This chapter provides regulations applicable to development and new land uses in the industrial zoning districts established by Section 17.02.030 (Districts Established and Designated). The purposes of the individual industrial/manufacturing zoning districts are as follows:

A.

M1 (Light Industrial) District. The Light Industrial (M1) Zoning District provides for low-intensity research and development, warehousing, and manufacturing activities, including production, processing, assembly, packaging, or treatment of products from previously processed material or finished products from previously prepared materials. Outdoor activities are limited to accessory storage and loading areas. Heavy industrial uses may be allowed in the M1 Zoning District with a conditional use permit. The M1 Zoning District is consistent with the Industrial (I) land use category of the General Plan.

B.

IBP (Industrial Business Park) District. The Industrial Business Park (IBP) Zoning District provides for manufacturing, light industrial and office uses generally characterized by well-designed, master-planned developments with high standards of architecture, landscaping and an option for outdoor fitness for employees. Appropriate uses will generally have limited needs for outdoor storage and other outdoor activities. The IBP Zoning District is consistent with the Industrial (I) land use category of the General Plan.

(Ord. 1038, § 2, 2008)

The following table identifies the uses of land allowed by this Zoning Ordinance in each industrial zone, and the land use permit required to establish each use, in compliance with this chapter. Commercial uses allowed in the General Commercial and North Gateway Zoning Districts may be allowed with a Conditional Use Permit in the industrial zoning districts.

Site and Architectural Review shall be required for construction of new buildings, and master sign programs in the industrial zoning districts unless a Master Architectural, Landscaping, Lighting and Sign program has been approved by the Planning Commission for the property within the last three years and the Development Services Director determines that the submittal substantially conforms to the approved program. Site and Architectural Review shall also be required for major façade improvements to portions of existing buildings that face streets or public use areas including alteration of roof lines or the location of doors or windows. Administrative Permit Review (APR) is required for uses that involve outdoor sales activities such as auto sales and nursery products or changes to the façade of a building that does face a public street or road. APR is also required for the addition or removal of up to two doors or windows where the Director determines that the alteration is harmonious with the defining architectural characteristics of the building in relation to materials, scale, size and color and that the building will comply with applicable codes for health and safety, fire, ingress and egress and standards for commercial development. The City Planner may require the addition of an awning or similar feature to comply with the intent of the Industrial Zone Districts.

Table 17.10-1 Industrial Zone Districts Land Use and Permit Requirements

Additional Use Regulations and Notes:

(1) See Section 17.22.170 (Recycling Facilities) for standards for these uses.

(2) Administrative Permit Review required ensuring screening from all public view areas in compliance with Section 17.10.040(H) of this chapter.

(3) Permitted use must comply with standards in Section 17.22.050 (Adult Entertainment Establishments).

(4) Child care centers with 15 or more children are not permitted in the Airport Safety Overlay zones - Runway Protection, Inner Safety, Outer Safety and Traffic Pattern Zone.

(5) In order to avoid interference with aircraft, antennas for telecommunications facilities shall be prohibited within the Hollister Municipal Airport Influence Area on the most currently adopted Hollister Municipal Airport Comprehensive Land Use Plan. See Chapter 17.22 Article II Telecommunication Facilities for standards and application submittal requirements.

(6) Outdoor storage of materials and personal storage facilities must be located at least 500 feet from State Highway 25 or San Felipe Road.

(7) Subject to special use regulations in Chapter 5.42 "Cannabis Facilities Regulatory Permit" for information on criteria, procedures, standards, requirements, regulations, and provisions for cannabis.

(Ord. 1038, § 2, 2008; Ord. 1056, § 13, 2009; Ord. 1194, § 2, 2020; Ord. 1235, § 1(1.7), 2023)

New land uses and structures, and alterations to existing uses or structures shall be designed and constructed in compliance with the following requirements.

Table 17.10-2 Requirement for Industrial Zoning Districts

Additional Regulations and Notes:

(1) Minimum area for lots proposed in new subdivisions, and the minimum area required for an existing lot of record to be eligible for development. A condominium lot may be smaller than the minimum, provided that the common ownership parcel of the condominium complies with the minimum area requirement.

(2) No front, side, or rear setbacks are required, except that where the site is adjacent to a Residential Zoning District, adequate spacing between the buildings and the adjacent area shall be maintained, as determined by the Commission, and as required by the Uniform Building Code and fire codes. See Section 17.16.110 for the measurement of setbacks and permitted projections to these setbacks.

(3) See Section 17.16.060 (Height Measurement and Height Limit Exceptions) for the measurement of structure heights, and exceptions to height limits.

(4) The height may be reduced to comply with FARR requirements for properties in the Airport Safety Overlay zone.

(5) The floor area ratio (FAR) may be reduced for lands in the Airport Safety Overlay zone.

(Ord. 1038, § 2, 2008; Ord. 1056, § 14, 2009; Ord. 1138, § 5, 2017)

All land uses proposed in industrial zoning districts shall be operated and maintained so as to not be injurious to public health, safety or welfare, and in compliance with the following standards. Large portions of the Industrial Districts are located within the Airport Safety Overlay Zone for the Hollister Municipal Airport. Supplemental standards in Section 17.14.020 (Airport Safety Overlay) related to air emissions, ground vibration, noise, land use, lot coverage and lot density apply to some land in the industrial districts.

A.

Air Emissions. No approved land use shall generate or cause any visible dust, gasses, heat, odor, 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, in compliance with the requirements of the Monterey Bay Area Unified Air Pollution Control District.

B.

Ancillary Café/Deli/Office Supply. In order to encourage a reduction of vehicle trips, a small-scale deli or café, office supplies/equipment sales that are minor and clearly an ancillary part of the larger primary use may be approved with an administrative permit with the following standards.

1.

The cumulative area of the retail/commercial use shall not exceed more that ten percent of the first floor area of the industrial building or complex or a maximum of 3,000 square feet.

2.

The location of the use complies with all provisions of applicable fire, building, health and safety codes.

3.

The hours of operation shall be similar to the hours of operation of the industrial building in which the use is located.

4.

The use is not immediately adjacent to loading docks, outside storage and equipment area or other activity areas with high noise levels, odors or other conditions undesirable for commercial uses.

5.

Commercial uses permitted under this section are allowed a freestanding sign with an area not to exceed ten square feet.

6.

The use is not on a parcel or adjacent to a parcel where extremely hazardous materials are stored.

C.

Building Design General Requirements.

1.

New construction should include windows, articulated entries, trellises or other features where building walls are visible from streets. Unpainted (gray galvanized) metal surfaces shall not be used on primary structures that are visible from a street, motel/hotel or residential zoning district. Industrial facilities with a utilitarian building design shall be screened with landscaping.

2.

Modular buildings are prohibited unless approved as a temporary building for construction or with a conditional use permit for a temporary use not to exceed six months.

D.

Child Care Center for One to 14 Children. An Administrative Site and Architectural Review shall be required for a child care center for employee's children. The center shall be accessory to the primary business operation. The facility shall be required to secure a Child Care License pursuant to Title 22, Child Care Licensing Requirements, and comply with the following supplemental standards:

1.

The outdoor activity space required by Title 22 shall meet the following standards:

a.

Ambient noise level for adjoining permanent or seasonal land uses is 60 CNEL or less;

b.

Located over one-quarter of a mile from land uses that generate particulate dust such as sandblasting;

c.

The center shall be located over one-quarter mile from businesses that may manufacture explosives or handle extremely hazardous substances or a mixture containing extremely hazardous substances in a quantity equal to or greater than the state threshold quantity specified pursuant to subdivision (j) of Section 25532 of the Health and Safety Code.

2.

Fire walls shall be installed if necessary to separate the child care center from the use of the adjoining walls of the building. The type of fire wall shall be based on the occupancy type of the industrial business and requirements of the most recent Fire and Building Codes.

3.

An administrative Site and Architectural Review shall be required for any change of the primary business operation or if tenant improvements change the occupancy type of the business use in the building where the child care center is located.

4.

The hours of operation shall be similar to the hours of operation of the industrial building in which the use is located.

5.

Entrances and exits to the child care center are isolated from loading docks, driveways and storage areas.

E.

Drainage. Site improvements shall be designed to substantially detain stormwater runoff on the subject property to pre-development levels with a combination of methods including but not limited to vegetative swales in the landscape areas, directing drainage from roof gutters to landscape are and permeable paving in interior pedestrian areas. Drainage improvements shall also incorporate facilities to pre-treat stormwater runoff including oil/grease separators.

F.

Energy Conservation. Buildings shall be oriented and designed to conserve energy with provisions for passive solar, solar panels on roofs or in the parking lot. Industrial developments shall be designed to incorporate measures to encourage reduced vehicle trips.

1.

Employee Eating Areas. The integration of shaded outdoor eating areas into the landscape or development plan shall be encouraged for new development on an existing lot with 20 or fewer employees and required for new development with an estimated 21 or more employees.

2.

Passive and Active Recreation. New industrial subdivisions shall include provision for passive and active recreation including Class II bicycle paths with the road improvements, integration of shade trees along sidewalk frontages and dual use of storm water collection facilities and recreation areas where practical.

G.

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.

H.

Indoor or Screened Operations. All activities other than employee amenities, incidental loading and unloading, pedestrian and vehicular circulation, and incidental handling of materials shall be conducted entirely within structures or within outdoor areas entirely screened by structures, or walls and landscaping, from the view of public roads and adjoining properties. Storage shall not be placed within the required yard or parking areas. Administrative Site and Architectural Review is required for land uses that include outdoor storage to assure that the outdoor storage is screened from public view.

I.

Landscaping.

1.

A minimum of 35 feet (or other area required by Site and Architectural Review) of landscaping shall be provided from the back of curb to structures or parking areas, including sidewalks, appropriate landscaping, lawns, shrubs, street trees and clusters of trees, coordinated to create a continuous design along the street frontages. A maximum of 25 percent of the required front yard may be lawn area.

2.

All parking areas shall be screened to a minimum height of 36 inches from the top of curb by landscaping, mounding, decorative fences or walls or appropriate combination of each.

3.

Within parking areas, trees not less than five feet in height shall be planted in landscaped strips or tree wells, at a minimum spacing of one for every three parking spaces fronting the landscape strip, with landscaped islands at a minimum rate of one island for every ten spaces.

4.

Where practical, landscape plans shall integrate on-site recreation with landscaping and stormwater detention. The use of reciprocal parking agreements and shared landscaping between contiguous parcels is encouraged where it will provide opportunities for shared recreation facilities and reduced paving.

5.

Landscaping shall be designed to create and enhance the visual quality and natural settings for development within the IBP Zoning District. Landscaping shall be used to screen and soften parking areas as provided above, and other broad expanses of paving; provide a setting for structures; and to buffer and merge the various uses proposed on a site.

6.

All landscape plans shall comply with the requirements in Section 17.16.080 (Landscaping Design and Standards).

J.

Noise Control. The volume of sound generated by or resulting from any land use (except motor vehicle operations), measured during calm air conditions, shall comply with the not exceed 65 dBA at the property line of the noise source.

K.

Roof-Mounted Equipment. Roof mounted equipment including antennas, satellite dishes, air conditioners and similar equipment shall be screened from public view by well designed roof parapets or screened walls to conceal the mechanical equipment.

L.

Truck Loading Facilities. Truck loading/unloading shall take place on the parcel where the primary business is located and shall not interfere with on-street traffic, parking or sidewalks. Truck turning templates should be used to design truck loading and access to loading facilities.

Truck loading facilities on a parcel contiguous to lands in a residential zoning district shall be designed to minimize noise to residential land uses. For undeveloped properties, the building shall be designed to orient truck loading facilities away from residential uses and minimize noise. Landscaping shall be required for all truck loading facilities near residential areas to provide additional noise attenuation.

(Ord. 1038, § 2, 2008)