In addition to the general objectives of this chapter, the M Industrial Districts are included in the Zoning Ordinance to achieve the following purposes:
(A) 
General Purposes.
(1) 
To reserve appropriately located areas for mineral extraction and for industrial land uses and related activities, so as to encourage the productive utilization of the County's natural resources, efficient freight and goods movement, and industrial employment for County residents.
(2) 
To protect areas appropriate for industrial use from intrusion by dwellings and other inharmonious uses.
(3) 
To minimize the impact of industrial land uses on nearby residential, agricultural, and commercial properties by encouraging nuisance-free, nonhazardous industrial uses through the control of noise, odor, dust, dirt, smoke, vibration, heat, glare, truck and rail traffic, and other objectionable influences and from fire, explosion, noxious fumes, radiation, and other hazards associated with certain industrial uses.
(4) 
To provide locations for certain types of industrial land uses to concentrate in mutually beneficial relationships.
(5) 
To provide adequate space to meet the needs of modern industrial development, including areas for off-street parking, truck and rail loading, and landscaping.
(6) 
To minimize traffic congestion and to avoid the overloading of utilities by preventing the development of excessively intense industrial uses or the construction of buildings of excessive size in relation to available public facilities.
(7) 
To maximize efficient energy use and energy conservation in industrial districts, and to encourage the use of locally available renewable energy resources.
(B) 
Specific M-1 Light Industrial District Purposes. To provide areas for light industrial facilities such as assembly and other types of manufacturing which have no potential for major pollution, adverse visual impacts, or nuisance or hazard factors.
(C) 
Specific M-2 Heavy Industrial District Purposes. To provide areas for heavy industrial facilities such as lumber mills and major manufacturing or processing plants; to provide standards for their establishment and operation; and to ensure their compatibility with the environment, supporting public services, and adjacent land uses.
(D) 
Specific M-3 Mineral Extraction Industrial District Purposes.
(1) 
To identify the location of rock, sand, gravel, and other mineral resources within the County of Santa Cruz which are valuable to the orderly and economic development of the County and region.
(2) 
To conserve mineral resources for future use and to ensure that the recovery of these resources is not preempted by other uses of the land on which they are located, or by the introduction of noncompatible uses on other lands in the immediate vicinity.
(3) 
To give public notice of the intent to preserve and plan for the continued or ultimate use of mineral resources and proposed access thereto.
(4) 
To allow the orderly economic extraction of minerals by designating the sites of existing and potential mines and allowing for the establishment, operation, expansion, and reclamation of mineral extraction facilities and sites with minimum adverse impacts on aquifers, streams, scenic values, and surrounding land uses.
(Ord. 3432 § 1, 1983; Ord. 3501 § 12, 1984; Ord. 5423 § 13, 2022)
(A) 
Allowed Uses. The uses allowed in industrial districts shall be as provided in the Industrial Uses Chart. Certain disallowed uses that are preexisting on a parcel may be considered legal nonconforming uses. See SCCC § 13.10.260 and § 13.10.261 for regulations regarding legal nonconforming uses.
(B) 
Use Permits. A discretionary approval for an allowed use is known as a "use permit." Certain allowed uses are permitted by right and other allowed uses require a use permit as indicated in the Industrial Uses Chart. The processing procedures and findings for use permits are detailed in Chapter 18.10 SCCC, Discretionary Permit Approval Procedures. For the purposes of this chapter, a mining permit is a use permit.
(C) 
Other Discretionary Permits. Physical site development may require a site development permit pursuant to SCCC § 13.11.035, a Coastal Development Permit pursuant to SCCC § 13.20.050, or other discretionary review.
(D) 
Industrial Uses Chart. Allowed uses and permit requirements for industrial zone districts are identified in the following chart. Uses that are not specifically identified in the chart but are determined by the Planning Director to be of the same general character as an identified use, may be permitted subject to the same permit requirements as the identified use.
KEY:
P
Permitted by right: Use is allowed without a use permit.
ZC
Zoning Clearance: Ministerial review for conformance with Zoning Ordinance, no use permit required.
MUP
Minor Use Permit: Discretionary permit, no public notice.
AUP
Administrative Use Permit: Discretionary permit with public notice.
CUP
Conditional Use Permit: Discretionary permit with public notice and a public hearing. Hearing is before the Zoning Administrator except where the Planning Commission (PC) is specified.
A
Use must be ancillary or complementary to another allowed use. A primary allowed use must first be in place or must be proposed concurrently on a site to allow an ancillary or complementary use.
NA
Use not allowed in this zone district.
Table 13.10.342-1: Industrial Uses Chart
Use
Permit Required by Zone1
References and Notes
M-1
M-2
M-3
Agricultural Uses
Agricultural service establishment
AUP
CUP
NA
13.10.700-A
Mushroom growing in structures
AUP
CUP
NA
13.10.634
Automobile Fuel and Service Stations
Automobile fuel/service stations
CUP
CUP
NA
Car washes allowed
Electrical vehicle charging station
P
P
P
Commercial Cannabis Cultivation, Manufacturing, and Distribution
All uses subject to SCCC § 13.10.650 (non-retail commercial cannabis) and with a license pursuant to Chapter 7.128 SCCC.
Indoor cultivation: existing legal structure
MUPRG,N
MUPN
MUPN
RG: ZC for cultivation in existing non-greenhouse structures in the Rodeo Gulch overlay.
N: AUP if adjacent parcel is developed with a residential structure in the PR, A, TP, SU, or any residential zone district.
Indoor cultivation: new structure
New structures not permitted in the coastal zone and 1-mile buffer.
<2,000 sf
AUP
CUP
CUP
2,000—20,000 sf
CUP
CUP
CUP
>20,000 sf
CUP-PC
CUP-PC
CUP-PC
Water tank
MUPA
MUPA
MUPA
Accessory to cannabis cultivation.
Outdoor cultivation (including hoop houses)
NA
NA
CUP*
*: Outdoor cultivation permitted only in conjunction with adoption or amendment of a reclamation plan.
Manufacturing, Class 1 or 2: existing legal structure
AUPRG
AUP
AUP
RG: ZC for manufacturing in existing legal structures in the Rodeo Gulch overlay.
Manufacturing, Class 3: existing legal structure
Outside coastal zone + 1-mile buffer
AUP
CUP
MUP
Inside coastal zone + 1-mile buffer
<2,000 sf
AUP
CUP
AUP
2,000—20,000 sf
CUP
CUP
AUP
>20,000 sf
CUP-PC
CUP-PC
CUP
Manufacturing, Class 1, 2 or 3: new structure
New structures not permitted in the coastal zone and 1-mile buffer.
<2,000 sf
AUP
AUP
MUP
2,000—20,000 sf
CUP
CUP
MUP
>20,000 sf
CUP-PC
CUP-PC
MUP
Distribution, Class 1: existing legal structure
ZC
ZC
ZC
Distribution, Class 2: existing legal structure
ZC
ZC
ZC
Distribution, Class 1 or 2: new structure
New structures not permitted in the coastal zone and 1-mile buffer.
<2,000 sf
AUP
AUP
AUP
2,000—20,000 sf
CUP
CUP
CUP
>20,000 sf
CUP-PC
CUP-PC
CUP-PC
Distribution, transport only
P
P
P
Commercial Uses
Offices or retail sales incidental to an allowed use
AUPA
AUPA
AUPA
Retail—Recreational sales and rentals (bikes, surf gear, etc.)
MUP
NA
NA
Sales and Services—Requiring large sites, truck traffic, vehicle storage (not otherwise listed in the industrial uses chart)
See C-4 Use Chart
See C-4 Use Chart
NA
See SCCC § 13.10.332 for C-4 use chart.
Industry, Light
Assembly, including compounding, packaging, or processing of medical appliances, small electric appliances, ceramic products, small scale consumer goods (not including large appliances or durable goods), cosmetics and soaps (not including rendering of fats or oils), electrical equipment, supplies, or components, scientific, medical, or drafting instruments
AUP
CUP
NA
Food processing and packaging, foods and food products, manufacturing, including bottling works, breweries, distilleries and wineries, cold storage, dairy products, plants, canning and packing, or including fruits and vegetables
CUP
AUP
NA
Hand-made product fabrication and sale (glass blowing, metal working, pottery kilns, textiles, etc.)
AUP
CUP
CUP
Includes industrial art studios and cooperative "maker" spaces.
Machine shops (involving the use of drop hammers, automatic screw machines, or punch presses with a rated capacity of over 20 tons)
CUP
AUP
NA
Manufacture of low-impact materials such as ice, mattresses, musical instruments, optical goods, dental products, electric and neon signs
AUP
CUP
NA
Manufacturing and processing fabrication and assembly of the following products provided that no environmental hazard is created: products of cement, nonhazardous chemicals, clay, graphite, leather, metal, paper, rubber, stone, wood
CUP
AUP
NA
Products include but are not limited to aircraft, automobiles, building materials, candles, carpets, animal feed, glass, machinery, metal alloys, motors and generators, large appliances, textiles, cutlery, hardware, and hand tools; die and pattern making; and extrusion of small products such as jewelry.
Manufacturing involving chemicals, such as drugs and pharmaceuticals, photographic developing and printing plants, textile bleaching and dyeing, semiconductors or other electronic components involving hazardous substances
CUP
AUP
NA
Metal casting, painting, sandblasting, finishing, and plating
CUP
AUP
NA
Metal welding shops
CUP
AUP
NA
Research and development laboratory—Dry
MUP
MUP
NA
13.10.700-L
Research and development laboratory—Wet
AUP
AUP
NA
13.10.700-L
Sheet metal products, light, including heating and ventilating ducts, cornices, and eaves
AUP
CUP
NA
Warehouses (except for the storage of flammable liquids), storage and baling of metal, paper, or rags within an enclosed structure
AUP
MUP
MUP
Woodworking, such as cabinet-making shops, furniture manufacture, sash and door manufacturing, including only incidental mill work, operated within a completely enclosed structure
CUP
AUP
NA
Industry, Heavy
Foundries, metal smelting, reduction refining, alloying, rolling, drop forges
CUP
CUP
NA
Incinerators
CUP
CUP
NA
Industrial operations involving hazardous chemicals (including manufacturing of hazardous chemical products, asphalt, cement, fertilizer, fish products, paint products, paper, plaster, soap, etc.)
CUP
CUP
NA
Recycling of petroleum-based products
CUP
CUP
NA
Storage of potentially hazardous materials (explosives, fireworks, flammable liquids, gas, junk yards, manure, petroleum products, slag piles, rawhides, used building materials)
CUP
CUP
NA
Wood processing (planing mills, sawmills, and treatment plants, wood pulp reduction and distillation)
CUP
CUP
NA
Infrastructure and Utilities
Energy cogeneration
MUP
MUP
MUP
13.10.700-C
Transit station
CUP
CUP
CUP
Includes repair or servicing of transit vehicles.
Freight service only (no commuter or recreational transit stations) in M-2 or M-3.
Utility facility
CUP
CUP
CUP
Includes private and public utilities, energy facilities, microgrids, and cogeneration.
13.10.700-C, 13.10.700-E, 13.10.700-M
Wireless communications facilities
P/CUP
P/CUP
P/CUP
Subject to SCCC § 13.10.660 through § 13.10.664, inclusive
Mining Uses (SCCC Chapter 16.54)
Mining, quarrying, and commercial extraction of rock, sand, gravel, earth, clay and similar materials, and the storage, stockpiling, processing, distribution, and sale thereof; including the installation and operation of facilities and apparatus to process, store, and ship rock, sand, gravel, and other mineral products; shops and garages for the repair and maintenance of equipment and storage warehouses as are necessary to conduct the uses permitted
NA
NA
MP
Mine reclamation or reuse, such as backfilling with inert materials, or other productive non-residential reuse including agricultural uses subject to the regulations of the A District, timber harvesting, light or heavy industry, etc.
NA
NA
MP
Concrete batching plants; Manufacture of cement
NA
NA
MPA
Industrial uses related to processing or fabrication of a finished product from quarried or mined materials, where associated with the principal use of the property for quarry purposes, located on the same site, and included in the provisions of a mining permit.
Manufacture of concrete products and pressed structural units in conjunction and concurrent with excavation on the site
NA
NA
MPA
Mixing plants for asphaltic concrete
NA
NA
MPA
Other similar uses relating to the extraction or processing of rock, sand, gravel, or minerals
NA
NA
MPA
Mine-related concurrent uses, such as: sanitary landfills; septage disposal; retail sales of mine-related products; offices; public utility facilities; fire protection facilities
NA
NA
MPA
Mine site interim uses, such as agricultural uses subject to the regulations of the A District or timber harvesting
Allowed at approval levels required by SCCC § 13.10.312.
Housing and Accessory Uses
Manager's unit
AUPA
AUPA
AUPA
Limit of one, ancillary to industrial use. On-site manager must be under a contract describing compensation and duties. No other live/work use allowed.
Family day care home
PA
PA
PA
Serving up to 14 children. Must be associated with existing nonconforming dwelling unit.
13.10.700-D; 13.10.613
1. Table indicates use permits only. Other discretionary permits may be required.
(E) 
Use Conditions.
(1) 
Hours of Operation. No business or service establishment shall be open between the hours of 10:00 p.m. and 6:00 a.m. except pursuant to a CUP. Within 150 feet of any residentially zoned property, no non-emergency outdoor activity, including loading, sweeping, landscaping, or maintenance, shall occur between the hours of 10:00 p.m. and 6:00 a.m. except pursuant to a CUP, and no business or service shall be open between the hours of 8:00 p.m. to 10:00 p.m. or between the hours of 6:00 a.m. and 8:00 a.m., except pursuant to an MUP.
(2) 
Outdoor Storage. Outdoor storage is allowed subject to an MUP; provided, that the storage area is adequately screened from view from adjacent parcels.
(3) 
Signage. Signage may be required or allowed per SCCC § 13.10.581, subject to an MSP per SCCC § 13.11.037.
(4) 
Temporary/seasonal use, including temporary outdoor seating: allowed pursuant to a temporary use permit (TUP), subject to SCCC § 13.10.616.
(5) 
Additional conditions for specific uses are found in other code sections as referenced in the Industrial Uses Chart.
(Ord. 3432 § 1, 1983; Ord. 3593 § 9, 1984; Ord. 3767 § 2, 1986; Ord. 4525 § 7, 1998; Ord. 4577 §§ 5, 6, 1999; Ord. 4715 § 5, 2003; Ord. 4744 § 5, 2003; Ord. 4770 § 5, 2004; Ord. 4808 § 18, 2005; Ord. 4836 § 86, 2006; Ord. 4873 § 3, 2007; Ord. 4921 §§ 9, 10, 2008; Ord. 5119 §§ 23, 24, 2012; Ord. 5272 § 5, 2018; Ord. 5302 § 3, 2019; Ord. 5334 § 5, 2020; Ord. 5336 § 5, 2020; Ord. 5346 § 1, 2020; Ord. 5366 § 1, 2021; Ord. 5402 § 4, 2022; Ord. 5423 § 13, 2022; Ord. 5439 § 4, 2023)
(A) 
Site Development Permit. A discretionary permit for physical site development such as an addition, exterior remodel, or new construction associated with an allowed use is known as a "site development permit." SCCC § 13.11.035 identifies the types of site development projects which require a site development permit. The processing procedures and findings for site development permits are detailed in Chapter 18.10 SCCC, Discretionary Permit Approval Procedures.
(1) 
Design review is required for some site development permits pursuant to SCCC § 13.11.040 through § 13.11.080.
(2) 
Modification of a site or structure with a valid site development permit may be processed as an amendment to the existing site development permit in accordance with SCCC § 18.10.134. For modifications to a legal nonconforming structure, or modifications to a structure accommodating a legal nonconforming use, see SCCC § 13.10.260, et seq.
(B) 
Site and Structural Dimensions Chart. The following development standards shall apply within all industrial zone districts, except as noted elsewhere in this section and in the general exceptions as noted in SCCC § 13.10.510, et seq.
Table 13.10.343-1: Industrial Site and Structural Dimensions Chart
Development Standards
Standards by Zone
M-1
M-2
M-3
Parcel Size and Shape (new parcels)
Minimum gross site area per parcel (square feet)
10,0002
1 acre
Minimum economic unit for mineral extraction
Minimum parcel frontage
60
60
60
Building Massing
Maximum building height
3 stories (40 feet)
3 stories (40 feet)
3 stories (40 feet)
Maximum floor area ratio (FAR)
1.0
1.0
1.0
Building Setback Distance from Property line1,2,3
Front yard setback (feet)
15
25
204
Side yard setback (feet)
10
20
204
Rear yard setback (feet)
10
20
204
Side or rear yard setback, abutting a street (feet)
15
25
254
1. Special setbacks apply for certain parcel locations, per subsection (C) of this section, and exceptions to site development standards may be considered per subsection (D) of this section.
2. Sidewalks and other amenities for pedestrians, bicyclists, and transit riders are required based on street typology and roadway classification. Space for these amenities may lead to larger front and street side setback requirements. See SCCC § 15.10.050 and County Design Criteria.
3. See SCCC § 13.16.093, Sight distance, for areas in which no structure, fence, or retaining wall shall exceed three feet in height. In some cases sight distance requirements may require a structure to be set back farther than the zone district requirements.
4. Except when pursuant to a mining permit.
(C) 
Setbacks in Sensitive Locations.
(1) 
Parcels Abutting Residential or Non-Commercial Agricultural Zone Districts.
(a) 
The minimum front yards are as follows:
District:
M-1
M-2
M-3
Feet:
30
50
50, except as pursuant to a mining permit
(b) 
The minimum side and rear yards are as follows:
District:
M-1
M-2
M-3
Feet:
50
100
100, except as pursuant to a mining permit
(2) 
Fire Safe Setbacks in State Responsibility Areas. Greater setbacks may apply for parcels in State Responsibility Areas (SRAs). See the County GIS system to determine if a parcel is in a SRA, and the State Fire Code and Title 14, Chapter 7, Section 1270.00, et seq. of the California Code of Regulations for State SRA Fire Safe Regulations.
(D) 
Exceptions to Development Standards. Applicants may apply to exceed development standards with a minor exception (SCCC § 13.10.235), variance (SCCC § 13.10.230), or planned unit development (SCCC § 18.30.183).
(Ord. 3432 § 1, 1983; Ord. 3501 § 13, 1984; Ord. 4314 § 4, 1994; Ord. 4496-C § 24, 1998; Ord. 5423 § 13, 2022)
(A) 
M-1 and M-2 Districts—Required Conditions.
(1) 
Air Pollution. In an M-1 or M-2 District no use shall be permitted which emits any air pollution beyond the boundaries of the site which is detectable by the human senses without the aid of instruments. The provisions of this section relating to air pollution shall not apply to any use maintained in compliance with the conditions of a use permit issued after January 1, 1964, and prior to May 18, 1965.
(2) 
Smoke. In an M-1 District no use shall be permitted which emits smoke. In an M-2 District no use shall emit visible gray smoke of a shade equal to or darker than No. 2 on a standard Ringelmann Chart issued by the United States Bureau of Mines or smoke of an equivalent opacity, except that smoke of a shade equal to No. 3 on a Ringelmann Chart, or smoke of an equivalent opacity, may be emitted for four minutes in any 30-minute period. The provisions of this section relating to smoke shall not apply to any use maintained in compliance with the conditions of a use permit issued after January 1, 1964, and prior to May 18, 1965.
(3) 
Solid and Liquid Wastes. No solid or liquid wastes shall be discharged into a public or private sewerage system except in compliance with the regulations prescribed by the Board of Supervisors or by the governing boards of other governmental agencies or in compliance with the regulations of the owner of the system.
(4) 
Odor. In an M-1 District no use except a temporary construction operation shall be permitted which creates odor beyond the boundaries of the site which is detectable by the human senses without the aid of instruments. In an M-2 District no use except a temporary construction operation or a seasonal fruit or vegetable dehydrating or processing plant shall be permitted which creates odor beyond the boundaries of the site which is found by the Planning Commission to be offensive or which is detectable beyond the boundaries of the M-2 District without the aid of instruments.
(5) 
Noise. In an M-1 or M-2 District no use except a temporary construction operation shall be permitted which creates noise which is found by the Planning Commission not to conform to the noise parameters established by the Santa Cruz County General Plan beyond the boundaries of the M-1 or M-2 District at standard atmospheric pressure.
(6) 
Vibration, Heat and Cold, Glare, Electrical Disturbance. No use except a temporary construction operation shall be permitted which creates vibration, changes in temperature, direct or sky-reflected glare, or electrical disturbance which is detectable by the human senses without the aid of instruments beyond the boundaries of the site in an M-1 District or beyond the boundaries of the district in an M-2 District.
(7) 
Nonconformance With Provisions of This Subsection (A). Any use listed in the industrial uses chart which is located in an M-1 District which is found by the Planning Commission not to comply with the requirements of subsections (A)(1) through (A)(6) of this section shall constitute a nonconforming use. The Planning Commission's determination that such use is nonconforming shall be made after public hearing is held more than 15 days after written notice to the user.
(8) 
Actions Necessary to Make a Nonconforming Use Conform. In order for a nonconforming use to be made conforming, a use permit processed at the appropriate level as indicated in the use chart shall be obtained. Application for the use permit must be made within three months of the date the Planning Commission determines the use to be nonconforming. If an application for a use permit has not been filed within the three-month period, the nonconforming use shall thereafter be subject to the abatement proceedings set forth in Chapter 1.14 SCCC; provided, that no additional public hearing shall be required by the Planning Commission prior to making its recommendation to the Board of Supervisors.
(B) 
Special Findings for High Impact Uses in the M-1 District. Any uses listed as allowed in the M-2 District may be allowed as discretionary uses in the M-1 District; provided, that the approving body makes the following findings in addition to the findings required for a use permit pursuant to Chapter 18.10 SCCC:
(1) 
That consideration of all the determinable characteristics of the use which is the subject of the application indicates that the use has the same essential characteristics as the permitted uses in an M-1 District with respect to method of operation, type of process, materials, equipment, structures, storage, and appearance;
(2) 
That the use will not create significantly more vehicular or rail traffic than the volumes normally created by the permitted uses in an M-1 District; and
(3) 
That the use will not generate odor, fumes, dust, smoke, particles, dirt, refuse, water-carried wastes, noise, vibration, glare, heat, or any other objectionable factor beyond the boundaries of the site, or be unsightly or create a hazard of fire or explosion.
(C) 
M-3 Districts—Required Findings for Uses Other Than Mineral Extraction. In addition to findings required for a development permit, the approving body shall find that the proposed use is located, or will be conducted in a manner, so as to not preempt the ultimate extraction or use of any rock, sand, gravel, or mineral resource. Special use requirements and standards for mining and related uses in the M-3 Zone District are found in Chapter 16.54 SCCC, Mining Regulations.
(D) 
Prohibitions. The following uses and activities are prohibited in industrial districts:
(1) 
Asbestos. In an M-1, M-2, or M-3 District, no use shall be permitted which produces or uses asbestos in any manufacturing process.
(Formerly 13.10.345; Ord. 3432 § 1, 1983; Ord. 3479 § 1, 1983; Ord. 4496-C §§ 25, 26, 1998; Ord. 4836 §§ 87–89, 2006; Ord. 5423 § 13, 2022)
(A) 
All regulations of the local fire department or County Fire Marshal shall be met to ensure adequate road access and water availability for fire protection.
(B) 
All requirements of the local sanitation district and water district shall be met. Letters indicating adequate sewer and water service to the project shall be submitted with the project application.
(C) 
All improvement requirements and impact fees for community facilities shall be met where required by district or ordinance regulations (SCCC Title 15).
(D) 
The recommendations of the Santa Cruz Metropolitan Transit District should be met to ensure the provision of adequate transit facilities. For industrial projects of 6,000 square feet or larger, a letter indicating the Transit District's recommendation shall be submitted with the project applications.
(Formerly 13.10.344; Ord. 4263 § 3, 1993; Ord. 4346 § 22, 1994; Ord. 5423 § 13, 2022)
Other use and development standards applicable to industrial districts include but are not limited to the following provisions of the SCCC:
Table 13.10.346-1: Other Use and Development Standards Applicable to Industrial Districts
Topic
SCCC Section
Nonconforming uses and structures
13.10.260, et seq.
General site standards
13.10.500—13.10.600
Use of nondevelopable land
13.10.671
Use of urban open space land
13.10.672
Design review and site development
13.11
Parking and circulation
13.16
Coastal Zone regulations
13.20
Roadway and roadside improvements
15.10
Environmental and resource protection restrictions
Title 16
(Ord. 5423 § 13, 2022)