INDUSTRIAL ZONING DISTRICTS UPDATE – COUNCIL PROJECT “A”
On August 2, 2011, the City Council directed Community Development staff to develop and implement a work plan that would amend the BP (Business Park), IL (Light Industrial), and IG (General Industrial) zoning districts to increase permitted uses and to expedite re-occupancies of existing structures. Community Development staff has analyzed the existing industrial zoning districts, conferred with real estate professionals, business owners, residents, and other City staff, and developed a list of recommended changes to the industrial zoning districts.
The Planning Commission will hold a public hearing and consider the proposal on January 12, 2012 at or after 4:00 p.m. in the Council chamber at City Hall. The Commission will make a formal recommendation to the Council, and then the City Council will make the final decision about the proposal at a subsequent public hearing.
Summary Of PROPOSED CHANGES
BP (Business Park) Zoning District
The BP zoning district is applied to areas appropriate for planned, visually attractive centers for business that do not generate nuisances (noise, clutter, noxious emissions, etc.). This zone accommodates campus-like environments for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, incubator-research facilities, testing, repairing, packaging, and printing and publishing. Warehousing and distribution, retail, hotels, and residential uses are permitted on an ancillary basis. Restaurants and other related services are permitted as accessory uses. Outdoor storage is not permitted. The BP zoning district is consistent with and implements the Business Park land use classification of the General Plan.
Proposed Changes
BP1: Allow office uses as permitted uses. A Minor CUP is currently required. Processing offices, which involve high employee densities, would still require a Minor CUP.
BP2: Allow banks, financial services as a permitted use. A Major CUP is currently required.
BP3: Allow medical services - clinic, lab, doctor’s office as a permitted use. A Major CUP is currently required.
BP4: Allow accessory retail and accessory services uses as permitted uses, subject to compliance with Section 20-42.024 which limits the size of these uses to ensure that they are accessory to the primarily industrial uses. A Major CUP is currently required except through the Aggressive Economic Development ordinance (AED) which allows these uses by right subject to compliance with 20-42.024.
BP5: Allow office supporting retail uses as a permitted use. By definition, these uses are of limited size and serve the various businesses and employees of an industrial or commercial zoning district. A Major CUP is currently required.
BP6: Allow business support uses as a permitted use. By definition, business support uses provide services to other business located within an industrial or commercial zoning district. A Minor CUP is currently required.
BP7: Allow personal services as a permitted use. A Minor CUP is currently required.
BP8: Allow indoor media production as a permitted use. A Minor CUP is currently required.
BP9: Allow maintenance service – client site services with a Minor CUP. This use is currently not permitted in the BP zoning district.
BP10: Allow commercial recreation facility- indoor with a Minor CUP. This use is not currently permitted in Business Park (BP) zoning district except through AED.
BP11: Allow studio uses with a Minor CUP. This use is not currently permitted in BP Business Park.
BP12: Allow Neighborhood Center use with a Minor CUP. A Major CUP is currently required.
BP13: Allow medical services - health care facilities with a Minor CUP. A Major CUP is currently required.
BP14: Allow medical services - urgent care with a Minor CUP. A Major CUP is currently required.
IL (Light Industrial) Zoning District
The IL zoning district is applied to areas appropriate for some light industrial uses, as well as commercial service uses and activities that may be incompatible with residential, retail, and/or office uses. Residential uses may also be accommodated as part of work/live projects. The IL zoning district is consistent with the Light Industry land use classification of the General Plan.
IL1: Allow farm supply/feed store as a permitted use. A Minor Use Permit is currently required.
IL2: Allow business support uses as a permitted use. By definition, business support uses provide services to other business located within an industrial or commercial zoning district. A Minor CUP is currently required.
IL3: Allow accessory retail and accessory services as a permitted use, subject to compliance with Section 20-42.024 which limits the size of these uses to ensure that they are accessory to primarily industrial uses. A Minor CUP is currently required except through AED which allows these uses by right subject to compliance with 20-42.024.
IL4: Allow catering service as a permitted use. A Minor CUP is currently required.
IL5: Allow child daycare center with a Minor CUP. This use is currently not allowed in the Light Industrial (IL) district.
IL6: Allow Neighborhood Center use with a Minor CUP. A Major CUP is currently required.
IL7: Allow restaurant uses with a Minor CUP. A Major CUP is currently required, except that AED allows many of these uses by right.
IG (General Industrial) Zoning District
The IG zoning district is applied to areas appropriate for industrial and manufacturing activities, warehousing, wholesaling and distribution uses. Uses may generate truck traffic and operate 24 hours. Retail and business service uses that could be more appropriately in another zone are not permitted. Land uses allowed in the IG zoning district have the potential for creating objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes. The IG zoning district is consistent with the General Industry land use classification of the General Plan.
IG1: Allow catering service as a permitted use. A Minor CUP is currently required.
IG2: Allow accessory services with a Minor CUP, subject to compliance with Section 20-42.024 which limits the size of these uses to ensure that they are accessory to primarily industrial uses. A Major CUP is currently required.
IG3: Allow building and landscape materials – indoor with a Minor CUP. A Major CUP is currently required.
IG4: Allow manufacturing/processing – heavy with a Minor CUP. A Major CUP is currently required.
IG5: Allow recycling – scrap and dismantling yards with a Minor CUP. A Major CUP is currently required.
IG6: Allow research and development with a Minor CUP where it is currently not allowed.
The current Zoning Code, which includes a complete glossary of many of the above terms and land uses, is located here (See Title 20 Zoning, Division 7 Glossary):
http://ci.santa-rosa.ca.us/departments/cityadmin/cityclerk/Pages/CityCode.aspx
Question and comments from the public are welcome. Please contact Erin Morris, Senior Planner, by email at emorris@srcity.org or by telephone at 707/543-3273.