Vernon City Zoning Code

The General Industry (I) Zone is intended to provide for the orderly development and operation of most types of industrial use and to promote the concentration of such uses in a manner that will foster mutually beneficial relationships with each other. The regulation of uses and establishment of development standards and site planning standards set forth in the I Zone are those deemed necessary to promote the orderly operation and efficient functioning of the City. The right to use and maintain legal nonconforming uses and legal nonconforming building and standards in the I Zone and all overlay zones are governed by Section 17.64.010, "Legal nonconforming status."

Residential uses are permitted only in the H Overlay Zone.

Commercial uses and retail uses are permitted only in the C-1 and C-2 Overlay Zones.

First Amendment protected uses and religious uses are only permitted in the C-2 Overlay Zone.

Emergency shelters are permitted only in the E Overlay Zone.

Rendering plants are permitted only in the R Overlay Zone.

Slaughtering is permitted only in the S Overlay Zone.

Hazardous waste facilities, solid waste facilities, truck terminals, freight terminals, and/or transportation-related uses are permitted only in the T Overlay Zone.

Fueling stations are permitted only in the C-1, C-2 and T Overlay Zones.

All of the above uses that are permitted in specified overlay zones are not permitted in other areas of the I Zone, and are not eligible for a Conditional Use Permit or Minor Conditional Use Permit in other areas of the I Zone, even if they are less intensive uses than the permitted uses within the I Zone or an overlay zone.

All of the above uses that are permitted in specified overlay zones are subject to the standards and regulations outlined for the overlay zone in which they are located.

Uses that are prohibited under this title, even if less intensive than the permitted uses, shall not be permitted in the I Zone or any overlay zone. Determination of whether uses fit within the definition of permitted uses shall be in the discretion of the Director, as described in Section 17.20.010(E), "Determination of category of use."

Industrial use.

Data centers.

Cold storage warehouses.

Industrial gas manufacturing.

Existing warehouse uses shall continue by right unless additions, alterations or repairs exceeding 25% of the building square footage occur.

Warehouse use (other than cold storage warehouses) on lots encompassing less than 150,000 square feet.

Existing wholesale use shall continue by right unless additions, alterations or repairs exceeding 25% of the building square footage occur.

Wholesale use on lots encompassing less than 150,000 square feet.

Ancillary Use. Each occupant or user on the property and each tenant in a multi-tenant building shall be permitted to dedicate a portion of that person's space to an ancillary use in connection with that person's permitted use, if the following criteria are satisfied:

Incidental Use. Each occupant or user on the property and each tenant in a multi-tenant building shall be permitted to dedicate a portion of that person's space to an incidental use in connection with that person's permitted use, if the following criteria are satisfied:

Any activity or use undertaken by the City.

Refineries.

Generating facilities, power plants, cogeneration facilities.

Trash to energy facilities.

Petroleum-related uses, petroleum storage facilities.

Recycling facilities.

Trade schools.

Public utilities.

Warehouse uses (other than cold storage warehouses) on lots encompassing 150,000 square feet or more and wholesale uses on lots encompassing 150,000 square feet or more are permitted in the I Zone and all overlay zones, with the exception of the Housing Overlay Zone, subject to the approval of a development agreement between the City and applicant, and appropriate standards and terms to be negotiated with the City, and complying with all other conditions imposed by this chapter. Any warehouse development agreement proposed under this section must also adhere to the procedures and requirements set forth in Chapter 17.84 of the Vernon City Code.

When considering uses requiring a warehouse development agreement, the Director shall make a recommendation in writing to the City Council which shall include the Director's determination as to whether or not the proposed warehouse development agreement:

Exemptions. This section shall not apply to the establishment, expansion, or modification of any warehouse or related facilities with pending permits (which includes submittal of a site plan for review) or that have already received full approvals and commenced construction or incurred expenses for construction as of August 16, 2022.

The permitted use for such person is that person's majority use.

The ancillary retail use is located upon the same lot as that person's permitted use and sufficient parking is provided.

The ancillary retail use is used solely and exclusively by the person for that person's permitted use and the sell at retail is only for products manufactured onsite or products imported and stored in bulk as part of the person's permitted use.

Ancillary retail use includes the right to sell at retail any day of the week but does not include outdoor storage and activities including the outdoor display of merchandise.

The cumulative total area dedicated to all ancillary uses (including any ancillary retail use) shall not exceed 20% of the gross floor area occupied by a permitted use.

No motel, hotel, trailer, or trailer park is permitted in any zone or overlay zone. The provisions of this section do not apply to portable units which: (1) have been acknowledged in writing by the owner or user to be units that are to be used temporarily and solely in connection with a construction project on the same lot by persons who have a separate existing, permanent residence; (2) have received written approval from the Director for such temporary usage; and (3) are not used for bathing or sleeping. The provisions of this section do not apply to trailers used solely to move goods.

No marijuana dispensary, store, co-op, or cultivation operation is permitted in any zone or overlay zone.

No convention venue is permitted in any zone or overlay zone.

Community facilities.

Bars.

Junk or salvage business.

Public storage (including mini-storage) facilities.

Manure fertilizer business.

Contractor's yard.

Residences located outside of the H Overlay Zone.

Freight terminals, solid waste facilities, truck terminals, transportation-related use, or hazardous waste facilities located outside of the T Overlay Zone.

Commercial or retail uses located outside of the C-1 or C-2 Overlay Zones.

Slaughtering located outside of the S Overlay Zone.

Rendering plants located outside of the R Overlay Zone.

Fueling stations located outside of the C-1, C-2 and T Overlay Zones.

All buildings, ancillary structures, land, uses, and businesses in the I Zone must comply with the following development standards at all times:

All buildings, ancillary structures, land, and businesses in the I Zone must comply with the following development standards upon a change of use or upon the occurrence of an event described in Table 17.64.030, Right to Continue Nonconforming Uses and Buildings, that requires compliance with the development standards.

Building Intensity. The total gross floor area of all buildings on any lot shall not exceed a floor area ratio (FAR) of 2:1.

Off-Street Parking and Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Chapter 17.56, "Off-Street Parking and Loading Facilities."

Building Setback. Every building or structure shall be set back not less than 21 feet from the curb face, as shown on the Master Plan of Streets. A reduced setback distance may be approved by the General Manager of Public Utilities, but not less than to the ultimate planned right-of-way of the street as shown on the Master Plan of Streets. The General Manager of Public Utilities shall designate the distance from the center of the street in any case in which the planned future ultimate width of a street is not specified or a street is not symmetrical.

Ancillary Structure Setback. Where a lot or parcel of land in any zone or overlay zone abuts a street as shown on the Master Plan of Streets, every ancillary structure on such lot or parcel shall be set back as follows: (1) if the ancillary structure is equal to or greater than 20 feet in height, it shall be set back not less than 21 feet from the curb face, as shown on the Master Plan of Streets. A reduced setback distance may be approved by the General Manager of Public Utilities, but not less than to the ultimate planned right-of-way of the street as shown on the Master Plan of Streets; and (2) if the ancillary structure is less than 20 feet in height, it shall be set back not less than to the ultimate planned right-of-way width of the street as shown on the Master Plan of Streets, except in no case shall the structure be set back less than eight feet from the curb face, as shown on the Master Plan of Streets. The General Manager of Public Utilities shall designate the distance from the center of the street to the curb face in any case in which the Master Plan of Streets does not specify a planned future ultimate width from curb to curb or a street is not symmetrical.

No Encroachment. Except as otherwise provided in Chapter 12.08, Encroachments, Section 12.08.050, "Encroachment to be authorized by license before issuance of permit—Exceptions," of this Code, no building or ancillary structure shall encroach into the planned future ultimate width of a street.

Barriers. Where parking, loading, or maneuvering areas adjoin a street or streets, a 12 gauge wrought iron fence not less than eight feet in height, a masonry or concrete wall not less than 30 inches in height, or a landscaped area a minimum of four feet in width measured from the property line, or an equivalent protective device as approved by the Director, shall be established along such full frontage, except at driveways, walkways, or other openings where such are necessary. Where a barrier or a landscaped area adjoins a driveway, a 10-inch concrete-filled steel pipe or equivalent protective device shall be installed on driveways used for trucks, and an eight-inch concrete filled steel pipe or equivalent protective device shall be installed on driveways used exclusively by automobiles.

Minimum Lot Size. Except in the C-1 and C-2 Overlay Zones, no new lot shall be established for any use in the I Zone unless the lot is at least one acre in size and complies with Section 16.12.040, "Lots to conform to minimum requirements."

Trash Enclosures. All trash disposal areas shall be enclosed on three sides, shall have two block walls and one lockable gate. The gate's overall height shall be a minimum of six feet; its overall width shall be a minimum of eight feet. All block walls shall be a minimum six feet tall.