The B-P district is intended to provide for a mix of modern non-nuisance industrial, commercial, business service, research laboratory and large office uses emphasizing buildings within the former Rio Vista Airport site now known as the Rio Vista Business Park. This zoning district is intended to allow the development of a large range of business and industrial uses, subject to locational criteria within the Business Park site. Permitted and conditional uses vary depending on frontage and access to arterial, collector and local streets within and adjacent to the site.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 001-2024, 2/20/2024)
The following table specifies the permitted and conditional uses allowed in the B-P district:
Zoning District
Commercial/Light Industrial Arterial/Collector Street Corridors—Airport Road, Poppy House Road, St. Francis Road, Frontage and Corner Lots1
General Manufacturing Local/Interior Street Corridors—Frontage on Local Streets (Roads "A," "B," "Future," etc.
Allowed Uses 2
 
 
Administrative and professional offices
P
P
Research and development
P
P
Laboratories
P
P
Light industry—Manufacturing/assembly from previously prepared materials such as cloth, plastic, paper, leather, precious or semi-precious metals or stones, and provision of industrial services, primarily within an enclosed building; not including such operations as saw and planing mills, or any manufacturing uses involving primary production of metals or chemical products from raw material
P
P
Manufacturing of electric and electronic instruments and devices such as television sets, radios, avionics, and computers
P
P
Manufacturing of food products, bakery goods, candy, cosmetics, pharmaceuticals and the like
P
P
General industry—Manufacturing/assembly from raw materials, bulk storage, processing and handling of raw materials and products, building materials manufacturing, saw and planing mills; uses in this category typically involve large truck access and heavy equipment handling, and significant areas of outdoor storage of products, materials, equipment or fuel
—
C
Services and suppliers to the natural gas industry; well drilling operators; drilling and gas production equipment servicing and leasing
—
P
Water well drilling, geotechnical and exploration services and equipment
—
P
Small trucking operations (up to 10 commercial vehicles)
—
C
Food product manufacturing (non-odorous—Excluding fish products, vinegar, etc.)
C
C
Outdoor storage, corporation yard, materials yard, outdoor processing (more than 15% of site area)—Minimum setback of 50 feet from a residential district
C
P
Crane and rigging yards and storage
—
C
Warehouse/distribution
C
P
Business services
P
P
Wholesaling
P
P
Service station, card lock fueling
C
C
Building materials and sales, not including concrete mixing
C
P
Equipment rental and storage yards, equipment sales, commercial rental centers, contractors' yards
C
P
Cement, asphalt and gypsum production, batch plants
—
C
Solid waste recycling facility
—
C
Trade/contractor shop uses (cabinet shops, electrical/plumbing shops, upholstering, HVAC shops, welding)
P
P
Large commercial bakeries, creameries, bottling plant, cleaning/dying plant
P
P
Agricultural Uses
 
 
Employee housing—Agricultural
P
P
Commercial Uses
 
 
Auto sales, boat sales
P
P
Auto and equipment repair, paint shop, body shop
C
C
Tire, muffler or brake shop, auto parts store with retail sales storefront
P
C
Printing, blueprinting, photocopying
P
P
Funeral and interment services
C
—
Household or business storage (mini-storage)
P
P
Nursery, landscape materials
C
P
Household rental center
P
P
Personal services
P
C
Animal hospital/vet clinic
P
P
Restaurant (not including separate bar or lounge)
P
C
Food and beverage sales, convenience market, deli, catering service
P
C
Commercial recreation conducted primarily within a building, including athletic or health clubs, indoor shooting range, laser tag, paintball, arcades, bowling alleys, skating rinks, etc.
P
C
Commercial school or studio (business, dance, martial arts, etc.)
P
C
Public/Institutional Uses
 
 
Utilities, utility equipment yards, telecommunications facilities, transmission towers
C
C
Public facility
C
C
Quasi-public (club, institutional)
C
C
Public and semi-public buildings, including, but not limited to, fire stations, schools, churches, libraries, hospitals, community and civic centers
C
C
Day care; nursery or preschool
C
—
Miscellaneous Uses
 
 
Unenclosed structures and outside production equipment such as conveyor systems and large pieces of equipment
C
C
Crematorium
—
C
Dump, disposal facility
—
—
Agricultural uses (continuation of previous use)
P
P
Junk yard
—
—
Animal feed store
C
C
P = Permitted by Right – Arch Review Only*
C = Conditional Use Permit Required*
— = Not Allowed
1
For the purpose of determining "frontage," any lot line contiguous to an arterial or collector street as described above shall be considered to be the front of the lot.
2
Other businesses or activities not listed as permitted or conditional uses above, but which are similar to listed uses in function, scope and services or products offered, may be determined by the zoning administrator to be a permitted or conditional use.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 005-2021 § 3; Ord. 001-2024, 2/20/2024)
Any use constituting or resulting in public or private nuisance because of emission of any smoke, dust, gas, odor, fumes, noise, vibration, radioactive or fissionable materials, or refuse materials. The following are specifically prohibited in the B-P, business park district:
A. 
Trucking operations as a primary use.
B. 
Animal feed yard.
C. 
Odorous food production—Fish products, vinegar, etc.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 001-2024, 2/20/2024)
A. 
Development Standards. All development and the use of land in the B-P district must conform to the city's industrial design criteria and the following standards:
Development Standard
Arterial/Collector Street Corridors—Airport Road, Poppy House Road, St. Francis Rd., Frontage and Corner Lots
Local/Interior Street Corridors— Frontage on Local Streets (Roads "A," "B," "Future," etc.)
Minimum lot area (sq. ft.)
40,000
40,000
Minimum lot width (ft.)
100
100
Minimum yards (ft.):
 
 
Front
25
25
Side
10
15
Corner side
15
20
Rear
20
20
Maximum building height
50
50
Maximum lot coverage
No maximum*
No maximum*
Minimum landscaped site area
10%
10%
Minimum yard adjoining a residential district (ft.)
30
N/A
*
No maximum building coverage except as required for access, off-street parking, loading and unloading, drainage, required landscaping and setbacks.
B. 
Buildings Adjacent to Residential Zones. Portions of buildings located within 100 feet of residentially zoned properties shall not exceed 35 feet in height and shall not be more than one story in height.
C. 
Maximum Building Stories. Buildings shall not exceed two stories in height except with planning commission approval through approval of a conditional use permit for any of the following uses, then buildings may be three stories:
1. 
Administrative and professional offices;
2. 
Research and development;
3. 
Laboratories; or
4. 
Uses determined by the planning commission to be of a similar character.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 003-2021 § 3; Ord. 005-2021 § 3; Ord. 001-2024, 2/20/2024)
Site and architectural approval pursuant to Chapter 17.60 is required for all new structures and exterior improvements to existing structures in the B-P district. (Buildings and structures 10,000 square feet or less are reviewed administratively; over 10,000 square feet are reviewed by the planning commission.)
(Ord. 632 § 1 (Exh. A), 2008; Ord. 001-2024, 2/20/2024)
All front yard and corner side yard areas not occupied by driveways or sidewalks shall be devoted to landscaping. A minimum of 15 feet shall be landscaped in any case where a rear yard abuts a street. A minimum of 10% of the site area for each lot shall be landscaped. "Landscaping" means the planting and maintenance of trees, shrubs, lawns, and other evergreen ground cover or material, and as provided in Section 17.44.130, ground cover. The entire landscape planter strip must be vegetated except for approved driveways, walkways, bikeways, and screened utility equipment. Facilities for waste storage such as dumpsters must be located within an enclosure and be visually buffered by fencing, landscaping, and/or other treatments also see city of Rio Vista industrial design criteria).
(Ord. 632 § 1 (Exh. A), 2008; Ord. 001-2024, 2/20/2024)
All exterior signage shall conform to the requirements of Chapter 17.56 and city of Rio Vista industrial design criteria.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 001-2024, 2/20/2024)
All buildings shall be constructed on or attached to a permanent foundation. Temporary exceptions for a specific limited period of time may be approved as a temporary use, as provided in Section 17.44.020.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 001-2024, 2/20/2024)
A. 
Solid, decorative, masonry walls, a minimum of six feet in height, with the height subject to the determination of the zoning administrator or planning commission, as the case may be, shall be provided on property lines, or any other location as approved by the decision-making body, as follows:
1. 
When the B-P district is adjacent to a residential district;
2. 
When a side or rear lot line adjoins an arterial or collector street;
3. 
All outdoor storage, sales, or service areas visible from a public street shall be surrounded by and screened by a solid decorative masonry wall, or an equivalent method of screening approved by the zoning administrator, with a minimum height of six feet. No materials or equipment shall be stored to a height above the top of the wall.
B. 
Solid, decorative, masonry walls or other decorative fencing may be required or approved through site and architectural review or other project approval.
1. 
Open fencing that is directly visible from an arterial street, shall be of a decorative design, and plain, open fencing such as chain link or other comparable materials or barbed wire or other wire security fencing, shall not be acceptable.
2. 
Solid fencing that is directly visible from an arterial street, shall be of a decorative design, and plain, board fencing shall not be acceptable.
C. 
Wall materials, color, and design shall be compatible with the main structure on the site, as determined by the decision-making body.
D. 
Wall and Fence Height.
1. 
No wall, fence, or hedge shall exceed three feet if located in a required front yard, except as may be required for security for specific uses as approved by the planning commission.
2. 
Measuring Wall and Fence Height. Height shall be measured from the finished grade level, as shown on approved grading plans, or the existing grade if there are no approved grading plans, on the side of the fence on which the grade elevation is the greatest.
E. 
Existing Walls and Fences. A legally established wall or fence existing prior to the adoption of the ordinance codified in this chapter and which does not conform to the standards of this section, may be replaced in the same location, and at the same height, except as follows: Walls or fences which are required to be maintained or replaced as a condition of a new project approval, shall comply with the standards of this section.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 005-2021 § 3; Ord. 001-2024, 2/20/2024)
All operations shall be conducted entirely within a completely enclosed structure, except as provided below:
A. 
The following exceptions shall be allowed, subject to site and architectural review:
1. 
Parking and loading;
2. 
Outdoor storage, service, or repair, subject to the following provisions:
a. 
The storage, service, or repair is incidental to the primary use on the same site;
b. 
There shall be no outdoor storage, service, or repair within the front yard area, or required parking area, or within 50 feet of a residential district;
c. 
Outdoor storage or operations in excess of 15% of site area may be subject to a conditional use permit (see Section 17.29.020 of this chapter).
B. 
Uses which generate noise through the use of power tools, impact, or other mechanical operations shall provide attenuation of such noise to the extent that the use does not become a nuisance to any residential area, as determined by the zoning administrator or by the planning commission.
(Ord. 632 § 1 (Exh. A), 2008; Ord. 001-2024, 2/20/2024)