To promote viable industrial areas by providing a district for the location of selected industries, wholesale establishments, specified retail establishments, and heavy commercial uses which can congregate together without offense to each other or to neighboring districts, yet which, because of the nature of their operations, cannot maintain standards as high as those required in the IP District. The zoning district is intended to preserve land for a wide range of industrial uses by limiting office uses.

(Ord. 1130, eff. 7-10-64: Ord. 1130.150, eff. 10-24-73: Ord. 1130.310 § 35, eff. 4-12-01)

The following structures and uses are permitted in the IR District:

A.

Machine shops, laboratories, and other establishments used for research, manufacturing, assembly, or repair operations. All such uses shall be conducted within a completely enclosed building;

B.

Warehouses, wholesale businesses, and storage or distribution operations. A use permit may be issued to conduct these uses outside a building; otherwise, all such uses shall be conducted within a building;

C.

Cabinet shops, electrical, plumbing, or heating shops, sheet metal shops, upholstery shops, bakeries, canneries, creameries, bottling plants, laundries, and cleaning or dyeing establishments so long as any activities or operations connected therewith which are normally capable of creating noise, odor, glare, or dust are located wholly within a completely enclosed room having no exterior entrance within fifty (50) feet of any street or adjacent property unless such entrance is completely shielded by part of the building from such street or adjacent property. ¹ A Use Permit may be issued to conduct these uses outside a building; otherwise, all such uses shall be conducted within a building;

D.

Automobile, truck, trailer, boat, plane, or heavy equipment establishments, including major repair facilities, rental, and sales. ¹ A Use Permit may be issued to conduct these uses outside a building; otherwise, all such uses shall be conducted within a building;

E.

Public utility buildings, substations, and service yards. ¹ A Use Permit may be issued to conduct these uses outside a building; otherwise, all such uses shall be conducted within a building;

F.

Public or quasi-public uses. ^{1, 2} A Use Permit may be issued to conduct these uses outside a building; otherwise, all such uses shall be conducted within a building;

G.

Family child care homes, within residential structures, in accordance with the provisions of Section 39.3; ^{1, 2}

H.

Laboratory type research and development. ¹

I.

Any use not explicitly listed in this Section is prohibited, except that the Zoning Administrator may permit any use not listed herein if the use is determined to be a similar and/or compatible use to any use herein and meets the purpose and intent of the Zoning District.

Footnotes:

 1. In accordance with applicable San Carlos ALUCP Safety Compatibility policies and State law.

 2. In accordance with applicable San Carlos ALUCP Noise Compatibility policies and State law.

(Ord. 1130, eff. 7-10-64: Ord. 1130.37, eff. 1-19-66: Ord. 1130.46, eff. 4-20-66: Ord. 1130.275, eff. 2-27-91: Ord. 1130.310 § 36, eff. 4-12-01: Ord. 1130.320, eff. 8-13-03: Ord. 1130.327 § 8, eff. 12-1-03)

(Ord. No. 1130-890, § 4(Exh. A), 8-26-24)

The following structures and uses are permitted in the IR District when accessory to a use permitted under Sections 17.2 and 17.4:

A.

Accessory uses and structures customarily appurtenant to a permitted use, such as parking lots and garages;

B.

Incidental retail sales in connection with a permitted use. A use permit may be issued to conduct these uses outside of a building; otherwise, all such uses shall be conducted within a building;

C.

Child care centers if the facilities are in conjunction with adjoining businesses and primarily serve the employees of such businesses;

D.

Offices accessory to a primary, non-industrial use or an electronic equipment facility, provided the combined space for offices, technicians and conference rooms is less than twenty-five percent (25%) of the gross floor area of the primary use; in calculating the office area, common areas such as hallways, bathrooms, kitchens, and meeting rooms shall only be included if they primarily serve the office use;

E.

Offices accessory to a primary, industrial use, but not including electronic equipment facilities, provided the office area is less than fifty percent (50%) of the gross floor area of the primary use; in calculating the office area, common areas such as hallways, bathrooms, kitchens, and meeting rooms shall only be included if they primarily serve the office use.

(Ord. 1130, eff. 7-10-64: Ord. 1130.275, eff. 2-27-91: Ord. 1130.310 § 37, eff. 4-12-01: Ord. 1130-320, eff. 8-13-03: Ord. 1130-327 § 13, eff. 12-1-03)

The following structures and uses are permitted in the IR District subject to first securing a use permit therefor:

A.

Outdoor commercial recreation facilities; ^{1, 2}

B.

Restaurants, delicatessens and drive-through eating establishments; ^{1, 2}

C.

Building material, building equipment, feed, or fuels sales yards. ¹ Unless otherwise provided in the Use Permit, all such uses shall be conducted within a building. Concrete or asphalt batch or mixing plants are not permitted in the IR District;

D.

Animal hospitals, and veterinary clinics.

E.

Retail service establishments, including automobile service stations; ²

F.

Retail stores not otherwise permitted pursuant to the provisions of Sections 17.2 or 17.3 and which occupy at least thirty thousand (30,000) square feet of floor area in any single building;

G.

Operation of amusement games at a place of business that operates five (5) or more of such games, the operation of which is the primary source of revenue for such business;

H.

Any other use not otherwise listed in this Section, which is determined by the Zoning Administrator, after a public hearing, to be a similar and/or compatible use to any conditionally permitted uses in this Section, and is consistent with the purpose and intent of this Article;

I.

Child care centers if the facilities are not in conjunction with adjoining businesses or do not primarily serve the employees of such businesses; ^{1, 2}

J.

Commercial parking lots and garages;

K.

Electronic equipment facilities;

L.

Mortuaries, columbariums, and crematories. ²

Footnotes:

 1. In accordance with applicable San Carlos ALUCP Safety Compatibility policies and State law.

 2. In accordance with applicable San Carlos ALUCP Noise Compatibility policies and State law.

(Ord. 1130, eff. 7-10-64: Ord. 1130.46, eff. 4-20-66: Ord. 1130.150, eff. 10-24-73: Ord. 1130.186, eff. 12-6-78: Ord. 1130.189, eff. 2-21-79: Ord. 1130.212, eff. 7-8-81: Ord. 1130.275, eff. 2-27-91: Ord. 1130.310 § 38, eff. 4-12-01: Ord. 1130-327 § 14, eff. 12-1-03)

(Ord. No. 1130-367, § 5, 6-13-16; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)

Editor's note— Ord. No. 1130-367, § 5, adopted June 13, 2016, amended § 17.4 to read as set out herein. Previously § 17.4 was titled "Conditional Uses."

No structure shall exceed seventy-five (75) feet in height.

(Ord. 1130, eff. 7-10-64)

The minimum building site area shall be ten thousand (10,000) square feet. Additional minimum building site area requirements greater than those specified in this section shall be determined in accordance with the provisions of Section 32.2, "Supplementary Lot Area Requirements for Sloping Sites," under the conditions therein specified.

(Ord. 1130, eff. 7-10-64: Ord. 1130.130, eff. 5-26-71)

The minimum average lot width shall be seventy (70) feet. Every lot shall have a minimum of fifty (50) feet of frontage on a public street.

(Ord. 1130, eff. 7-10-64)

Not more than seventy percent (70%) of the lot area shall be covered by buildings and permanently installed equipment.

(Ord. 1130, eff. 7-10-64: Ord. 1130.310 § 39, eff. 4-12-01)

The following yards are required:

A.

Front yards: There shall be a front yard between each building and the street adjacent to the front of the lot, or either street in the case of a corner lot, having a minimum area, in square feet, equal to five (5) times the linear feet of building frontage facing that street. Such open area shall be permanently landscaped. Notwithstanding the foregoing, any lot abutting any R District on either side shall have a front yard with a minimum depth of one-half (½) the required front yard of that R District.

B.

Side yards: None required, except when any lot abuts any R District on either side, it shall have a side yard with a minimum width of fifteen (15) feet on the side abutting such R District.

C.

Rear yards: None required, except when any lot abuts any R District in the rear, it shall have a rear yard with a minimum depth of fifteen (15) feet.

(Ord. 1130, eff. 7-10-64: Ord. 1130.310 § 40, eff. 4-12-01)

The following additional conditions shall apply to the IR District:

A.

Trash and refuse disposal facilities shall be enclosed by a solid hedge or tight fence no lower in height than said facilities themselves.

B.

Every lot in an IR District abutting a lot in an R District shall have a solid wall not less than six (6) feet in height along any portion of the lot abutting the R District. Such wall shall be installed and maintained by the owners of the IR District lot in conjunction with any use conducted on the IR District lot.

C.

The maximum height of detached parking structures is one-half (½) the height of the building to which it is accessory.

D.

Where property zoned IR abuts any R District, or is opposite from a site in an R District and separated therefrom by a street, alley, creek, open drainage facility, or other open area, equipment not fully enclosed within a building, including equipment mounted on the roof of a building, shall generate a maximum of sixty (60) decibels (dBA) at any point on the residentially zoned property between 8:00 a.m. and 7:00 p.m., and a maximum of fifty (50) decibels (dBA) between 7:00 p.m. and 8:00 a.m.

(Ord. 1130, eff. 7-10-64: Ord. 1130.310 § 41, eff. 4-12-01)

A minimum of ten percent (10%) of each lot shall be pervious area, to be composed of landscaping, vegetated open space, or permeable paving materials, consistent with the provisions of Section 32.12 of the Zoning Ordinance, as that section may be amended from time to time. All development is also subject to the requirements of Chapter 27A (Stormwater Treatment Measures and Maintenance Program) of the Municipal Code, as that chapter may be amended from time to time.

(Ord. 1130.336 § 14 (part), eff. 1-5-06)

As used in this article, the following definitions shall apply:

"Goods" include products made from man-made, raw, secondary, or partially completed materials. "Goods" do not include the products or services offered by traditional office uses such as business, government, professional, medical, financial services, data processing, public utility offices, or TV and radio studios and do not include electronic or digital products such as internet-based services, computer software, advertising materials, and others.

"Industrial Services" include firms engaged in the repair or servicing of industrial businesses or consumer machinery, equipment, products or byproducts. Firms that service consumer goods do so by mainly providing centralized services for separate retail outlets. Industrial services also include contractors and building maintenance services and similar uses that perform services off-site, providing that major equipment and materials are stored at the site. Contractors and others, who perform services off-site, are included in the office category, if major equipment and materials are not stored at the site, and fabrication, or similar work is not carried on at the site.

(Ord. 1130.310 § 42, eff. 4-12-01)

All of the approval criteria apply to the following use categories in the IR District: Retail Sales and Service, Commercial Outdoor Recreation, Restaurants, Delicatessens and Drive-through eating establishments, Animal Hospitals, Veterinary Clinics, Mortuaries, Operation of Amusement Games, Commercial Parking Lots and Garages, and Child Care Centers. The criteria promote preservation of land for industry while allowing other uses when they are supportive of the industrial area or not detrimental to the character of the industrial area. The approval criteria are:

A.

The proposal will not have significant adverse effects on nearby industrial firms;

B.

The transportation system is capable of safely supporting the proposed use in addition to the existing uses in the area. Evaluation factors include street capacity, and level of service, access to arterials, transit availability, on-street parking impacts, access requirements, neighborhood impacts, and pedestrian and bicycle safety; and

C.

The proposed use will not significantly alter the overall balance of land uses of the area, based on the existing proportion of industrial and non-industrial uses and the effects of incremental changes.

(Ord. 1130.310 § 43, eff. 4-12-01: Ord. 1130.327 § 15, eff. 12-1-03; Ord. No. 1130-367, § 5, 6-13-16)

Editor's note— Ord. No. 1130-367, § 5, adopted June 13, 2016, amended § 17.13 to read as set out herein. Previously § 17.13 was titled "Findings for the Following Conditional Uses."

A.

For businesses listed in Section 17.2, Permitted Uses, for animal hospitals, veterinary clinics, animal boarding facilities and kennels, and for uses permitted under Sections 25.5(A), (B) and (C), in Combining District IR-V, the maximum FAR is seventy percent (70%). The following floor area shall be exempt from the computation of FAR: mezzanine floor area which overhangs less than twenty-five percent (25%) of the ground floor area. Any portion of a mezzanine which overhangs more than twenty-five percent (25%) of the ground floor area shall be counted in the computation of FAR.

B.

For electronic equipment facilities, the maximum FAR is seventy percent (70%) and an additional thirty percent (30%) bonus FAR may be awarded by the Planning Commission for buildings with modulated scale based on the following criteria. The building's massing shall be broken up by measures such as building articulation, a building step back at the second and third floors on facades with street frontage, windows on facades with street frontage, and substantial setbacks from adjacent streets provided the setbacks contain permanently-maintained large trees.

C.

For conditional uses not included in subsections A and B of this section, the maximum FAR is thirty-five percent (35%).

D.

Eligible projects may request an FAR bonus as described in Article 32.4: Floor Area Ratio (FAR) Bonus.

(Ord. 1130.310 § 44, eff. 4-12-01)

(Ord. No. 1130-890, § 4(Exh. A), 8-26-24)

A nonconforming structure existing on April 1, 2001, may remain, subject to the provisions of Article 33. Such a facility shall be permitted to be remodeled, improved or replaced pursuant to the provisions of Article 33, provided that such remodeling, improvement or replacement shall not result in increased floor area, or any increase in the existing degree of noncompliance. Remodeling, improvement or replacement of medical, professional, general business or administrative office uses in the IR District that are deemed grandfathered pursuant to this section, shall not result in increased floor area devoted to such office uses.

For purposes of this section, an existing use is defined as:

A.

A use which was being conducted on April 1, 2001; or

B.

A use not being conducted on April 1, 2001, if the use was temporarily discontinued due to a vacancy of six (6) months or less before April 1, 2001.

If a grandfathered use deemed existing pursuant to this section ceases and thereafter remains discontinued for twelve (12) consecutive months, it shall be considered abandoned and may be replaced only by a conforming use.

(Ord. 1130.310 § 45, eff. 4-12-01: Ord. 1130.336 § 14 (part), eff. 1-5-06)

After April 1, 2001 any change of use to a use not listed in Section 17.2, Permitted Uses, may be permitted only after evaluation of the off-site and on-site impacts and issuance of a conditional use permit.

(Ord. 1130.310 § 46, eff. 4-12-01)