The following objectives have been formulated for the industrial
districts for the implementation of the General Plan goals and objectives:
A.
The
City should promote industrial uses adjacent to and north of Gillespie
Field which support or can capitalize on the aviation opportunities
available;
B.
The
City should promote consolidation of industrial uses into comprehensively
planned industrial parks;
C.
The
City shall ensure that industrial development creates no significant
off-site impacts concerning access and circulation, noise, dust, odors,
visual features and hazardous materials that cannot be adequately
mitigated;
D.
The
City shall promote a mix of industrial uses that provide the City
with a sound, diverse industrial base;
E.
The
City should ensure that industrial developments provide for business
service needs and the needs of employees.
(Ord. 566 § 3, 2019)
These districts have been created for implementation of the
goals, objectives and land use designations of the General Plan.
A.
Light
Industrial District (IL).
1.
This
district is intended primarily for light industrial uses such as manufacturing,
assembly, research and development and similar industrial uses, as
well as limited commercial and office uses which are compatible and
appropriate in this district. Site development regulations and performance
standards are intended to make this district appropriate as a buffer
between general industrial uses and nonindustrial uses and where the
site is visible from residential areas or major transportation routes.
2.
All
work and related activity, including materials and equipment storage,
is intended to be conducted specifically within enclosed facilities
so as to reduce adverse impacts on adjacent uses. Outdoor storage
may be allowed in specific circumstances where, through the conditional
use permit process, it is demonstrated that adequate screening and
buffering of the outdoor storage area can be achieved to eliminate
any adverse impacts on adjacent uses and maintain visual qualities
of the area.
B.
General
Industrial District (IG). This district is intended for a wide range
of industrial activities including manufacturing, wholesale distribution,
and storage.
(Ord. 566 § 3, 2019)
Uses listed in Table 13.14.030A shall be allowable in one or more of the industrial districts as indicated in the columns beneath each industrial district. Where indicated with the letter "P," the use shall be a permitted use in that district. Where indicated with the letter "C," the use shall be a conditional use subject to the conditional use permit process in that district. Where indicated with the letters "MC," the use shall be a conditional use subject to a minor conditional use permit in that district. Where indicated with a dash "—," or if the use is not specifically listed in Table 13.14.030A and is not subject to the use determination procedure contained in Section 13.04.040, the use shall not be permitted in that district. This section shall not be construed to supersede more restrictive use regulations contained in the conditions, covenants, and restrictions of any property. However, in no case shall uses be permitted beyond those allowable in this section. In the event a given use cannot be categorized in one of the districts by the Director, the use determination procedure outlined in Section 13.04.040 shall be followed.
|
Table 13.14.030A
Use Regulations for Industrial Districts
| ||
|---|---|---|
|
Uses
|
IL
|
IG
|
|
A. Industrial Uses
| ||
|
1. Manufacturing, compounding, assembly or treatment
of articles or merchandise from the following previously prepared
typical materials such as, but not limited to, canvas, cellophane,
cloth, cork, felt, fiber, fur, glass, leather, paper (no milling),
precious or semiprecious stones, metals, plaster, plastic, shells,
textiles, tobacco, wood and yarns; novelty items (not including firework
or other explosive type items), electrical appliances, motors and
devices; radio, television, phonograph and computers; electronic precision
instruments; medical and dental instruments; timing and measuring
instruments; audio machinery; visual machinery; cosmetics, drugs,
perfumes, toiletries and soap (not including refining or rendering
of fats or oils)
|
P
|
P
|
|
2. Bottling plants
|
P
|
P
|
|
3. Building materials manufacturing, subject to
the provisions
|
—
|
P
|
|
4. Cement products manufacturing
|
—
|
P
|
|
5. Fruit or vegetable packing houses
|
C
|
P
|
|
6. Fruit or vegetable products manufacturing, including
frozen foods
|
C
|
P
|
|
7. Furniture upholstering
|
P
|
P
|
|
8. Hazardous waste treatment facility
|
—
|
C
|
|
9. Laboratories (chemical, dental, electrical, optical,
mechanical and medical)
|
P
|
P
|
|
10. Mining
|
C
|
C
|
|
11. Rubber and metal stamp manufacturing
|
P
|
P
|
|
12. Renewable Energy Storage Facility, subject to provisions of Section 13.14.030(L)
|
—
|
C
|
|
B. Storage Trades
| ||
|
1. Contractors yards, subject to the provisions of Section 13.14.030(G)
|
—
|
MC
|
|
2. Contractor (all storage of material, equipment
within an enclosed building)
|
P
|
P
|
|
3. Equipment sales/rental yards
|
P
|
P
|
|
4. Fleet storage
|
MC
|
MC
|
|
5. General warehousing/wholesale and distribution
|
P
|
P
|
|
6. Self-storage, public storage
|
C
|
C
|
|
7. Trailer, truck or bus terminal
|
—
|
C
|
|
8. Vehicle storage yard
|
MC
|
MC
|
|
9. Recreational vehicle storage facility
|
MC
|
MC
|
|
C. Services
| ||
|
1. Administrative, executive, real estate, and/or
research offices
|
P
|
P
|
|
2. Animal care facility
|
|
|
|
a. Completely within an enclosed building
|
P
|
P
|
|
b. With exterior kennels, pens or runs
|
C
|
C
|
|
3. Appliance repair and incidental sales (including,
but not limited to, small household appliances, computers and vending
machines, and provided all work activities and storage occurs entirely
within an enclosed building)
|
P
|
—
|
|
4. Athletic or health clubs, indoor
|
MC
|
—
|
|
5. Auction house (conducted completely within an
enclosed building and subject to the provisions contained in Title
4 of this code)
|
P
|
P
|
|
6. Automotive services, including automobiles, trucks,
motorcycles, boats, mopeds, recreational vehicles, or other small
vehicles as determined by the Director. All vehicles shall be stored
on site and shall not occupy any required parking space, access aisle
or landscape area
|
|
|
|
a. Sales
|
C
|
MC
|
|
b. Rentals
|
C
|
MC
|
|
c. Repairs (major engine work, muffler shops, painting,
body work and upholstery) completely indoors
|
P
|
P
|
|
d. Washing (coin and automatic)
|
P
|
P
|
|
e. Service or gasoline dispensing stations including
mini-marts with or without alcoholic beverage sales, accessory car
washes, and/or minor repair services as accessory to the gasoline
sales
|
C
|
C
|
|
7. Barber or beauty shops
|
P
|
—
|
|
8. Blueprinting and photocopying
|
P
|
P
|
|
9. Catering establishments (excluding mobile catering
trucks. See Fleet Storage)
|
P
|
—
|
|
10. Collection facility, large
|
|
|
|
a. Indoor
|
P
|
P
|
|
b. Outdoor
|
C
|
C
|
|
11. Collection facility, small
|
P
|
P
|
|
12. Dance, gymnastics, martial arts, or fitness/sports
school or studio - indoor
|
P
|
P
|
|
13. Distributors showrooms
|
P
|
P
|
|
14. Food and beverage sales or service
|
|
|
|
a. Cocktail lounge, bar or tavern
|
|
|
|
i. Not within a restaurant and with or without entertainment,
other than adult related
|
C
|
—
|
|
ii. Accessory to a restaurant or a coffee shop,
and without entertainment
|
P
|
—
|
|
b. Nightclubs or dance halls, not including adult
related entertainment
|
C
|
—
|
|
c. Snack bars, delicatessens, or refreshment stands,
accessory to a business complex
|
P
|
P
|
|
d. Fast food restaurants with drive-in or drive-through
service
|
—
|
—
|
|
e. Restaurants or coffee shops, other than fast
food
|
|
|
|
i. With entertainment or dancing, other than adult
related, and/or serving of alcoholic beverages
|
P
|
—
|
|
ii. Without entertainment or dancing and with or
without alcoholic beverage sales
|
P
|
—
|
|
f. Clubs and lodges serving alcoholic beverages
|
C
|
—
|
|
15. Helipad without maintenance facilities
|
—
|
C
|
|
16. Home improvement centers
|
|
|
|
a. Material stored and sold within enclosed buildings
|
P
|
P
|
|
b. Outdoor storage of material such as lumber and building materials, subject to the provisions contained in Section 13.14.030(G)(2)
|
MC
|
P
|
|
17. Interior decorating service
|
P
|
P
|
|
18. Janitorial services and/or supplies
|
P
|
—
|
|
19. Locksmith shop
|
P
|
P
|
|
20. Micro-brewery, with or without tasting room
and/or food service
|
P
|
P
|
|
21. Motels, hotels, and/or convention centers
|
C
|
C
|
|
22. Music or recording studio
|
P
|
—
|
|
23. Newspaper publishing, printing and distribution,
general printing, and lithography
|
P
|
P
|
|
24. Nurseries, excluding horticultural nurseries,
and garden supply stores provided all equipment, supplies and materials
are kept within an enclosed building or fully screened enclosure and
fertilizer of any type is stored in package form only
|
P
|
—
|
|
25. Parcel delivery service (excluding truck terminals)
|
P
|
P
|
|
26. Pest control service
|
P
|
P
|
|
27. Pistol, rifle or archery range (indoor only)
|
P
|
P
|
|
28. Photography studio or video production
|
P
|
P
|
|
29. Retail sales of products produced, wholesaled,
or manufactured on the premises commercial when in conjunction with
a permitted or conditional use not occupying more than 25% of the
gross floor area
|
P
|
P
|
|
30. Rug cleaning and repair
|
P
|
P
|
|
31. School, business or trade
|
P
|
—
|
|
32. Swimming pool sales and supplies
|
P
|
—
|
|
33. Tattoo parlor and/or body piercing salon
|
P
|
—
|
|
34. Tire re-treading and recapping
|
—
|
P
|
|
35. Tobacco paraphernalia business
|
—
|
MC
|
|
36. Welding shop
|
P
|
P
|
|
D. Public and Semi-Public Uses
| ||
|
1. Ambulance services
|
C
|
C
|
|
2. Biological habitat preserve (unless approved
by another entitlement)
|
P
|
P
|
|
3. Clubs and lodges, including YMCA, YWCA, and similar
group uses without alcoholic beverage sales. (Clubs and lodges serving
or selling alcoholic beverages shall comply with Section 13.14.030(C)(14)
of this table)
|
MC
|
—
|
|
4. Day care center
|
C
|
—
|
|
5. Detention facility
|
—
|
—
|
|
6. Educational facility, excluding business and
trade schools and commercial schools
|
C
|
C
|
|
7. Emergency shelter (subject to the provisions of Section 13.14.030(K))
|
—
|
P
|
|
8. Parks and recreation facilities, public or private
|
C
|
—
|
|
9. Post offices and postal terminals
|
C
|
C
|
|
10. Public buildings and facilities
|
C
|
C
|
|
11. Religious institutions
|
C
|
C
|
|
12. Solid waste recycling and transfer facility
|
—
|
C
|
|
E. Accessory Uses
| ||
|
1. Auxiliary structures and accessory uses customarily
incidental to an otherwise permitted use and located on the same site
|
P
|
P
|
|
2. Caretakers residence only when incidental to
and on the same site as a permitted or conditional use
|
P
|
P
|
|
3. Incidental services for employees on a site occupied
by a permitted or conditional use, including day care, recreational
facilities, showers and locker rooms and eating places
|
P
|
P
|
|
4. Overnight parking of vehicles used regularly
in the business, provided all required parking spaces are available
for use during business hours
|
P
|
P
|
|
5. Outdoor storage (subject to the provisions contained in Section 13.14.030(G)(2))
|
MC
|
MC
|
|
F. Temporary Uses
| ||
|
P
|
P
| |
G.
Outdoor Uses.
1.
All
uses and activities shall be conducted completely within an enclosed
building with the exception of outdoor storage, which is a permitted
use subject to the provisions of subdivision (2) of this subsection.
The following uses and activities may be permitted to operate outdoors,
within their respective districts and subject to any required reviews
and permits pursuant to this code.
a.
Mining;
b.
Building materials and lumber storage yards and/or contractors yards;
c.
Building materials manufacturing;
d.
Building equipment storage, sales, rentals;
e.
Automobile fleet storage;
f.
Trailer, truck or bus terminal;
g.
Recreational vehicle storage yard;
h.
Automobile sales, rentals, or washes;
i.
Gasoline service stations;
j.
Boat and camper sales;
k.
Agricultural uses;
l.
Outdoor recreation facilities;
m.
Outdoor eating areas (subject to a minor conditional use permit). For accessory eating areas in conjunction with a food establishment that features takeout services, see subsection J of this section;
p.
Other activities and uses similar to those above as determined by
the Director.
2.
Outdoor
Storage. The outdoor storage of materials accessory to a permitted
or conditionally permitted use occupying the subject site shall obtain
any necessary permits and comply with the following standards:
a.
All outdoor storage which faces and is visible from a mobility element
street or an exterior public street to the industrial subdivision,
or which abuts property used for residential purposes, shall be enclosed
with a solid decorative concrete, masonry, wood frame and stucco,
or decorative block walls at least six feet high. In all other cases
the outdoor storage shall be screened with material which is 100%
view obscuring. The type and design of the screening material is subject
to the approval of the Director. All gates provided for ingress and
egress in any required fence or wall shall be at least six feet in
height and shall be of view-obscuring construction, compatible with
the fence or wall design.
b.
Stored materials shall be stacked in outdoor storage areas to a height
no greater than that of any building, wall, fence, or gate enclosing
the storage area and shall not be visible from a public street.
c.
No storage shall be permitted in a required setback area or required
landscape area.
d.
No storage shall be permitted in a required parking space or driveway and at no time shall said storage area impede the use of any required parking space or driveway. Outdoor storage is not allowed within any secured parking area established pursuant to Section 13.14.040(C).
e.
The limits of the outdoor storage area shall be clearly defined on
the site.
f.
The outdoor storage shall be limited to materials, products, or equipment
used, produced or manufactured on site by the business requesting
the storage. On-site parking of fleet/company vehicles used regularly
in the operation of the business, equipment attached to fleet/company
vehicles, short-term customer and staff parking, and approved trash
enclosures shall not be considered outdoor storage. (See Section 13.14.030(B)(4)
for fleet storage.)
H.
The
following shall be used in the review of prefabricated structures:
1.
The
use of prefabricated structures shall be compatible with surrounding
uses.
2.
The
design of the prefabricated structures shall be compatible with and
complimentary to existing structures on the site. They must conform
to all standards, goals and objectives of the Santee zoning ordinance
and General Plan and have adequate public facilities available.
3.
Adequate
screening from adjacent residential areas and public streets shall
be provided.
4.
A
permanent foundation system shall be provided, unless otherwise approved.
5.
Access
shall be provided for persons with disabilities, unless otherwise
approved.
I.
Conversion of Residential Structures. No structure originally designed as a residence (including hotels and motels), or as an auxiliary structure or addition to a residence, shall be used for any industrial uses unless the building and site are improved to meet all code requirements for such a development. This includes, but is not limited to, building code requirements, fire code requirements and the zoning code requirements. A resident may convert up to 50% of the gross floor area of the existing residence for business purposes and continue to reside in the residence, provided the resident is also the owner of the business, and subject to the provisions of this chapter. Any expansion of a residence that is legal non-conforming shall comply with Section 13.04.110(F) of this title. A conversion may be subject to a conditional use permit, or minor conditional use permit process as required by the base district use regulations contained in Table 13.14.030A.
J.
Accessory
Eating Areas Permitted. The following performance standards shall
apply to outdoor eating:
1.
The
outdoor eating area shall be arranged in such a way that it does not
create a hazard to pedestrians or encroach on a required building
exit.
2.
The
outdoor eating area cannot be located in any driveway, parking space,
landscaped area or required setback.
3.
The
outdoor eating area must be maintained so that it is not unsightly
and does not create a condition that is detrimental to the appearance
of the premises or surrounding property.
4.
Signage
may not be placed on the outdoor furniture or umbrellas which advertises
the business, service or use, or any product unless otherwise permitted
by the sign ordinance.
6.
Access
shall be provided for persons with disabilities.
K.
Emergency
shelters are permitted on North Woodside Avenue, on the following
assessor parcel numbers, subject to a nondiscretionary development
review permit pursuant to Government Code Section 65583(a)(4), 381-170-64-00,
381-170-25-00, 381-170-28-00, 381-170-54-00, 381-170-53-00, 381-170-46-00,
381-170-61-00, 381-170-62-00 or any subsequent APN for these specific
sites, subject to compliance with the following:
1.
An
emergency shelter shall not be located within 300 feet of another
shelter, pursuant to Government Code Section 65583(a)(4)(A)(v).
2.
The
agency or organization operating the shelter shall submit a facility
management plan containing facility information, including the number
of persons who can be served nightly, the size and location of onsite
waiting and intake areas, the provision of onsite management, exterior
lighting details, and onsite security during hours of operation, as
established in Government Code Section 65583(a)(4)(A).
L.
Renewable
Energy Storage Facility. A renewable energy storage facility is defined
as a structure incorporating machinery or equipment, designed to store
renewable energy. The following standards shall apply:
1.
All
equipment and all storage areas shall be located within an enclosed
building.
2.
Decorative
fences and/or walls, trees and other forms of landscaping shall be
used to minimize visibility of structures.
3.
All
structures shall incorporate architectural elements that visually
enhance surrounding development.
4.
Service
areas and parking areas shall be buffered from adjacent development
that is not of a similar nature by setbacks, landscaping, fences,
and/or walls.
(Ord. 566 § 3, 2019; Ord. 591 § 2, 2021; Ord. 599 § 2, 2022; Ord. 611 § 2, 2023; Ord. 613, 12/13/2023)
The site development criteria set forth in this section are intended to provide minimum standards for the development and use of land within the industrial districts. These site development criteria should be used in conjunction with the design guidelines which are set forth in Section 13.08.070. Use of the design guidelines in conjunction with these criteria will assist the designer in determining the best design for any given development project.
A.
General
Requirements. Table 13.14.040A sets forth the minimum lot dimensions,
height limitations and setbacks. The creation of new lots within these
zones shall conform to these minimum dimensions, except in the case
of condominium lots, in which case no minimums are established. This
exception is only applicable when the sites in question are being
developed as one integrated development and appropriate measures are
taken to insure reciprocal access, parking and maintenance.
B.
Setbacks.
Table 13.14.040B sets forth the minimum setbacks for buildings and
parking facilities, as well as the amount of the setbacks to be landscaped.
These provisions apply equally to each of the two industrial districts.
|
Table 13.14.040A
Site Dimensions and Height Limitations
| ||
|---|---|---|
|
|
Standard
| |
|
Feature
|
IL
|
IG
|
|
1. Minimum site/lot area
|
20,000 sq. ft.
|
40,000 sq. ft.
|
|
2. Minimum lot width
|
100 ft
|
150 feet
|
|
3. Height limitations
|
|
|
|
a. Within 50 feet of a residential zone
|
25 feet
|
25 feet
|
|
b. Other locations
|
40 feet1
|
40 feet1
|
|
Note:
| |
|---|---|
|
1
|
Proposals for development exceeding this height shall require
the approval of a conditional use permit.
|
|
Table 13.14.040B
Setbacks
| |||
|---|---|---|---|
|
|
Standard
| ||
|
Yard
|
Building
|
Parking
|
Landscaping
|
|
1. Street yard setback (measured from the ultimate right-of-way)
|
|
|
|
|
a. All streets
|
15 feet
|
10 feet
|
Entire front setback
|
|
2. Rear property line setback
|
|
|
|
|
a. Adjacent to residential zone
|
25 feet
|
10 feet
|
10 feet
|
|
b. Adjacent to commercial or industrial zone
|
5 feet2
|
0 feet
|
0 feet
|
|
3. Interior side property line setback:
|
|
|
|
|
a. Adjacent to residential zone
|
25 feet
|
10 feet
|
10 feet
|
|
b. Adjacent to commercial or industrial zone
|
5 feet2
|
5 feet1
|
5 feet1
|
|
Notes:
| |
|---|---|
|
1
|
Unless specifically waived by the Director.
|
|
2
|
The five-foot rear property line and interior property line
setbacks adjacent to commercial or industrial zones may be waived
by the Director on two adjacent developments that share a common wall
on the property line between the two lots if a five-foot easement
from the adjoining property owner has been acquired to ensure adequate
maintenance of the proposed building.
|
C.
Security
Fencing. Parking area may be enclosed by an ornamental iron or wrought
iron fence for security purposes, subject to the approval of a minor
development review permit by the Director and the following:
1.
Gates
must be rolling type, unless otherwise approved by the Director. The
parking lot is to remain accessible during business hours.
2.
No
barbed wire, razor wire, concertina wires or similar devices shall
be placed on the fence. An outward curving top is recommended for
ornamental iron or wrought iron fences to restrict access.
3.
On
multi-tenant buildings or developments, a single common fenced area
will be provided.
4.
The
fence height shall not exceed six feet in the front yard, exterior
side yard, or visibility clearance area and eight feet in the rear
or interior side yard setback. The fence shall be constructed of decorative
metal and shall be nonview-obscuring.
5.
Fencing
shall not obstruct vehicular or pedestrian circulation and shall not
eliminate landscaped areas or materials. All gates must be equipped
with a Knox-type security device to allow emergency vehicles access
at all times. Fencing and gates for secured parking areas shall not
adversely impact traffic circulation on surrounding streets.
6.
The
property owner shall record a deed restriction, prepared to the satisfaction
of the Director, acknowledging that the fenced areas shall not be
used for outdoor storage.
7.
All
fencing shall comply with the requirements of the Uniform Building
Code.
D.
Energy
Conservation. All new commercial and industrial buildings shall meet
or exceed California Green Building Standards Tier 2 Voluntary Measures
and shall utilize high-efficiency equipment and fixtures consistent
with the California Code of Regulations, Title 24 ("Title 24") energy
conservation standards.
1.
Cool
Roofs. All new commercial and industrial buildings shall be installed
with cool roofs and designed as required by Title 24.
2.
Photovoltaic
Solar System. New commercial and industrial buildings shall be installed
with at least 1.5 watt (W) photovoltaic system per square foot of
building area.
(Ord. 566 § 3, 2019; Ord. 591 § 2, 2021; Ord. 599 § 2, 2022)
