This chapter lists the land uses that may be allowed within
the industrial business park zoning district, determines the type
of land use permit/approval required for each use, and provides basic
standards for site layout and building size. The purposes of the industrial
business park zoning district and the manner in which it is applied
is as follows.
A. IBP
(Industrial/Business Park) District. 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, and corporate headquarters offices. 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 activities. The IBP zoning district is consistent
with the planned industrial land use designation of the Stanislaus
County general plan.
(Ord. CS 832 Exh. A, 2003)
A. General
Requirements. Table 21.61.A identifies the uses of land allowed by
this chapter in the industrial business park zoning district, and
the land use permit required to establish each use, in compliance
with the Stanislaus County zoning ordinances.
Note: the far right column in the tables ("Specific Use Regulations")
will show a section number for regulations that apply to the particular
use listed, in addition to the other general standards of this chapter.
B. The
following uses are permitted subject to the development standards
(21.61.040): crop farming and horticulture, assembly of products,
call centers, communication systems research and development, computer
systems research and development, electronic repair and assembly,
manufacturing and technology support industries, packaging, printing
and publishing companies, book binding, software development, wholesale
distribution and catalog sales, parcel delivery service.
C. Government
offices and facilities (police and fire) and infrastructure when used
to support uses in this district, may be permitted.
(Ord. CS 832 Exh. A, 2003)
Uses permitted subject to first securing a use permit in each
case:
A. Corporate
offices, conference center, furniture manufacturing, interior design
and office equipment sales, pharmaceutical manufacturing, research
and development laboratories, sheet metal fabrication, sign fabrication,
broadcast studios, offices, regional offices and facilities of the
county and state government, regional, state or national offices of
the federal government.
B. Offices
for building contractors, engineering and architectural firms may
be permitted in buildings with multiple tenants subject to the issuance
of a conditional use permit and subject to the following limitations:
1. The
combined floor area of all such offices within a single building or
group of buildings developed as a single development shall not exceed
twenty-five percent of the total floor area.
2. No
outdoor storage is allowed.
C. Support
services including, but not limited to, banks, convenience stores,
day care centers, gymnasia and exercise businesses, copying and reprographics
service, restaurants and food take out businesses may be allowed in
a building housing multiple tenants subject to the issuance of a conditional
use permit and subject to the following findings and limitations:
1. Required
findings for a conditional use permit for support businesses.
a. The use will be consistent with the purpose and intent of the industrial
business park zoning district and any appropriate business park master
development plan.
b. The use will be compatible with existing and allowed uses in the
zoning district and/or any appropriate master development plan area.
c. The use does not preclude the establishment of industrial/business
park uses favored for the zoning district or any appropriate master
development plan area.
2. Limitations
for the establishment of support services.
a. The combined floor area of all such offices within a single building
or group of buildings developed as a single development shall not
exceed twenty-five percent of the total gross floor area.
b. All such businesses must be integrated with the design of the building
or group of buildings developed as a single project and shall be found
to be incidental to, and supportive of, the primary industrial business
or businesses.
c. All such businesses shall comply with the design guidelines established
by the zoning ordinance and/or any applicable business park master
development plan.
d. No outdoor storage shall be allowed.
e. All signage shall comply with the provisions of this chapter and
the design guidelines established by any applicable business park
master development plan.
D. Permit
Requirement for Expansion. Any expansion of an existing use within
an industrial zoning district comprising less than twenty-five percent
of the existing building floor area shall be subject to administrative
approval by the director or his/her staff. An expansion involving
greater than twenty-five percent of existing floor area may be allowed
subject to the issuance of a conditional use permit.
Table 21.61.A
Allowed Uses and Permit Requirements for Industrial Business
Park Zoning District
|
---|
P
|
Permitted Use
|
CUP
|
Conditional Use Permit required
|
--
|
Use not allowed
|
Land Use
|
Permit Required IBP
|
Specific Use Regulations
|
---|
AGRICULTURE AND OPEN SPACE USES
|
Crop production and horticulture
|
P
|
|
INDUSTRY, MANUFACTURING & PROCESSING USES
|
Assembly of products
|
P
|
|
Bakery wholesale and distribution
|
-
|
|
Bottling plant
|
-
|
|
Call centers
|
P
|
|
Communication systems research and development
|
P
|
|
Computer systems research and development
|
P
|
|
Conference center
|
CUP
|
|
Corporate offices
|
P
|
|
Furniture manufacturing
|
CUP
|
|
Electronic repair and assembly
|
P
|
21.61.040
|
Food packaging
|
-
|
|
Interior design and office equipment sales
|
CUP
|
|
Manufacturing and technology support industries
|
P
|
21.61.040
|
Packaging
|
P
|
|
Pharmaceutical manufacturing
|
CUP
|
|
Printing and publishing companies, book binding
|
P
|
|
Research and development, laboratories
|
CUP
|
|
Seed processing and packaging
|
-
|
|
Sheet metal fabrication1
|
CUP
|
|
Sign fabrication companies1
|
CUP
|
|
Software development
|
P
|
|
Warehouses as a principle use
|
-
|
|
Wholesale distribution and catalog sales
|
P
|
|
RETAIL AND SERVICES USES
|
Banks
|
CUP
|
21.61.040
|
Broadcast studios
|
CUP
|
21.61.040
|
Convenience store
|
CUP
|
21.61.040
|
Day care center
|
CUP
|
21.61.040
|
Gymnasium/exercise business
|
CUP
|
21.61.040
|
Offices
|
CUP
|
21.61.040
|
Parcel delivery service
|
P
|
|
Public buildings
|
P
|
|
Copying and reprographics service
|
CUP
|
21.61.040
|
Restaurants, food take-out
|
CUP
|
21.61.040
|
Notes:
|
---|
1.
|
So long as the use is conducted entirely within an enclosed building and complies with the performance standards established by Section 21.61.110. Outdoor storage is prohibited.
|
2.
|
Computer and peripheral equipment manufacturing and assembly
incorporating activities defined by the North American Industry Classification
System, United States Office of Management and Budget, Sub-Sectors
334 and 335, including but not limited to mainframe computers, personal
computers, workstations, laptops and computer servers; peripheral
equipment such as storage devises, printers, monitors, input/output
devices, and terminals, and similar activities. Also included in this
category is the manufacture and assembly of other parts, casings,
cable sets, switches, and similar peripheral equipment in support
of computer and technology industries.
|
(Ord. CS 832 Exh. A, 2003)
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 21.61.B,
in addition to any other applicable requirements of the Stanislaus
County zoning ordinances.
TABLE 21.61.B
INDUSTRIAL BUSINESS PARK ZONING DISTRICT
DEVELOPMENT STANDARDS
|
---|
|
IBP
|
---|
Minimum lot size
|
Minimum area and dimensions for parcels proposed in new subdivisions.
|
Minimum lot area
|
5 acres
|
Minimum dimensions
|
100 ft.
|
Minimum building size
|
50,000 sq. ft.
|
Setbacks(3)
|
Minimum setbacks required. See Chapter 21.61.080 for setback
measurements, exceptions, and allowed projections into setbacks.
|
Front
|
15 ft.
|
Sides (each)
|
10 ft.
|
Rear
|
15 ft.
|
Site coverage
|
50% maximum
|
Height limit (1)
|
45 ft. (2)
|
Landscaping
|
As required by Chapter 21.61.070 and 21.61.080
|
Lighting
|
|
Parking and loading
|
As required by Chapter 21.76 (Off-street Parking)
|
Signs
|
As required by County of Stanislaus or applicable City Sign
regulations
|
Notes:
|
---|
(1)
|
Maximum allowed height of structures. Exceptions may be allowed
by Chapter 21.61.050 (exceptions).
|
(2)
|
Except as may be required by the Airport Land Use Plan for the
Patterson Airport.
|
(3)
|
The minimum setback for parking, buildings and other structures
along Rogers Road, Baldwin Road, Sperry Avenue shall be twenty feet
measured from the property line or the adopted right-of-way plan line,
whichever is greater. (Other minimum setbacks may be required based
on-site specific development proposals)
|
(Ord. CS 832 Exh. A, 2003)
Exceptions to Sections
21.61.020,
21.61.030, and
21.61.040 (specific use requirements and development standards) may be granted by the director (in the case of a permitted use) or by the planning commission upon review of a conditionally allowable use, upon making all of the following required findings:
A. The
exception will not constitute a grant of special privilege inconsistent
with the purpose and intent of the zoning district or any applicable
business park master development plan or the applicable city or Stanislaus
County zoning ordinances.
B. The
exception will not adversely affect the health, safety or general
welfare of persons working or residing in the vicinity.
In the case of this zoning district being used outside of the
West Patterson master plan area, exceptions may be granted with approval
of a specific development plan and a negotiated development agreement.
|
(Ord. CS 832 Exh. A, 2003)
The following uses are prohibited: bakery-wholesale and distribution,
bottling plant, food packaging including packing shed, automobile
sales or repair, seed processing and packaging, and warehouses as
a principle use. Additionally, Table 21.61.C provides a listing of
further prohibited uses:
TABLE 21.61.C
|
---|
Adult establishments
|
Airports/heliports
|
Appliance sales and repair
|
Auto/truck sales or repair or body shops
|
Bed and breakfast inns
|
Boarding houses
|
Boat, motorcycle, jet ski, auto and RV sales and repair
|
Building materials sales with outside storage
|
Car washes automatic and self serve
|
Cemeteries, mausoleums, columbaria and memorial gardens
|
Coal and wood lots
|
Commercial dorms
|
Concrete plants
|
Contractor or building supply—Retail with or without outside
storage
|
Convenience stores with gasoline sales
|
Correctional facilities and jails
|
Crematoriums
|
Detached single family dwellings
|
Drive-in theaters
|
Duplexes, triplexes, and multi-family units
|
Exterminators
|
Fairgrounds
|
Farmers markets
|
Feed and grain sales and storage
|
Funeral homes
|
Garden centers
|
Hazardous and nuclear material storage and disposal unless a
very minor accessory to approved use—(UP required)
|
Heavy equipment sales or repair
|
Hospitals
|
Incinerators
|
Junk yards and wrecking yards
|
Kennels
|
Landfills
|
Manufacture and storage of chemicals when not accessory use
(UP required)
|
Manufacture and storage of fireworks or explosives
|
Manufactures home or office sales
|
Mini-storage
|
Parking as an independent use
|
Pet grooming
|
Public schools (K-12)
|
Public sewer treatment plants
|
Quarries or mining
|
Rendering plants for poultry or animals
|
Repair shops with outdoor storage or operation
|
Retirement centers and life care facilities
|
Salvage and scrap yards
|
Service stations
|
Shopping centers
|
Slaughtering plants
|
Stadiums and arenas
|
Storage yards including bulk storage of flammables
|
Storage yards not including bulk storage of flammables
|
Theaters, movie theaters
|
Transfer stations
|
Veterinarian offices, clinics, hospitals
|
(Ord. CS 832 Exh. A, 2003)
A. Preliminary
Landscape and Irrigation Plan. A preliminary landscape plan shall
be submitted as part of an application for a land use entitlement,
for new development, and the significant expansion or redevelopment
of an existing use as determined by the director.
B. Final
Landscape and Irrigation Plan. Following approval of the land use
entitlement, a final landscape plan shall be submitted as part of
the application for a building permit. Final plans shall be approved
by the director prior to the start of on-site construction or soil
disturbance and prior to the issuance of a building permit.
C. Content.
Preliminary landscape and irrigation plans and final landscape and
irrigation plans shall contain information as specified in the instructions
for preparing landscape plans provided by the department.
D. Review
and Approval. After initial application, the director shall review
each preliminary landscape and irrigation plan and final landscape
and irrigation plan to verify its compliance with the provisions of
this chapter. The director may approve the submittal in compliance
with this chapter, or may disapprove or require changes to a submittal
that is not in compliance.
E. Statement
of Surety. When required by the director, a statement of surety in
the form of cash, performance bond, letter of credit, or certificate
of deposit, in an amount equal to one hundred fifty percent of the
total value of all plant materials, irrigation, installation, and
maintenance shall be posted with the county or appropriate city (if
within a city sphere of influence) for a two-year period. The director
may require statements of surety for phased development projects,
a legitimate delay in landscape installation due to seasonal requirements
(including adverse weather conditions) and similar circumstances where
it may not be advisable or desirable to install all of a project's
landscaping before occupancy of the site.
F. Minor
Changes to Approved Plans. Landscape and irrigation plan approval
may include the director authorizing minor changes from the requirements
of this chapter.
G. Water
Efficiency. All landscape and irrigation plans shall be prepared in
compliance with applicable county or city ordinances regarding water
efficient landscaping for new construction and development.
(Ord. CS 832 Exh. A, 2003)
Landscaping shall be provided in the locations specified below:
A. Setbacks.
All setback and open space areas required by this chapter, and easements
for utilities, and drainage courses shall be landscaped, except where
a required setback is screened from public view or it is determined
by the director that landscaping is not necessary to fulfill the purposes
of this chapter.
B. Unused
Areas. All areas of a project site not intended for a specific use,
including pad sites held for future development, shall be landscaped
unless it is determined by the director that landscaping is not necessary
to fulfill the purposes of this chapter.
C. Parking
Areas. Parking areas shall be landscaped in compliance with the following
requirements.
1. Landscape
Materials. Landscaping materials shall be provided throughout the
parking lot area using a combination of trees, shrubs, and ground
cover.
2. Curbing.
Areas containing plant materials shall be bordered by a concrete curb
at least six inches high and six inches wide. Alternative barrier
design to protect landscaped areas from damage by vehicles may be
approved by the director.
3. Location
of Landscaping. Parking lot landscaping shall be located so that pedestrians
are not required to cross landscaped areas to reach building entrances
from parked cars. This should be achieved through proper orientation
of the landscaped fingers and islands.
4. Bumper
Overhang Areas. To increase the parking lot landscaped area, a maximum
of two feet of the parking stall depth may be landscaped with low-growth,
hearty materials in lieu of paving, allowing a two-foot bumper overhang
while maintaining the required parking dimensions.
5. Perimeter
Parking Lot Landscaping.
a. Adjacent to Streets. Parking areas adjoining a public street shall
be designed to provide a landscaped planting strip between the street
right-of-way and parking area equal in depth to the setback required
by the zoning district or fifteen feet, whichever is more.
The landscaping shall be designed and maintained to screen cars
from view from the street to a height of between thirty inches and
forty-two inches. Screening materials may include a combination of
plant materials, earth berms, solid masonry walls, raised planters,
or other screening devices which meet the intent of this requirement.
Shade trees shall be provided at a minimum rate of one for every thirty
linear feet of landscaped area. Plant materials, signs, or structures
within a traffic safety sight area of a driveway.
b. Adjacent to Side or Rear Property Lines. Parking areas for nonresidential
uses shall provide a perimeter landscaped strip at least five feet
wide (inside dimension) where the facility adjoins aside or rear property
line. The perimeter landscaped strip may include a required yard or
buffer area. Trees shall be provided at the rate of one for each thirty
linear feet of landscaped area.
c. Adjacent to Structures. When parking areas are located adjacent to
structures, a minimum five-foot wide landscape strip shall be provided
adjacent to the structure.
6. Interior
Parking Lot Landscaping.
a. Amount of Landscaping.
i. Industrial/manufacturing uses shall provide landscaping within the
parking area at a minimum ratio of six percent of the gross area of
the parking lot. One tree shall be provided for every ten parking
spaces.
b. Location of Landscaping. Landscaping shall be evenly dispersed throughout
the parking area. Use of an orchard-style planting scheme (placement
of trees in uniformly-spaced rows) is encouraged for larger parking
areas. Parking lots with more than one hundred spaces should provide
a concentration of landscape elements at primary entrances, including
specimen trees, flowering plants, enhanced paving, and project identification.
7. Drainage
Areas, Retention/Detention Basins. All surface drainage facilities
and retention/detention basins shall be landscaped and integrated
as an amenity into the site and landscaping plan for a project. Plant
materials shall be chosen that are water tolerant and that provide
visual relief to the appearance of the retention/detention basin during
periods when no water is present.
8. Wet
Ponds. Wet ponds may be incorporated into the site and landscaping
plan as an amenity which may also provide storm water retention/detention.
All such ponds shall be integrated as an amenity into the site and
landscaping plan for a project.
(Ord. CS 832 Exh. A, 2003)
A. Maintenance
Required. All landscaped areas shall be maintained in a healthful
and sound condition at all times. Irrigation systems and their components
shall be maintained in a fully functional manner consistent with the
originally approved design and the provisions of this chapter. Regular
maintenance shall include checking, adjusting, and repairing irrigation
equipment; resetting automatic controllers; aerating and dethatching
turf areas; adding/replenishing mulch, fertilizer, and soil amendments;
pruning; and weeding all landscaped areas.
B. Water
Waste Prohibited. Water waste in existing developments resulting from
inefficient landscape irrigation leading to excessive runoff, low
head drainage, overspray, and other similar conditions where water
flows onto adjacent property, nonirrigated areas, walks, roadways,
or structures is prohibited.
(Ord. CS 832 Exh. A, 2003)
Developers shall provide information to prospective tenants
regarding water-efficient landscaping techniques. A sample of the
information to be provided shall be submitted to the director for
approval prior to issuance of a building permit.
(Ord. CS 832 Exh. A, 2003)
A. All
land uses proposed in the IBP zoning district shall be operated and
maintained so as to not be injurious to public health, safety or welfare,
and shall comply with the following standards.
1. 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.
2. 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.
3. 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.
4. Odor.
No approved land use shall generate or emit any odor or fumes perceptible
at the property line.
(Ord. CS 832 Exh. A, 2003)