It is the intent of the board of supervisors in amending this chapter to: (1) promote and attract industrial and manufacturing activities which will provide jobs to local residents and strengthen the county's economic base; (2) provide the necessary improvements to support industrial growth; (3) insure that new industry is compatible with uses on adjacent lands, and (4) protect industrial areas from encroachment by incompatible uses that may jeopardize industry.

(Ord. 348, § 12.1)

A.

The following uses are permitted:

1.

Agricultural uses of the soils for crops including the grazing of not more than two mature farm animals per acre and their immature offspring.

B.

The following uses are permitted provided a plot plan is approved pursuant to the provisions of Chapter 17.216:

1.

The following industrial and manufacturing uses:

a.

Food products:

i.

Meat and poultry products, including meat packing but not including slaughtering,

ii.

Dairy products, not including dairies,

iii.

Canning and preserving fruits and vegetables,

iv.

Grain and bakery products,

v.

Sugar and confectionery products,

vi.

Beverages, including alcoholic beverages,

vii.

Wineries, distilleries, and breweries,

viii.

Ice;

b.

Textile products:

i.

Cotton, wool, and synthetic weaving and finishing mills,

ii.

Wearing apparel and accessory products,

iii.

Knitting mills,

iv.

Floor coverings mills,

v.

Yam and thread mills;

c.

Lumber and wood products:

i.

Saw and planing mills,

ii.

Manufacture of containers and creates,

iii.

Fabrication of wood buildings and structures,

iv.

Lumber yards,

v.

Manufacture of furniture and fixtures including cabinets, partitions, and similar items;

d.

Paper products:

i.

Paper and paperboard mills,

ii.

Manufacture of containers and boxes,

iii.

Paper shredding,

iv.

Printing and publishing of newspaper, periodicals, books, forms cards and similar items,

v.

Binding of books and other publications;

e.

Chemicals and related products:

i.

Manufacture of organic and inorganic compounds, not including those of a hazardous nature,

ii.

Manufacture of drugs and pharmaceuticals,

iii.

Soaps, cleaners and toiletries,

iv.

Manufacture of agricultural chemicals, not including pesticides and fertilizers,

v.

Paints and varnishes;

f.

Rubber and plastic and synthetic products:

i.

Manufacture of tires and tubes,

ii.

Fabrication of rubber, plastics, and synthetic products;

g.

Leather products:

i.

Tanning and finishing of leather,

ii.

Manufacture of handbags, luggage, footwear, and other personal leather goods;

h.

Stone, clay, glass, and concrete products:

i.

Stone cutting and related activities,

ii.

Pottery and similar items,

iii.

Glass blowing, pressing and cutting,

iv.

Glassware products,

v.

Manufacture of concrete, gypsum, plaster and mineral products;

i.

Metal products:

i.

Manufacture of cans and containers,

ii.

Cutlery, tableware, hand tools, and hardware,

iii.

Plumbing and heating items,

iv.

Wrought iron fabrication,

v.

Manufacture and assembly of fencing,

vi.

Machine, welding, and blacksmith shops,

vii.

Metal stamps and forged metal products,

viii.

Fabrication of metal buildings,

ix.

Manufacture of ordnance and firearms, not including explosives,

x.

Jewelry;

j.

Primary metal industries:

i.

Foundries,

ii.

Rolling and drawing metals,

iii.

Casting metals,

iv.

Blast furnaces,

v.

Smelting of metals;

k.

Machinery:

i.

Engines, turbines and parts,

ii.

Farm, garden construction, and industrial machinery,

iii.

Office and computing machines,

iv.

Refrigeration and heating equipment,

v.

Equipment sales, rental, and storage;

l.

Electrical equipment:

i.

Electrical and electronic apparatus and components,

ii.

Appliances,

iii.

Lighting and wiring,

iv.

Radio, television, and communications equipment,

v.

Musical and recording equipment;

m.

Transportation and related industries:

i.

Vehicles, aircraft, boats and parts manufacture,

ii.

Railroad equipment,

iii.

Motorcycles, bicycles and parts,

iv.

Travel trailers and recreational vehicles manufacture,

v.

Draying, freighting, and trucking operations,

vi.

Railroad yards and stations,

vii.

Vehicle storage and impoundment,

viii.

Trailer and boat storage;

n.

Engineering and scientific instruments:

i.

Measuring devices, watches, clocks, and related items,

ii.

Optical goods, medical instruments, supplies, and equipment, and photography equipment;

o.

Industrial uses:

i.

Laboratories and research centers,

ii.

Cotton ginning,

iii.

Public utility substations and storage yards,

iv.

Heliports,

v.

Building movers storage yard,

vi.

Mini warehouses,

vii.

Warehousing and distribution,

viii.

Communications and microwave installations,

ix.

Cold storage plant,

x.

Sand blasting,

xi.

Recycling collection facilities,

xii.

Natural gas, above ground storage,

xiii.

Recycling of wood, metal and construction wastes,

xiv.

Airports,

xv.

Contractor storage yards;

2.

The following service and commercial uses:

a.

Banks and financial institutions,

b.

Blueprint and duplicating services,

c.

Gasoline and diesel service stations, not including the concurrent sale of beer and wine for off-premises consumption,

d.

Laboratories, film, medical, research or testing,

e.

Office equipment sales and service,

f.

Offices, professional sales and service, including business, law, medical dental, chiropractic, architectural and engineering,

g.

Parking lots and parking structures,

h.

Restaurants and other eating establishments,

i.

Vehicle and motorcycle repair,

j.

Barber and beauty shops,

k.

Body and fender shops, and spray painting,

l.

Building materials sales yard,

m.

Day care centers,

n.

Health and exercise centers,

o.

Hardware and home improvement centers,

p.

Mobilehomes, provided they are kept mobile and licensed pursuant to state law, when used for: sales offices on mobilehome sales lots; construction offices and caretaker's quarters on construction sites for the duration of a valid building permit, agricultural worker employment offices for a maximum of ninety (90) days in any calendar year; caretaker's quarters and office, in lieu of any other one-family dwelling, located on the same parcel as a permitted industrial use,

q.

One-family dwellings on the same parcel as the industrial or commercial use provided such dwellings are occupied exclusively by the proprietor or caretaker of the use and their immediate family,

r.

Nurseries and garden supply,

s.

Trailer and truck sales and rentals,

t.

Signs, on-site advertising,

u.

Feed and grain sales,

v.

Mobilehome sales lots,

w.

Churches, temples and other places of religious worship.

C.

The following uses are permitted provided a conditional use permit has been granted pursuant to Chapter 17.200:

1.

Auto wrecking and junk yards;

2.

Abattoirs;

3.

Petroleum refineries;

4.

Cotton ginning;

5.

Acid and abrasives manufacturing;

6.

Fertilizer production, and processing organic or inorganic;

7.

Petroleum and bulk fuel storage, above ground, pursuant to county Ordinance No. 546;

8.

Concrete batch plants and asphalt plants;

9.

Disposal service operations;

10.

Drive-in theaters;

11.

Dump sites;

12.

Explosives manufacturing and testing;

13.

Gas, steam, and oil drilling operations;

14.

Sewerage treatment plants;

15.

Swap meets;

16.

Processing and rendering of fats and oils;

17.

Recycling processing facilities.

18.

Solar power plant on a lot ten (10) acres or larger.

D.

Reserved.

E.

Any mining operation that is subject to the California Surface Mining and Reclamation Act of 1975 is permitted, provided a valid surface mining permit has been granted pursuant to county Ordinance No. 555.

F.

A hazardous waste facility is permitted, provided a hazardous waste facility siting permit has been granted pursuant to Chapter 17.232.

G.

Sex-oriented businesses are permitted, subject to the provisions of county Ordinance No. 743. The uses listed in subsections B and C of this section do not include sex-oriented businesses.

H.

Any use that is not specifically listed in subsections B and C of this section may be considered a permitted or conditionally permitted use; providing, that the planning director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.

I.

Industrial hemp activities are permitted or conditionally permitted in subsections A., B., or C. in this section pursuant to the provisions set forth in chapter 17.306 of this ordinance including, but not limited to, permit processing, location, standards and approval requirements.

(Ord. 348.3888 § 16, 1999; Ord. 348.3584, 1994; Ord. 348.3047, 1989; Ord. 348.3093, 1989; Ord. 348.3023, 1989; Ord. 348.2856, 1988; Ord. 348.2669, 1987; Ord. 348.2496, 1985; Ord. 348 § 12.2)

(Ord. 348.4705, § 8, 11-8-2011; Ord. No. 348.4911, § 12, 9-10-2019; Ord. No. 348.4931, § 8, 11-10-2020)

Planned industrial developments are permitted, provided a land division has been approved pursuant to county Ordinance No. 460.

(Ord. 348, § 12.3)

The following development standards shall apply in the M-H zone:

A.

Lot Size. The minimum lot size shall be ten thousand (10,000) square feet with a minimum average width of seventy-five (75) feet, except that a lot size not less than seven thousand (7,000) square feet and an average width of not less than sixty-five (65) feet may be permitted when sewers are available and will be utilized for the development.

B.

Setbacks.

1.

Where the front, side or rear yard adjoins a lot zoned R-R, R-1, R-A, R-2, R-3, R-4, R-6, R-T, R-T-R or W-2-M, the minimum setback shall be twenty-five (25) feet from the property line.

2.

Where the front, side or rear yard adjoins a lot with a zoning classification other than those zones specified in subsection (B)(1) of this section, there is no minimum setback.

3.

Where the front, side or rear yard adjoins a street, the minimum setback shall be twenty-five (25) feet from the property line.

4.

With the exception of those portions of the setback area for which landscaping is required by subsection E of this section, the setback area may only be used for driveways, automobile parking, or landscaping. A setback area which adjoins a street separating it from a lot with a zoning classification other than those zones specified in subsection (B)(1) of this section, may also be used for loading docks.

C.

Height Requirements. The height of structures, including buildings, shall be as follows:

1.

Structures shall not exceed forty (40) feet at the yard setback line.

2.

Buildings shall not exceed fifty (50) feet unless a height up to seventy-five (75) feet is approved pursuant to section 17.172.230.

3.

Structures other than buildings shall not exceed fifty (50) feet unless a height up to one hundred five (105) feet is approved pursuant to section 17.172.230.

D.

Masonry Wall. Prior to occupancy of any industrial use permitted in this chapter, a six-foot high solid masonry wall or combination landscaped earthen berm and masonry wall shall be constructed on each property line that adjoins any parcel specifically zoned for residential use, unless otherwise approved by the hearing officer or body. Salvage yards or vehicle dismantling yards, including storage, shall be enclosed by a solid masonry wall or combination landscaped earthen berm and masonry wall, not less than eight feet in height. Materials within the enclosed yard shall not be placed so as exceed the height of the surrounding wall, or berm and wall.

E.

Landscaping.

1.

A minimum of ten (10) percent of the site proposed for development shall be landscaped and irrigated.

2.

A minimum ten (10) foot strip adjacent to street right-of-way lines shall be appropriately landscaped and maintained, except for designated pedestrian and vehicular accessways. The landscaping strip shall not include landscaping located within the street right-of-way.

3.

A minimum twenty (20) foot strip adjacent to lots zoned R-R, R-1, R-A, R-2, R-3, R-4, R-6, R-T, R-T-R or W-2-M, or separated by a street from a lot with said zoning, shall be landscaped and maintained, unless a tree screen or other buffer treatment is approved by the hearing officer or body. However, in no case shall the landscaping be less than ten feet wide excluding curbing.

F.

Parking Areas. Parking areas shall be provided as required by Chapter 17.188.

G.

Trash Collection Areas. Trash collection areas shall be screened by landscaping or architectural features in such a manner as not to be visible from a public street or from any adjacent residential area.

H.

Outside Storage and Service Areas. Outside storage and service areas may be required to be screened by structures or landscaping.

I.

Utilities. Utilities shall be installed underground except electrical lines rated at 33kV or greater.

J.

Mechanical Equipment. Mechanical equipment used in the manufacturing process may be required to be enclosed in a building, and roof-mounted accessory equipment may be required to be screened from view.

K.

Lighting. All lighting fixtures, including spot lights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading and similar areas, shall be focused, directed and arranged to prevent glare or direct illumination on streets or adjoining property.

(Ord. 348.3053, 1989; Ord. 348 § 12.4)

The development standards contained herein, except lot size, setbacks and height, may be waived or modified as part of the plot plan or conditional use permit process if it is determined that the standard is inappropriate for the proposed use and that the waiver or modification of the standard will not be contrary to the public health and safety.

(Ord. 348, § 12.5)

Applications for a plot plan shall be made pursuant to the provisions of Chapter 17.216 and in addition to the requirements of that chapter, the application shall contain:

A.

A description of the proposed operation in sufficient detail to fully describe the nature and extent of the proposed use;

B.

Plans or reports showing proposed method for treatment and disposal of sewage and industrial waste.

(Ord. 348.3584, 1994; Ord. 348.3053, 1989; Ord. 348.3043, 1989; Ord. 348.2856, 1988; Ord. 348.2202, 1983; Ord. 348.1674, 1979; Ord. 348.1664, 1978; Ord. 348.1588, 1977; Ord. 348.1481, 1975; Ord. 348.1429, 1975; Ord. 348.1377, 1974; Ord. 348.1023, 1972; Ord. 348.737, 1970; Ord. 348.518, 1967; Ord. 348.422, 1966; Ord. 348.401, 1965; Ord. 348 § 12.6)