	CUP (9)
Half-Plex (10)	CUP (4) (9)	—	—
Home occupation	S	—	—	20-42.070
Junior accessory dwelling unit	P (4)	—	—	20-42.130
Live/work	MUP	—	—	20-42.080
Mixed use project	MUP	—	—
Mobile home/manufactured housing (10)	CUP (4) (9)	—	—	20-42.094
Multi-family dwellings (10)	CUP (4) (9)	—	—
Organizational house	CUP (4)	—	—
Residential accessory structures and uses	P (4)	—	—
Single-family attached (10)	CUP (4) (9)	—	—
Single-family detached (10)	CUP (4) (9)	—	—
Supportive housing (8)	P	—	—
Transitional housing	CUP	CUP	CUP
Work/live	MUP	MUP	MUP	20-42.080
RETAIL TRADE
Accessory retail	P (4)	P	P	20-42.024
Alcoholic beverage sales	—	CUP	—	20-42.034
Auto and vehicle sales and rental	—	MUP	—
Bar/tavern	—	CUP	—
Building and landscape materials sales—Indoor	—	P	MUP
Building and landscape materials sales—Outdoor	—	MUP	MUP
Cannabis—Retail (dispensary) and delivery	CUP (7)	CUP (7)	CUP (7)	20-46
Construction and heavy equipment sales and rental	—	MUP	MUP
Farm supply and feed store	—	P	MUP
Fuel dealer (propane for home and farm use, etc.)	—	—	MUP
Gas station	—	—	—
Mobile Food Vending Facility	MUP	MUP	MUP	20-42.210
Neighborhood center	MUP (5)	MUP (5)	CUP (5)
Night club	—	CUP	—
Office supporting retail	P	—	—
Restaurant, café, coffee shop—Counter ordering	P (4)	P	CUP
Restaurant, café, coffee shop—Outdoor dining	MUP (4)	MUP	CUP
Restaurant, café, coffee shop—Serving alcohol (no bar)	P (4)	P	CUP
Restaurant, café, coffee shop—Table service	P (4)	P	CUP
Warehouse retail	CUP (4)	CUP	CUP
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
ATM	P	P	—	20-42.044
Bank, financial services	P	—	—
Business support service	P	P	MUP
Medical service—Clinic, urgent care	P	MUP	—
Medical service—Doctor office	P	—	—
Medical service—Health care facility	MUP	—	—	20-42.060
Medical service—Integrated medical health center	P	MUP	—
Medical service—Lab	P	MUP	—
Medical service—Veterinary clinic, animal hospital	—	MUP	MUP
Office—Accessory	P	P	P (3)
Office—Business/service	P	—	—
Office—Government	P	—	—
Office—Processing	MUP	—	—
Office—Professional	P	—	—
SERVICES—GENERAL
Accessory services	P (4)	P	MUP	20-42.024
Catering service	—	P	P
Child day care—Large family day care home (11)	P	P	P	20-42.050
Child day care—Small family day care home (11)	P	P	P	20-42.050
Child day care center	P	P	—	20-42.050
Commissary (13)	P	P	P
Equipment rental	—	P (3)	P (3)
Extended hours of operation (11:00 p.m. to 6:00 a.m.)	MUP	MUP	MUP
Kennel, animal boarding	—	MUP	MUP
Lodging—Hotel or motel	CUP (4)	—	—
Maintenance service—Client site services	MUP	P	P
Massage related uses	P	P	—	20-49
Personal services	P	MUP	—
Public safety facility	MUP (2)	MUP	MUP
Repair service—Equipment, large appliances, etc.	—	MUP	P (3)
Vehicle services—Major repair/body work	—	MUP	P (3)
Vehicle services—Minor maintenance/repair	—	P	P (3)
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio	P	P	P
Electronic vehicle supply equipment (EVSE)—Accessory	P	P	P
Electronic vehicle supply equipment (EVSE)—Primary	MUP	MUP	MUP
Parking facility, public or commercial	—	—	MUP
Taxi or limousine dispatch facility	—	MUP	MUP (3)
Telecommunications facilities	S	S	S	20-44
Truck or freight terminal	—	MUP	MUP (3)
Utility facility	—	P (3)	P (3)
Utility infrastructure	P (3)	P (3)	P (3)
Vehicle storage	—	MUP	P (3)

Key to Zoning District Symbols
BP	Business Park	IL	Light Industrial	IG	General Industrial

Notes:
(1)	See Division 7 for land use definitions.
(2)	The reoccupancy of a building with an allowable use that is similar to or less intense than the former use may be permitted without MUP or CUP approval. See Section 20-24.030.B.
(3)	MUP required if the use, specific suite, or its associated operations abuts a residential zoning district or parcel with a residential use.
(4)	Use only allowed if ancillary and related to a primary or dominant use.
(5)	Allowed in any industrial district where the review authority first determines that a need exists, and that the proposed business will be economically viable.
(6)	A community garden is allowed on the same property as an existing permitted meeting facility provided that the establishment of the garden does not trigger a grading permit or affect the operation and design of the meeting facility.
(7)	Subject to a 600-foot minimum setback requirement to a "school," as defined by the Health and Safety Code Section 11362.768. In addition, a cannabis retail use shall not be established within 600 feet of any other cannabis retail use established within and permitted by the City of Santa Rosa.
(8)	Supportive housing is allowed only when the proposed use meets each of the requirements of Assembly Bill 2162, as specified in Government Code Section 65651.
(9)	Permitted with a Minor Conditional Use Permit within any of the City's Priority Development Areas.
(10)	Permitted with a Minor Conditional Use Permit within any nonresidential Planned Development within any of the City's Priority Development Areas.
(11)	Permitted by right within any Planned Development.
(12)	Permitted by right within any nonresidential Planned Development within any of the City's Priority Development Areas.
(13)	Any Commercial Kitchen, including restaurants, can operate as a Commissary, as long as the Commercial Kitchen is licensed by Sonoma County Environmental Health and the City has permitted the Commercial Kitchen.

(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3766 § 1 Exh. A, 2006; Ord. 3820 § 1, 2007; Ord. 3889 § 2, 2008; Ord. 3968 § 4, 2011; Ord. 3981 § 2, 2012; Ord. 3995 § 5, 2012; Ord. 3997 § 4, 2012; Ord. 4001 § 4, 2012; Ord. 4002 § 4, 2012; Ord. 4042 § 2, 2015; Ord. 2017-024 § 3; Ord. 2017-025 § 4; Ord. 2018-012 § 3; Ord. 2020-001 § 5; Ord. 2021-012 § 15; Ord. 2022-010 § 3; Ord. 2024-012, 11/19/2024; Ord. 2025-004, 3/18/2025; Ord. 2025-005, 3/18/2025; Ord. 2025-014, 11/18/2025)

§ 20-24.040 Industrial zoning district development standards.

General standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 2-11, in addition to any other applicable requirements of this Division, and the development standards (e.g., landscaping, parking and loading, etc.) in Division 3 of this Zoning Code.

Design Guidelines. See Section 3.4 (Business and Light Industrial Parks and Buildings) in the City's Design Guidelines.

TABLE 2-11—INDUSTRIAL DISTRICT DEVELOPMENT STANDARDS
Development Feature	Requirement by Zoning District
Development Feature	BP	IL	IG
Minimum lot size	Minimum area and width for parcels proposed in new subdivisions.
Area	20,000 sf	Determined by CUP (1)	None required (1)
Dimensions	None required (1)
Residential density	Maximum number of dwelling units allowed on a parcel. The actual number of units will be determined by the City through subdivision or land use permit approval.
Maximum density	Determined by review authority
Setbacks (1)	Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
Front	7.5 ft adjacent to a residential zone or use; set by CUP approval elsewhere (2)
Side—Interior (each)	5 ft adjacent to a residential zone or use; set by CUP approval elsewhere (2)
Side—Corner
Rear	10 ft adjacent to a residential zone or use; none required elsewhere.
Lot coverage (1)	Maximum percentage of total lot area that may be covered by structures.
Lot coverage (1)	Determined by CUP		85%
Height limit	Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Height limit	55 ft; or greater or lesser height as approved or required by CUP	55 ft
Landscaping	See Chapter 20-36 (Landscaping Standards)
Parking	See Chapter 20-38 (Parking and Loading)
Signs	See Chapter 20-38 (Signs)

Notes:
(1)	Subdivision or Conditional Use Permit approval may establish specific requirements for minimum lot area, maximum lot coverage, setbacks, and/or dimensions based on the characteristics of the site or surroundings, environmental constraints, and/or other issues.
(2)	The Design Review process may require larger setbacks.

(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005)

§ 20-24.050 BP zoning district development standards.

Within the BP (Business Park) zoning district, the approval of a Conditional Use Permit or a Minor Conditional Use Permit for a land use listed by Table 2-10 in the Retail, or Services—General use groups shall require that the review authority first find that the approval of the use will not significantly reduce the City's inventory of land available for manufacturing and processing uses.

(Ord. 3677 § 1, 2004)