A. 
In addition to the general purposes listed in Chapter 17.04 BMC, the specific purposes of industrial district regulations are to:
1. 
Provide appropriately located areas consistent with the general plan for a broad range of manufacturing and service commercial uses;
2. 
Strengthen the city's economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;
3. 
Provide a suitable environment for various types of industrial uses, and protect them from the adverse impacts of inharmonious uses;
4. 
Reserve areas for port terminals and water-related industry;
5. 
Encourage technologically oriented industrial uses including biotechnology, information technology, "green" technology, clean technology, nanotechnology and laboratory uses; except vivarium, which is prohibited. Vivarium is a facility that engages in the keeping and/or raising of living animals for the purpose of observation, testing, or research;
6. 
Ensure that the appearance and effects of industrial uses are compatible with the character of the area in which they are located;
7. 
Minimize the impact of industrial uses on adjacent residential districts;
8. 
Ensure the provision of adequate off-street parking and loading facilities.
B. 
The additional purposes of each I district are as follows:
1. 
IL Limited Industrial District. To protect areas appropriate for business and commercial services and light manufacturing from adverse effects of retail uses or of general industrial uses by preventing conversion of prime sites to general office use;
2. 
IG General Industrial District. To provide sites for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for location in Benicia; and to protect Benicia's general industrial areas, to the extent feasible, from disruption and competition for space from unrelated retail and commercial uses that could more appropriately be located elsewhere in the city. Performance standards will minimize potential environmental impacts;
3. 
IW Water-Related Industrial District. To protect sites for port-priority uses and to provide opportunities for water-related industry and marine services supporting the Port of Benicia. Performance standards will minimize potentially adverse environmental impacts;
4. 
IP Industrial Park District. To provide sites in landscaped settings for industrial office centers, research and development facilities, limited industrial activities (including production and assembly, but no raw materials processing or bulk handling), and small-scale warehousing distribution.
(Ord. 87-4 N.S., 1987; Ord. 01-6 N.S., 2001; Ord. 13-15 § 5)
In the following schedule, the letter "P" designates use classifications permitted in industrial districts. The letter "L" designates use classifications subject to certain limitations described by the "Additional Use Regulations" which follow. The letter "U" designates use classifications permitted on approval of a use permit. The letters "P/U" designate use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use. Letters in parentheses in the "Additional Regulations" column refer to the "Additional Use Regulations" following the schedule. Where letters in parentheses are opposite a use classification heading, referenced regulations shall apply to all use classifications under the heading.
IL, IG, IW, and IP Districts: Land Use Regulations
P – Permitted
U – Use Permit
L – Limited (See "Additional Use Regulations")
– – Not Permitted
IL
IG
IW
IP
Additional Regulations
Residential
Work/Live Quarters
U
–
–
–
L-1
Public and Semipublic
Adult Day Health Care
U
U
–
U
L-1, L-2
Clubs and Lodges
P
P
–
P
L-1, L-3
Cultural Institutions
U
U
–
U
L-1
Day Care, General
U
U
–
U
L-1, L-2
Government Offices
U
U
U
U
L-1
Heliports
U
U
U
U
L-1, L-4
Maintenance and Service Facilities
P
P
P
–
L-1
Public Safety Facilities
P
P
P
P
L-5
Religious Assembly
U
U
–
U
L-1, L-6
Utilities, Major
U
U
U
U
L-1
Waste Facility
–
U
–
–
L-1
Utilities, Minor
P
P
P
P
L-1
Commercial Uses
Adult Business
P
P
–
P
(A)
Ambulance Services
P
P
–
P
Animal Sales and Services
Animal Boarding
P
–
–
–
L-5
Animal Hospitals
P
P
–
–
L-5
Artists' Studios
P
–
–
P
L-5
Banks and Savings and Loans
P
P
–
P
L-7
Building Materials and Services
P
P
P
P
L-5, L-8
Cannabis Retail Operation
–
–
–
–
(B)
Catering Services
P
P
–
P
Commercial Filming
P
P
P
P
L-5
Commercial Recreation and Entertainment, Indoor
–
U
–
–
L-9
Communication Facilities
P
P
P
P
Eating and Drinking Establishments
P
P
P
P
L-10
Mobile Food Vending
P
P
P
P
(C)
With Wine and Beer Service
P
P
P
P
L-10
With Full Alcoholic Beverage Service
P
P
P
P
L-10, L-11
Food and Beverage Sales
P
P
–
P
L-12, L-13
Funeral and Interment Services
P
–
–
–
L-14
Health/Fitness Facility
P
u
–
–
L-15
Horticulture, Limited
P
P
–
–
Laboratories
P
P
–
P
Maintenance and Repair Services
P
P
P
P
L-8
Marine Sales and Services
–
–
P
–
Nurseries
P
P
–
U
Offices, Business and Professional
–
–
–
P
L-16
Personal Improvement Services
P
P
–
P
L-17
Personal Services
P
P
–
P
L-18
Research and Development Services
P
P
P
P
L-8
Vehicle/Equipment Sales and Services
Automobile Washing
U
P
–
–
L-19, (D)
Service Stations
U
U
U
U
L-8, L-20
Vehicle/Equipment Repair
P
P
–
–
L-21
Vehicle/Equipment Sales and Rentals
U
P
–
–
L-22
Vehicle Storage
U
U
U
–
L-8
Warehousing and Storage, Limited
P
P
P
U
L-8
Industrial
Industry, Custom
P
P
P
P
L-8
Industry, General
–
P
P
U
L-8, L-23
Industry, Limited
P
P
P
P
L-8
Small-Scale
P
P
P
P
L-8
Industry, Research and Development
P
P
P
P
L-8
Industry, Technology
P
P
P
P
L-8
Port Terminals
–
–
P
–
Wholesaling, Distribution and Storage
Wholesaling and Distribution
P
P
P
U
L-8
Warehousing and Transportation
P
P
P
U
L-8
Trucking Terminal/Freight Transfer Station
U
U
P
–
L-8
Package Distribution
P
P
P
U
L-8
Agricultural and Extractive Uses
Mining and Processing
–
U
–
–
L-1
Accessory Uses
P/U
P/U
P/U
P/U
L-1, (E)
Temporary Uses
Animal Shows
U
U
–
–
L-1
Christmas Tree Sales
P
P
–
–
L-1
Circuses and Carnivals
–
U
–
–
L-1
Retail Sales – Outdoor
U
U
U
–
L-1
Swap Meets – Nonrecurring
U
U
–
–
L-1
Trade Fairs
U
U
U
U
L-1
Nonconforming
–
–
–
–
(F)
Other Uses
Cannabis Cultivation Operation
U
U
U
U
(B)
Cannabis Delivery-Only Operation
U
U
U
U
(B)
Cannabis Distribution
U
U
U
U
(B)
Cannabis Manufacturing Operation
U
U
U
U
(B)
Cannabis Microbusiness
U
U
U
U
(B)
Cannabis Testing Laboratory
U
U
U
U
(B)
IL, IG, IW, and IP Districts: Additional Use Regulations
L-1 Evaluate a nonindustrial or noncommercial project against the following criteria when considering findings for use permits or variances:
1. Will the project create substantial conflicts with existing industrial and commercial traffic?
2. Will the project be subject to excessive glare, noise or vibration from adjacent industrial/commercial uses? (Refer to general plan for noise criteria)
3. Will the project be exposed to hazardous materials or risks that would create health and safety hazards for persons occupying or visiting the project?
4. Will the project be located on an arterial street, or located in an area which would bring nonindustrial traffic onto local streets?
L-2 Limited to facilities accessory to manufacturing, wholesaling, or distribution, and not exceeding 25 percent of the floor area occupied by the principal use.
L-3 Only trade union halls, including their accompanying business offices, are permitted.
L-4 Allowed with a use permit and heliport permit from the California Department of Transportation, Division of Aeronautics if located 1,000 or more feet from a residential district.
L-5 Development services director use permit required if the following conditions exist:
1. The proposed use is not located in an existing structure which is entirely enclosed, and no outside facilities are proposed;
2. For animal hospitals, or where boarding or overnight care facilities are proposed, the use is not located in a soundproofed and air-conditioned facility.
L-6 No day care facilities or schools shall be permitted as part of a religious assembly facility.
L-7 Only automatic teller machines allowed.
L-8 In IW district, only water-related uses allowed.
L-9 Only indoor sports training and practice, archery and shooting galleries in a standalone, single-tenant facility on parcels fronting along Bayshore Road or along East Second Street between Stone Road and Wanger Street.
L-10 Permitted as a secondary use in a building occupying no more than 2,500 square feet of the building area. A development services director use permit is required for secondary uses occupying building areas greater than 2,500 square feet but not more than 5,000 square feet, or where the use is the primary use of a building. Not permitted for uses larger than 5,000 square feet.
L-11 Full Alcoholic Beverage Service is permitted only as part of an eating establishment. Drinking establishments are not permitted.
L-12 Permitted up to 1,000 square feet in IL and IG districts. Use permit required for establishments occupying more than 1,000 square feet in IL and IG districts.
L-13 In IP district, only delicatessens and food stores occupying fewer than 1,000 square feet are permitted.
L-14 Only crematories, columbariums, and mausoleums allowed.
L-15 Health/fitness facility shall not occupy more than 5,500 square feet of floor area. In the General Industrial District, health/fitness facilities are conditionally permitted only on parcels fronting along East Second Street between Industrial Way and Stone Road.
L-16 Medical/dental offices, insurance brokerage offices, and real estate brokerage offices not permitted.
L-17 Only business and trade schools permitted.
L-18 Only beauty shops and barbershops permitted.
L-19 Only truck tractor and trailer washing permitted.
L-20 Only stations offering controlled services to individual uses within an industrial area are allowed, subject to a use permit.
L-21 Only truck and equipment repair primarily serving industrial activities are permitted by right; a development services director use permit may be granted for automobile repair and for repair services that cater to the general public if the following conditions exist:
1. The proposed use is not located in an existing structure on a major arterial or on a street which connects to a major arterial, and is readily accessible to residential and commercial areas;
2. No outdoor repair or maintenance activities are proposed in conjunction with the use;
3. No outdoor storage of vehicles or equipment will take place during nonbusiness hours;
4. The applicant can demonstrate that the proposed site will meet zoning ordinance parking requirements.
L-22 New or used automobile, truck or motorcycle retail sales shall be permitted only as an accessory to wholesale operations.
L-23 In IG district, general industrial uses are permitted by right except that a use permit is required for oil and gas refining.
(A) An adult business offering live entertainment shall be subject to the requirements of Chapters 5.44 and 17.102 BMC.
(B) See Chapter 9.60 BMC, Cannabis Public Safety License, and Chapter 17.84 BMC, Cannabis.
(C) See BMC § 17.70.380, Mobile food vendors.
(D) See BMC § 17.70.110, Service stations, vehicle/equipment repair, and automobile washing.
(E) Maximum: One dwelling unit per site as caretaker's housing.
(F) See Chapter 17.98 BMC, Nonconforming Uses and Structures.
(Ord. 87-4 N.S., 1987; Ord. 90-5 N.S. § 5, 1990; Ord. 92-9 N.S. § 17, 1992; Ord. 92-15 § 9, 1992; Ord. 92-18 § 8, 1992; Ord. 93-3 N.S. § 5, 1993; Ord. 93-11 N.S. § 8, 1993; Ord. 94-8 N.S.; Ord. 01-6 N.S., 2001; Ord. 05-05 § 1; Ord. 09-01 § 6; Ord. 11-02 § 6; Ord. 11-04 § 6; Ord. 13-15 § 6; Ord. 14-06 § 3; Ord. 15-02 § 5; Ord. 16-01 § 10; Ord. 18-05 §§ 24 – 26; Ord. 19-11 § 1; Ord. 25-09 §§ 4, 16)
The following schedule prescribes development regulations for the IL, IG, IW and IP districts. The first four columns prescribe basic requirements for permitted and conditional uses. Letters in parentheses in the "Additional Regulations" column refer to the "Additional Development Regulations" following the schedule.
IL, IG, IW and IP Districts: Development Regulations
Use Classifications
IL
IG
IW
IP
Additional Regulations
Minimum Lot Area (sq. ft.)
20,000
20,000
40,000
20,000
(A)(B)
Minimum Lot Width (ft.)
100
100
100
100
(A)
Minimum Yards:
Front (ft.)
See Note N
25
(C)
Side (ft.)
–
–
–
10
(C)(D)
Corner Side (ft.)
10
10
5
25
(C)
Rear (ft.)
–
–
–
10
(C)(D)
Maximum Height of Structures
50
–
–
50
(E)(F)
Maximum Lot Coverage
50%
75%
75%
50%
Maximum FAR
0.8
1.0
1.0
0.6
Minimum Site Landscaping
10%
10%
5%
15%
(G)(H)
Fences and Walls
–
–
–
–
(I)(J)
Off-Street Parking and Loading
–
–
–
–
(K)(L)
Signs
See Chapter 17.78 BMC
Outdoor Facilities
See BMC § 17.70.200
(M)
Screening of Mechanical Equipment
See BMC § 17.70.210
(M)
Refuse Storage Areas
See BMC § 17.70.220
Underground Utilities
See BMC § 17.70.230
Performance Standards
See BMC § 17.70.240
IL, IG, IW and IP Districts – Additional Development Regulations
(A) See BMC § 17.70.130, Development on substandard lots.
(B) See BMC § 17.70.140, Development on lots divided by district boundaries.
(C) See BMC § 17.70.150, Building projections into yards and courts. Double-frontage lots shall provide front yards on each frontage.
(D) A 10-foot interior side or rear yard shall adjoin an R district, and structures shall not intercept a 45-degree daylight plane inclined inward from a height of 12 feet above existing grade at the R district property line.
(E) See BMC § 17.70.170, Measurement of height.
(F) One foot of additional height allowed for each additional foot the building is set back from each property line beyond the minimum yard requirement may be allowed, up to a maximum height of 75 feet; see also BMC § 17.70.180, Exceptions to height limits.
(G) Planting Areas.
(1) IL District. Required yards shall be planting areas except for necessary drives and walks.
(2) IG District. Required yards shall be planting areas, except for necessary drives and walks, or may be enclosed by a solid fence or wall at least three feet in height, subject to the discretion of the development services director.
(3) Exceptions. In calculating the minimum percent of the site area to be landscaped, creeks and adjacent riparian vegetation and slopes to be retained in their natural state shall qualify as planting areas.
(H) See BMC § 17.70.190, Landscaping, irrigation and hydroseeding.
(I) A six-foot solid masonry or concrete wall shall adjoin the property line of the site of a new nonresidential use abutting the site of an existing ground-floor residential use. However, no wall shall be required where the portion of the site within 10 feet of the property line is occupied by a planting area or by a building having no openings except openings opposite a street property line. A wall within 15 feet of a street property line shall not exceed three feet in height.
(J) The maximum height of a fence or wall shall be 12 feet, except adjacent to an R or C district, where it shall be eight feet.
(K) See BMC § 17.28.030(O).
(L) See Chapter 17.74 BMC, Off-Street Parking and Loading Regulations.
(M) See BMC § 17.70.250: Satellite antennas and microwave equipment.
(N) The required minimum front yards in the IG, IL, and IW zones shall be as follows:
Building Height Above Curb
Required Setback
Less than 18 feet
15 feet
18 feet to 24 feet
20 feet
Greater than 24 feet
25 feet
(Ord. 87-4 N.S., 1987; Ord. 92-9 N.S. § 8, 1992; Ord. 25-09 § 4)