Santa Paula City Zoning Code

CHAPTER 16

21: INDUSTRIAL ZONES

§ 16.21.010 PURPOSE AND INTENT.

Three industrial zones and one industrial park overlay zone are established to preserve and enhance areas for a variety of manufacturing/industrial business activities and support commercial businesses. This chapter sets forth standards to ensure compatibility between manufacturing/industrial uses and other land uses; to protect adjacent properties from excessive illumination, noise, noxious gases, odor, smoke, traffic, vibration, unsightliness and other nuisances; to encourage quality development; and to accommodate the varied needs of the business community.

(A) Light Industrial Zone (LI). The LI zone allows low-intensity industrial businesses, including small-scale manufacturing, warehousing and storage. This zone is intended to provide an exclusive district for industrial operations that do not produce emissions of odor, dust, gas, fumes, smoke, glare, liquids, waste, noise, vibrations, disturbances or other similar impacts to surrounding properties. All operations are to be conducted entirely within enclosed buildings.

(B) Industrial Zone (I). The I zone allows a wide range of assembly, distribution, industrial, manufacturing, storage uses, and other industrial businesses that serve both local and regional customer bases. Limited outdoor operations that do not create objectionable impacts to surrounding properties, such as emissions of odor, dust, gas, fumes, smoke, glare, liquids, waste, noise, vibrations, disturbances or other similar impacts, are permitted in this zone. Heavy industrial uses are required to mitigate objectionable characteristics through the application of site design standards, environmental standards, and by review under a Conditional Use Permit in accordance with Chapter 16.218 of this Title 16.

(C) Industrial Park Overlay Zone (IP). The IP zone is an overlay zone that can be applied to the preceding two zones in order to provide greater flexibility in industrial design and allow low-intensity industrial, commercial, and office uses within master-planned, integrated industrial subdivisions. Commercial uses that support industrial activities are also permitted within the IP overlay zone.

(Ord. 1100, passed 7-6-04; Am. Ord. 1167, passed 11-20-06; Am. Ord. 1305, passed 10-7-20; Am. Ord. 1345, passed 6-4-25)

§ 16.21.020 LAND USE AND PERMIT REQUIREMENTS.

(A) Table 21-1 identifies uses permitted in the LI, and I zones. Industrial/manufacturing and commercial uses represent the primary permitted uses, although other uses are allowed as accessory, conditionally permitted, and temporary uses, as indicated in Table 21-1. Accessory uses are not permitted on any property where a permitted primary use does not already exist.

(B) Certain permitted uses and conditionally permitted uses may be subject to special conditions regarding the location, operation, or design of the use. Such uses are marked in Table 21-1 with an asterisk(*), and the special conditions that apply are contained in Chapters 16.54 through 16.76 (Standards for Specific Land Uses) of this Title 16.

TABLE 21-1 Permitted and Conditional Uses - Industrial Zones
Use	LI	I
Accessory buildings necessary to use located on same lot or parcel	P	P
Adult Entertainment Establishment (see Chapter 16.54)	X	C*
Alcohol and Alcoholic Beverages Manufacturing	X	C
Animal Hospitals, Kennels & Veterinary Clinic	P	C
Automobile Service Station (fuel sales; see Chapter 16.72)	C*	C*
Automobile Repair and/or Tune-up Shop	C	C
Automobile dismantling	X	X
Assembly (small scale, see definition)	P	P
Assembly (large scale, see definition)	C	P
Cannabis Delivery (delivery-only medicinal cannabis retailer, see definition)	X	C*
Commercial Cannabis Activities (see Chapter 16.79)	X	X
Cultivation of Cannabis or Medical Marijuana	X	X
Catering establishment and box lunch preparation	X	X
Commercial Retail Businesses - 30,000 sf or smaller, and not listed otherwise in Table 21-1	C	X
Commercial Retail Businesses - Over 30,000 sf, and not listed otherwise in Table 21-1	C	C
Commercial Service Businesses - 10,000 sf or smaller, and not listed otherwise in Table 21-1	C	C
Commercial Service Businesses - Over 10,000 sf, and not listed otherwise in Table 21-1	X	X
Day Care Center (See Chapter 16.60)	C*	X
Day Care Center, Employer-Sponsored Child (See Chapter 16.60)	C*	C*
Distribution (low intensity, e.g. local distribution)	P	P
Distribution (high intensity, e.g. regional distribution, freight terminal)	X	P
Distribution - wholesale alcohol	C	C
Drive-through Facilities (see Chapter 16.66)	C*	C*
Dwelling - Farmworker Housing, Migrant Farmworker Housing	C	X
Dwelling - Live/work studio	C	X
Dwelling - Caretaker	C	C
Emergency shelters (see Chapter 16.78)	P	P
Equipment Rental	C	P
Farm vehicle sales, storage, repair, and auction (b)	X	P
Food Processing	X	C
Furniture Sales, Rentals, or Repairs	P	P
Health Clubs	C	X
Laboratories	C	C
Libraries, museums and private clubs	X	X
Lumberyards	X	X
Manufacturing (small scale) See Definition	P	P
Manufacturing (large scale) See Definitions	X	P
Manufacturing - chemicals, alcohol, asphalt, batteries, rubber fabrication	C	C
Motion Picture Studio	C	C
Nurseries	C	C
Office - Business or Professional - As primary use	P	X
Office - Business or Professional - As accessory to primary commercial or industrial use	A	A
Processing (small scale - see definition) (a)	P	X
Processing (large scale - see definition) (a)	X	C
Public Facilities for governmental purposes	X	X
Public Storage Facility/Mini-warehouse	C	C
Public Utility Yard	C	C
Recreational enterprises and facilities	X	X
Recycling Facility (see Chapter 16.70)	C*	C*
Research and Development Businesses	P	P
Restaurant, including fast-food	C	X
Slaughtering	C	X
Storage (large scale, e.g. construction equipment, building material, operating motor vehicles, transit and transportation equipment (b))	C	P
Storage - non-operating motor vehicles, even when in conjunction with another use on the same lot or parcel	X	X
Surface Mining and Reclamation (See Chapter 16.100 et seq.)	X	C*
Telecommunications Facilities (see Chapter 16.50)	C*	C*
Trade School	P	C
Truck Repair and Overhauling	X	X
Trucking, freighting or draying yards or terminals	X	X
Utility Distribution and Transmission Stations	C	C
Vehicle impound yards (b)	C	P
Vehicle parts and equipment stores	X	X
Vehicle sales - wholesale (b)	X	C
Vehicle sales - retail	C	C
Vehicle rental agency	C	C
Warehouse (other than Distribution)	C	C
Wholesaling	P	P

Key: P = Permitted Use A = Permitted as an Accessory Use

C = Conditional Use Permit Required X = Not Permitted

(See Chapter 16.218) * = Special use conditions and/or development standards apply.

1. When operated or maintained wholly within a building.

Notes: (a) Food Processing is accepted and addressed separately above.

(b) See Section 16.21.050 regarding outdoor storage and activity.

(Ord. 1100, passed 7-6-04; Am. Ord. 1167, passed 11-20-06; Am. Ord. 1172, passed 7-2-07; Am. Ord. 1249, passed 5-6-13; Am. Ord. 1262, passed 2-1-16; Am. Ord. 1305, passed 10-7-20 ; Am. Ord. 1342, passed 3-19-25; Am. Ord. 1345, passed 6-4-25 )

§ 16.21.030 DEVELOPMENT STANDARDS.

(A) Table 21-2 identifies the development standards that apply to all development in the LI and I zones.

TABLE 21-2 Development Standards - Industrial Zones
Development Standards	Zone
Development Standards	LI	LI (IP)	I	I (IP)
1. Minimum size for Industrial subdivision (see Section 16.21.030(B))	5 acre	5 acre	5 acre	5 acre
2. Minimum Lot Size	10,000 sf	10,000 sf	1 acre	1 acre
3. Minimum Lot Width	60 ft.	60 ft.	60 ft.	60 ft.
4. Minimum Lot Depth	100 ft.	100 ft.	200 ft.	200 ft.
5. Floor Area Ratio (FAR)- Maximum (a)	0.35	0.25	0.35	0.25
6. Front Yard Setback - Minimum	10 ft.	20 ft.	5 ft.	20 ft.
7. Side Yard Setback - Minimum
* Interior	0 ft.	5 ft	0 ft.	5 ft
* Street Side	10 ft.	20 ft.	5 ft.	20 ft.
* Abutting residential zone	15 ft.	15 ft.	20 ft.	20 ft.
8. Rear Yard Setback - Minimum
* Abutting nonresidential zone	0 ft.	5 ft.	0 ft.	5 ft.
* Abutting residential zone	40 ft.	40 ft.	50 ft.	50 ft.
9. Lot Coverage - Maximum	85%	80%	85%	80%
10. Building Height - Maximum	45 ft.	45 ft.	45 ft.	45 ft.

Abbreviations: sf = square feet, ft. = feet

Note: a) Additional FAR may be approved through Conditional Use Permit review and approval.

b) All buildings must be located not nearer than 35 feet from the center line of the street or 5 feet, whichever is greater.

(B) Additional standard for Industrial Park (IP) Overlay Zone. Every industrial park subdivision must have a minimum of five acres overall. A maximum of 75% of the park may have parcels in accordance with the minimum lot size requirements of the underlying zone (see Table 21-2). The remaining 25% of the parcels must be four acres in size or larger.

(Ord. 1100, passed 7-6-04; Am. Ord. 1167, passed 11-20-06; Am. Ord. 1172, passed 7-2-07; Am. Ord. 1305, passed 10-7-20; Am. Ord. 1345, passed 6-4-25)

§ 16.21.040 ACCESSORY USES.

(A) In the LI and I zones, incidental retail sales in connection with the primary use are permitted, provided any retail display and sales area does not exceed 25% of the total building area, and provided that the business complies with § 37.19 of the Santa Paula Municipal Code regarding sales tax.

(B) Recreational facilities for employees are permitted as accessory uses to the primary use.

(Ord. 1100, passed 7-6-04; Am. Ord. 1305, passed 10-7-20; Am. Ord. 1345, passed 6-4-25)

§ 16.21.050 OUTDOOR USE AND STORAGE.

LI and I Zones.

(A) All commercial, manufacturing and processing activities must occur within a fully enclosed building or other approved interior space unless otherwise authorized by this chapter.

(B) Outdoor storage is permitted only within a rear or interior side yard. Such storage must be entirely screened from view from any public right-of-way by a combination of fencing, walls, and/or landscaping. Chain link fencing is allowed only with wood or metal slatting, and must comply with all parts of this section. All screening materials must be neatly maintained, kept in good repair, and erected and maintained in a manner that achieves all intended screening purposes.

(C) When outdoor storage is located on a parcel without a building, the storage must be entirely screened from view with a solid (opaque) wall or fence.

(D) Landscaping must be placed in front of any wall or fence adjacent to a public right-of-way either in a landscape planter or through the use of landscape pockets provided along the wall.

(E) Chain link fencing with wood or metal slatting is an acceptable screening material only for areas not visible from a public street or parking lot.

(F) No storage of materials or equipment shall exceed the height of such required screening.

(Ord. 1100, passed 7-6-04; Am. Ord. 1159, passed 6-19-06; Am. Ord. 1167, passed 11-20-06; Am. Ord. 1305, passed 10-7-20; Am. Ord. 1345, passed 6-4-25)

§ 16.21.060 LANDSCAPING.

(A) Purpose. Landscaping is to be used to provide attractive planted areas which complement buildings on a site, reduce heat and glare, control soil erosion, and screen unsightly storage and parking areas.

(B) Landscaping requirements.

(1) Landscape coverage of a building site must be provided as follows:

Zone	% Coverage Required (Minimum)
LI	15%
I	15%

Such landscaping may include any landscaping required in off-street parking areas (See § 16.46.140)

(2) Along any property lines abutting a residential zone, a minimum 15-foot landscaped setback must be provided. One tree must be provided for each 20 linear feet of such setback buffer.

(3) All required front yards must be landscaped.

(4) Landscaping of required off-street parking areas must be provided as set forth in § 16.46.140 (Landscaping Requirements) of Chapter 16.46 (Off-Street Parking and Loading) of this Title 16.

(5) No more than 15% of any required landscaped area can consist of hardscape or other non-plant materials such as patios, walkways, fountains, rocks, bark, masonry or brickwork, or similar feature.

(6) Landscaped areas must have a minimum width of five feet, including any curbs or similar borders. Narrower landscaped areas may be provided but can not be counted toward meeting the coverage requirements set forth in paragraph (1) above.

(7) Any area within required setbacks not used for other purposes must be landscaped.

(8) Landscaping used to screen storage areas, trash enclosures, parking areas, public utilities, and other similar building features must be planted at a height and density to provide the desired screening effect within three years of initial planting.

(9) Street trees must be provided consistent with City Resolution 3675 establishing guidelines for the preparation of landscape and irrigation plans.

(10) All landscaping must comply with City Resolution 3675 establishing guidelines for the preparation of landscape and irrigation plans.

(C) Irrigation required. All required landscape areas must be provided with permanent automatic irrigation systems suitable for the type of landscaping provided.

(D) Landscape maintenance. All landscaping must be permanently maintained in a neat and healthy condition. Maintenance of approved landscaped installations must consist of regular watering, pruning, fertilizing, clearing of debris and weeds, removal and replacement of dead plants, and repair and replacement of irrigation systems and hard scape.

(E) Landscape and irrigation plans required.

(1) Landscape and irrigation plans are required for all development proposals. Such plans must indicate the square footage of each landscaped area, report the total square footage devoted to landscaping, identify each landscaping area and the types of plants to be provided therein, list the container size of each plant, and clearly portray the entire landscaping layout and irrigation system.

(2) Landscape design plans must be prepared by a California Registered Landscape Architect, unless waived by the Director or designee.

(3) No building permit will be issued until landscaping and irrigation plans have been reviewed and approved by the Director or designee. The Landscape Architect must certify the plans have been implemented according to the approved plans.

(F) Water-conserving features. Landscape and irrigation plans must take full advantage of available drought-tolerant landscape materials and low-water-flow irrigation systems, except where such action conflicts with adopted fire prevention plans, or the Fire Chief determines that such would create a fire hazard.

(Ord. 1100, passed 7-6-04; Am. Ord. 1167, passed 11-20-06; Am. Ord. 1305, passed 10-7-20; Am. Ord. 1345, passed 6-4-25)

§ 16.21.080 BUFFERING REQUIREMENTS.

Where an industrial use abuts a property in a residential zone, a masonry wall of minimum height eight feet must be erected and maintained between the two uses. The wall shall be measured from the highest adjacent grade. Masonry walls greater than 40 feet in total length must be designed with architectural columns at intervals lengths of between 12 to 16 feet. Landscape screening of the wall must also be provided on the industrial property.

Figure 17-1

Buffering of Industrial Uses

(Ord. 1100, passed 7-6-04; Am. Ord. 1167, passed 11-20- 06; Am. Ord. 1305, passed 10-7-20 ; Am. Ord. 1345, passe d 6-4- 25 )

§ 16.21.090 DESIGN PRINCIPLES.

The design of structures on the industrial zoned lots must comply with the Design Review guidelines as adopted under City Council Resolution 5298.

(Ord. 1100, passed 7-6-04; Am. Ord. 1167, passed 11-20-06; Am. Ord. 1305, passed 10-7-20; Am. Ord. 1345, passed 6-4-25)

§ 16.21.100 OTHER APPLICABLE REGULATIONS.

In addition to the requirements contained in this Chapter 16.09, the following applicable requirements of this Title 16 must apply to development in industrial zones:

Chapter 16.40: General Property Development Standards

Chapter 16.42: Performance Standards

Chapter 16.44: Fences, Wall, and Hedges

Chapter 16.46: Off-Street Parking and Loading

Chapter 16.48: Signs

Chapter 16.50: Antennas and Other Telecommunications Facilities

Chapters 16.54 -16.76: Standards for Specific Land Uses

Chapters 16.110-16.118: Nonconformities

(Ord.

(Ord. 1100, passed 7-6-04; Am. Ord. 1159, passed 6-19-06; Am. Ord. 1167, passed 11-20-06; Am. Ord. 1305, passed 10-7-20; Am. Ord. 1345, passed 6-4-25)