To provide a set of regulations which will ensure the creation of an environment exclusively for and conducive to the development and protection of modern, large-scale administrative facilities, research institutions, specialized manufacturing organizations, and specified retail establishments all of a type in which the architecture, landscaping, and operations of the uses is such that each is a credit to the other and investment in well designed and maintained plants and grounds is secured by the maintenance of the highest standards throughout the district.

(Ord. 1130, eff. 7-10-64: Ord. 1130.150, eff. 10-24-73)

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

A.

Administrative, business, and professional offices, the gross floor area of which is less than ten thousand (10,000) square feet;

B.

Research and development;

C.

Manufacture of precision instruments and devices, such as electric or electronic equipment and appliances;

D.

Printing, publishing, or lithograph shops, but not including bookstores;

E.

Processing of food products and pharmaceuticals, but not including the production of fish or meat products, sauerkraut, or vinegar or refining of fats or oils;

F.

Manufacture, assembly, processing, or packaging of products from previously prepared materials, such as cloth, plastic, paper, leather, and precious and semi-precious metals and stones, but not including such operations as saw or planing mills, or any manufacturing uses involving primary production of wood, metal, or chemical products from raw materials;

G.

Warehousing and wholesale distribution or storage facilities;

H.

Television or radio studios and stations, but not including transmission or reception towers;

I.

Indoor building materials sales establishments;

J.

Combined retail and wholesale office equipment stores and accessory office supply sales;

K.

Floor covering stores and furniture stores;

L.

Appliance stores, including appliance repair service appurtenant or incidental thereto;

M.

Business or industrial supply, maintenance, or service establishments;

N.

Family child care homes, within residential structures, in accordance with the provisions of Section 39.3.

O.

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.

(Ord. 1130, eff. 7-10-64: Ord. 1130.4, eff. 11-18-64: Ord. 1130.28, eff. 8-23-65: Ord. 1130.275, eff. 2-27-91: Ord. 1130.310 § 47, 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 under Sections 18.2 and 18.4:

A.

Incidental retail sales in connection with a permitted use;

B.

Accessory uses and structures customarily appurtenant to a permitted use;

C.

Recreational facilities for employees and guests;

D.

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

(Ord. 1130, eff. 7-10-64: Ord. 1130.275, eff. 2-27-91: Ord. 1130.327 § 13, eff. 12-1-03)

The following structures and uses are permitted in the IP District subject to first securing a Use Permit therefor:

A.

Public utility buildings; ¹

B.

Public or quasi-public uses, except corporation, storage, or repair yards; ¹

C.

Parking lots and garages;

D.

Privately owned indoor recreational or educational facilities;

E.

Funeral homes and mortuaries;

F.

Medical offices and medical clinics;

G.

Schools and studios for arts, crafts, photography, music, and dance;

H.

Hotels and motels;

I.

Restaurants and dance halls, including the sale of alcoholic beverages in conjunction therewith, but not including separate cocktail lounges or drive-through service of food or beverage;

J.

Retail stores not otherwise permitted pursuant to the provisions of Section 18.2 or 18.3 and which occupy at least thirty thousand (30,000) square feet of floor area in any single building;

K.

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;

L.

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;

M.

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

N.

Administrative, business, and professional offices, the gross floor area of which is ten thousand (10,000) square feet or more;

O.

Electronic equipment facilities.

Footnotes:

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

(Ord. 1130, eff. 7-10-64: Ord. 1130.4, eff. 11-18-64: 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. 1130.246, eff. 9-18-86: Ord. 1130.251, eff. 12-24-86: Ord. 1130.275, eff. 2-27-91: Ord. 1130.310 § 48, eff. 4-12-01: Ord. 1130-320, eff. 8-13-03: 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 § 18.4 to read as set out herein. Previously § 18.4 was titled "Conditional Uses."

The maximum building height for all structures is 50 feet or 3 stories, whichever is less.

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

(Ord. No. 1130-364, § 10(Exh. I), 8-24-15)

The minimum building site area shall be twenty thousand (20,000) square feet, except that a different minimum building site area may be established by adding a numerical suffix to the IP District designation in conjunction with the zoning of any property. Such number shall be a part of the district designation and shall establish the minimum building site size in thousands of 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 one hundred (100) feet.

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

Not more than fifty percent (50%) of the lot area shall be covered by buildings and permanently installed equipment.

(Ord. 1130, eff. 7-10-64: Ord. 1130.310 § 49, eff. 4-12-01)

The following yards are required:

A.

Front Yards. Front yards shall have a minimum depth of twenty-five (25) feet. Front yards shall be permanently landscaped.

B.

Side Yards. There shall be a minimum combined side yard width of thirty (30) feet for both sides and no one side yard shall have a width of less than ten (10) feet. For every one (1) foot the building exceeds thirty-five (35) feet in height, one (1) additional foot of side yard shall be required on each side. Side yards on the street side of corner lots shall be equal in depth to the front yard requirements specified herein, and the ten (10) feet of such side yard adjacent to the street shall be permanently landscaped.

C.

Rear Yards. Rear yards shall have a minimum depth of fifteen (15) feet, except that rear yards for corner lots shall have a minimum depth of ten (10) feet.

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

All uses shall be conducted wholly within a completely enclosed building, except for off-street parking and loading, the disposal of trash and refuse, the display of vehicles offered for sale, subject to such conditions as may be attached by use permit, and outdoor cabanas or recreational facilities for employees and visitors. The display and sale of vehicles shall be permitted outside a building when property in an IP District is also included in a V District.

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

(Ord. No. 1130-367, § 5, 6-13-16)

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

(Ord. 1130, eff. 7-10-64: Ord. 1130.310 § 50, eff. 4-12-01)

Off-street parking facilities shall be paved and, except for normal access drive, may not be located in the required front yard or street side yard of corner lots. Parking lots containing spaces for more than five (5) cars shall be separated and protected from any traveled way by a fence or hedge not less than four (4) feet in height. Off-street loading shall be within the building or in side or rear yards separated and protected from any traveled way by a fence or hedge not less than six (6) feet in height.

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

No fence shall be permitted in the required front yard or in the required side yard for the street side of corner lots.

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

Manufacturing and industrial processes shall use only natural gas, electricity, or nuclear power as fuel; provided, however, equipment using other fuels may be installed for emergency use only.

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

A minimum of forty percent (40%) 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 § 15 (part), eff. 1-5-06)

Temporary or portable type buildings for other than temporary construction purposes shall be prohibited.

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

The maximum floor area ratio is forty percent (40%), except that for uses permitted under Subsections 25.5 A, B and C in Combining District IP-V, the maximum FAR is seventy percent (70%). Hotels are not subject to FAR/density requirements and are regulated by other development standards in this Article. Eligible projects may request an FAR bonus as described in Article 32.4: Floor Area Ratio (FAR) Bonus.

(Ord. 1130.310 § 51, 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 of a size exceeding ten thousand (10,000) square feet in the IP 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 § 52, eff. 4-12-01: Ord. 1130.336 § 15 (part), eff. 1-5-06)