Chapter 82.06 — INDUSTRIAL AND SPECIAL PURPOSE LAND USE ZONING DISTRICTS

This Chapter lists the land uses that may be allowed within the industrial and special purpose land use zoning districts established by the General Plan and listed in Chapter 82.01 (Land Use Plan, Land Use Zoning Districts, and Overlays), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

(Ord. 4011, passed - -2007)

The purposes of the individual Industrial and special purpose land use zoning districts and the locations where they are applied are as specified in the General Plan and as described in Chapter 82.01 (Land Use Plan, Land Use Zoning Districts, and Overlays).

(Ord. 4011, passed - -2007)

The Industrial and special purpose land use zoning districts shall be applied through the General Plan amendment process (Chapter 86.12) only to sites with the minimum areas indicated in Table 82-16.

(Ord. 4011, passed - -2007; Am. Ord. 4043, passed - -2008; Am. Ord. 4085, passed - -2009)

(a) General Permit Requirements. Table 82-17 identifies the uses of land allowed by this Development Code in each Industrial and special purpose land use zoning district established by Chapter 82.01 (Land Use Plan, Land Use Zoning Districts, Overlays), in compliance with § 82.02.030 (Allowed Land Uses and Planning Permit Requirements).

(b) Requirements for Certain Specific Land Uses. Where the last column in Table 82-17 (Specific Use Regulations) includes a Section number, the referenced Section may affect whether the use requires Site Plan Permit, or Conditional Use Permit or Minor Use Permit, Planned Development Permit, or other County approval, and/or may establish other requirements and standards applicable to the use.

(c) Allowed Land Uses in the SD Land Use Zoning District. A special development may allow intermixing of residential, commercial and industrial uses, provided that the review authority determines that there is a specific need for the special development standards. The Special Development Land Use Zoning District may have a suffix to indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An

“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed uses within these zones.

Table 82-17

|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to

indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|for the special development standards. The Special Development Land Use Zoning District may have a suffix to
indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned
Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An
“IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed
uses within these zones.|

|---|---|---|---|---|---|---|---|---|---|---|---|---|---| |Table 82-17|||||||||||||| ||||||||||||||| |Allowed Land Uses and Permit Requirements for Industrial and Special Purpose Land Use Zoning Districts|||||||||||||| |LAND USE
See Division 10 (Definitions) for land use
definitions||||PERMIT REQUIRED BY DISTRICT||||||||Specific Use
Regulations|| |||IC||IR||IN||SD-
RES
(1)||SD-
COM
(1)|SD-
IND
(1)||| ||||||||||||||| |||Table 82-17|||||||||||| |Allowed Land Uses and Permit Requirements for Industrial and Special Purpose Land Use Zoning Districts|||||||||||||| |LAND USE
See Division 10 (Definitions) for land use
definitions|||PERMIT REQUIRED BY DISTRICT||||||||||Specific Use
Regulations| ||IC||IR||IN||SD-RES
(1)||SD-COM
(1)||SD-IND
(1)||| |Agricultural, Resource & Open Space Uses|||||||||||||| |Agriculture support services|P(2)||P(2)||—||M/C||M/C||M/C||| |Animal keeping|—||—||—||S||—||—||84.04| |Community gardens|—||—||—||A||—||—||| |Crop production, horticulture, orchard,
vineyard|—||—||—||A||—||—||| |Industrial hemp cultivation - Small scale
(minimum 1-acre lot size)|—||—||—||P||—||—||84.35| |Industrial hemp cultivation - Large scale
(minimum 5-acre lot size)|—||—||—||CUP||—||—||84.35| |Natural resources development (mining)|CUP||CUP||—||CUP||CUP||CUP||| |Nature preserve (accessory uses)|—||—||P(2)||P(2)||P(2)||P(2)||| |Industry, Manufacturing & Processing, Wholesaling|||||||||||||| |Adult business|ABP||—||—||—||—||—||84.02| |Construction contractor storage yard|M/C||P(2)||—||M/C||M/C(3)||M/C||| |Hazardous waste operation|—||CUP||—||—||—||—||| |Industrial hemp - Class I manufacturing
(minimum 5-acre lot size)|M/C||M/C||—||M/C||M/C||M/C||84.35| |||||||||||||||

Notes:

Notes:

(1) The Special Development Land Use Zoning District may have a suffix to indicate the focus of a particular SD zone. A “RES” suffix indicates that the focus is on residential Planned Development projects. A “COM” suffix indicates that the focus is on commercial Planned Development projects. An “IND” suffix indicates that the focus is on industrial Planned Development projects. However, all can still have mixed uses within these zones. (2) CUP required if maximum building coverage exceeds 10,000 sq. ft., the use will have more than 20 employees per shift, or if not exempt from CEQA; may qualify for a MUP in compliance with § 85.06.020 (Applicability). (3) This use shall be located completely within an enclosed structure. (4) PD Permit required if total floor area or use area exceeds 10,000 sq. ft. (5) Concrete batch plants in the Phelan planning area may be allowed subject to a CUP. (6) Pallet manufacturing, reconditioning, and storage yards in the unincorporated area in Fontana bounded by the I-10 on the north, Almond Ave. on the east, 660 ft. south of Santa Ana Ave. on the south, and Mulberry Ave. on the west that is zoned IC may be allowed subject to a CUP. (7) Use allowed as an accessory use only, on the same site as a retail, service, or industrial use allowed by this table. Requires a Special Use Permit when recreational vehicles are used for seasonal operations. (8) Use allowed as an accessory use only, on the same site as a residential use allowed by this table. (9) A CUP shall be required for three or more rooms. (10) This use shall be located completely within an enclosed structure with no exterior overnight storage of vehicles. (11) When associated with an institutional use. (12) Use allowed as an accessory use only, on the same site as a retail service, or industrial use allowed by this table. (13) These uses are regulated and approved by the Public Utilities Commission. See alternate review procedures in § 85.02.050. (14) Supportive housing or transitional housing that is provided in single-, two-, or multi-family dwelling units, group residential, parolee-probationer home, residential care facilities, or boarding house uses shall be permitted, conditionally permitted or prohibited in the same manner as the other single-, two- or multi-family dwelling units, group residential, parolee-probationer home, residential care facilities, or boarding house uses under this Code. (15) Use allowed as an accessory use only with standards, on the same site as a residential use allowed by this table. A Special Use Permit is required for an accessory dwelling unit used as a short-term rental in the Mountain Region.

(Ord. 4011, passed - -2007; Am. Ord. 4043, passed - -2008; Am. Ord. 4057, passed - - 2008; Am. Ord. 4098, passed - -2010; Am. Ord. 4188, passed - -2012; Am. Ord. 4230, passed - -2014; Am. Ord. 4239, passed - -2014; Am. Ord. 4245, passed - -2014; Am Ord. 4251, passed - -2014; Am. Ord. 4341, passed - -2018; Am. Ord. 4383, passed - -2020; Am. Ord. 4393, passed - -2020; Am. Ord. 4444, passed - -2022; Am. Ord. 4504, passed - -2026)

(a) Each subdivision shall comply with the minimum parcel size requirements shown in Tables 82-18A, 82-18B and 82-18C for the applicable land use zoning district.

(b) The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by these tables based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

(c) See also the standards in § 83.02.050 (Parcel Area Measurements and Exceptions).

Table 82-18A Industrial and Special Purpose Land Use Zoning District Minimum Lot Size

(4) A Final Development Plan may approve lot sizes smaller than those specified by the land use zoning district. The combination of open spaces and concentrations of smaller lot areas shall be compatible with the land uses on surrounding properties.

Table 82-18B

Table 82-18C

(1) Minimum lot area may be less than specified if the subdivision application is filed concurrently with a Planned Development or Conditional Use Permit application.

(2) Except where modified by map suffix.

(3) A suffix may be added to a Special Development Land Use Zoning District to emphasize the focus of a specific SD zone. A

“RES” suffix would indicate that the focus of the zone is on residential development while still allowing commercial uses. A “COM”

suffix would indicate that the focus of the zone is on commercial development while still allowing some residential uses. An “IND” suffix would indicate that the focus of the zone is on industrial development while still allowing other mixed uses. Also, a map suffix may allow minimum lot area to be less than 5 acres (e.g., SD-5 = Special Development with a five-acre minimum lot area). A map suffix may also indicate maximum dwelling units per acre (e.g., SD-3/1 = Special Development with a maximum density of three dwelling units per acre).

(4) A Final Development Plan may approve lot sizes smaller than those specified by the land use zoning district. The combination of open spaces and concentrations of smaller lot areas shall be compatible with the land uses on surrounding properties.

(Ord. 4011, passed - -2007; Am. Ord. 4043, passed - -2008; Am. Ord. 4098, passed - -2010)

(a) Site Layout and Building Standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Tables, 8219A and B, 82-20A and B, 82-21A and B, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Division 3 (Countywide Development Standards), and Division 4 (Standards for Specific Land Uses and Activities).

Table 82-19A

(b) Industrial Land Use Zoning District Additional Standards. Performance standards establishing acceptable levels of noise, vibration, air pollution, glare, and other possible pollutants are in Chapter 83.01 (General Performance Standards).

(c) SD District Additional Standards.

(1) Performance Standards. Performance standards establishing acceptable levels of noise, vibration, air

pollution, glare, and other possible pollutants are in Chapter 83.01 (General Performance Standards).

(2) Alternate Standards. A Final Development Plan may establish different design standards including accessory sign standards.

(3) Development Plan Standards. Development Plan standards shall apply in lieu of conflicting standards in this Development Code. All standards established by this Development Code that do not conflict with the Development Plan standards shall apply to the project.

Notes:

(1) Only one side yard setback is required to provide for emergency access. If the adjacent lot is not designated commercial or industrial, a side yard shall be required along that side of the lot.

(2) A rear yard setback is required only when the adjacent property is not designated commercial or industrial.

Table 82-20B

(b) Industrial Land Use Zoning District Additional Standards. Performance standards establishing acceptable levels of noise, vibration, air pollution, glare, and other possible pollutants are in Chapter 83.01 (General Performance Standards).

(c) SD Land Use Zoning District Additional Standards.

(1) Performance Standards. Performance standards establishing acceptable levels of noise, vibration, air

pollution, glare, and other possible pollutants are in Chapter 83.01 (General Performance Standards).

(2) Alternate Standards. A Final Development Plan may establish different design standards including accessory sign standards.

(3) Development Plan Standards. Development Plan standards shall apply in lieu of conflicting standards in this Development Code. All standards established by this Development Code that do not conflict with the Development Plan standards shall apply to the project.

Table 82-21A

Table 82-21A

(1) Only one side yard setback is required to provide for emergency access. If the adjacent lot is not designated commercial or industrial, a side yard shall be required along that side of the lot.

(2) A rear yard setback is required only when the adjacent property is not designated commercial or industrial.

(3) In the Phelan/Pinon Hills Community Plan area, the maximum height is 35 ft.

Table 82-21B

Table 82-21B

(b) Industrial Land Use Zoning District Additional Standards. Performance standards establishing acceptable levels of noise, vibration, air pollution, glare, and other possible pollutants are in Chapter 83.01 (General Performance Standards).

(c) SD Land Use Zoning District Additional Standards.

(1) Performance Standards. Performance standards establishing acceptable levels of noise, vibration, air pollution, glare, and other possible pollutants are in Chapter 83.01 (General Performance Standards).

(2) Alternate Standards. A Final Development Plan may establish different design standards including accessory sign standards.

(3) Development Plan Standards. Development Plan standards shall apply in lieu of conflicting standards in this Development Code. All standards established by this Development Code that do not conflict with the Development Plan standards shall apply to the project.

(Ord. 4011, passed - -2007; Am. Ord. 4057, passed - - 2008; Am. Ord. 4504, passed - -2026)

Whenever a Planned Development application is processed and adopted by the Board of Supervisors, a General Plan Amendment will be processed and adopted concurrently. The General Plan Amendment will indicate that there has been some type of change to the development standards or allowed uses within the area included within the boundaries of the Planned Development application. This General Plan Amendment will be annotated on the Land Use Zoning District Maps as a suffix to the Special Development District. The suffix will include the letters “PD” and the year of adoption and the sequence number of the specific Planned Development application that had been approved for that specific year [e.g. (PD-2006-01)].

(Ord. 4011, passed - -2007)