The regulations set forth in this chapter shall apply in all PI districts and shall be subject to the provisions of Chapter 21.08 and other provisions of this title not inconsistent with the specific regulations set forth in this chapter.
(Ord. CS 256 §1, 1987)
Uses permitted when consistent with the general plan and existing uses upon adoption of a development plan according to procedures set forth in this title for zoning changes (Chapter 21.108).
A. 
Ambulance and armored car service;
B. 
Animal hospitals;
C. 
Appliance repair;
D. 
Auto parts establishment, whole-sale only;
E. 
Body and paint shops;
F. 
Bottling plant;
G. 
Building materials yard;
H. 
Bus and truck terminal;
I. 
Cabinet shops;
J. 
Cleaning and dyeing establishments;
K. 
Clinics;
L. 
Compounding and packaging of cosmetics, pharmaceuticals and toiletries;
M. 
Contractor's yards;
N. 
Crop farming and the dwellings and outbuildings appurtenant to crop farming;
O. 
Cultured marble manufacture;
P. 
Express office;
Q. 
Farm and garden supply, whole-sale only;
R. 
Farm equipment service;
S. 
Farm implement manufacture;
T. 
Food processing, packaging, and storage, including milk products, fruits, nuts, vegetables, blended foods, candies, nonalcoholic beverages, preserves, bakery goods and frozen foods provided adequate sewage treatment facilities and capacity are available;
U. 
Fork lift sales/service;
V. 
Laboratories;
W. 
Machine shops;
X. 
Mail order establishments;
Y. 
Mini-warehouses;
Z. 
Mobile home storage and service;
AA. 
Assembly of products, consisting of previously prepared materials, including but not limited to jewelry, clocks, appliances, containers, business machines, toys, electronic equipment, leather goods, office supplies and photographic and optical equipment;
BB. 
Offices, administrative, business and professional;
CC. 
Office furniture repair;
DD. 
Outside storage when screened by a solid ornamental or uniformly painted wooden fence of not less than six feet in height;
EE. 
Petroleum and oil storage when accessory to another permitted use;
FF. 
Plumbing and heating establishments;
GG. 
Printing, publishing and book binding;
HH. 
Public and quasi-public buildings;
II. 
Public garages;
JJ. 
Public utilities, including electrical receiving and/or transformer stations;
KK. 
Radio, television and communications facilities;
LL. 
Research institutions;
MM. 
Recreational vehicle service;
NN. 
Sheet metal shops;
OO. 
Sign shop and storage;
PP. 
Signage: one identification or informational sign not more than twelve square feet in area nor more than six feet in height, may be permitted in the front yard or side yard of each lot adjacent to each street frontage in lieu of any other freestanding sign, provided that:
1. 
It does not bear any advertising message,
2. 
It is nonflashing, nonmoving, and nonanimated,
3. 
It is located wholly on private property on the premises to which it pertains, and
4. 
A plot plan and elevation of the sign is approved by the planning and community development director prior to request for building and electrical permits and installation;
QQ. 
Single-family dwellings or one apartment if it is accessory to a permitted use;
RR. 
Tire, battery and auto parts, wholesale only;
SS. 
Uses normally accessory (incidental and secondary) to other listed uses, including storage of fresh fruit or vegetable containers which are uniformly stacked and maintained at least one hundred feet from the nearest property line;
TT. 
Warehouses, including storage within a building but excluding storage of explosives;
UU. 
Welding, portable;
VV. 
Welding school;
WW. 
Wholesale stores and establishments;
XX. 
Sandwich/donut shop designed to serve planned industrial development;
YY. 
Uses similar to those listed.
(Ord. CS 256 §1, 1987)
A. 
Commercial cannabis retail (non-storefront only), manufacturing (non-volatile), testing labs, distribution, and cultivation or nursery activities (mixed-light or indoor), subject to Section 21.08.020(D) of this title.
1. 
Where a planned industrial zoning district is adopted after January 4, 2018, the adoption of the zoning district may authorize the uses permitted by subsection A, in-lieu of a use permit, provided the uses are specifically identified in the development plan required by Section 21.42.040 of this chapter.
(Ord. CS 1205 §4, 2017)
PI district zoning shall be adopted or changed in the same manner as prescribed by this title concerning zoning district amendments. No PI district zoning shall be adopted unless development standards and a development plan have been approved for the area.
(Ord. CS 256 §1, 1987)
Prior to any approval of a planned industrial zone a development plan shall be submitted by the applicant.
A. 
The development plan shall include:
1. 
A description of proposed uses and where appropriate disclosure of any chemicals used or wastes generated, including, but not limited to, petroleum, dyes, thinners, solvents and pesticides;
2. 
A map showing any street system and lot design proposed within the area. Compliance with this requirement shall not be construed to relieve the applicant from compliance with the subdivision regulations or any other applicable regulations of the county;
3. 
A plot plan for each building site in the PI district for which development is requested. The plot plan shall show the location of all proposed buildings, indicating the distances between buildings, and between buildings and property or building site lines, and the location of all active or abandoned wells, septic systems, irrigation lines, public sewer lines and public water lines;
4. 
Elevations and perspective drawings and measurements of all proposed structures to scale. The purpose of such drawings is to indicate the height of proposed buildings and the appearance of the proposed structures to the end that the entire development will have architectural unity and be in harmony with surrounding developments;
5. 
Off-street parking and loading plan which shall include a circulation diagram indicating the proposed movement of vehicles and goods;
6. 
Landscaping and tree planting plan;
7. 
Proposed method of sewage disposal.
B. 
Any subsequent changes in the development plan shall be submitted to the department of planning and community development and shall be treated as follows:
1. 
If the proposed changes do not involve any new uses not already permitted in the adopted planned industrial district, the director of planning and community development may approve the changes through the staff approval application process;
2. 
If the proposed changes involve uses not permitted in the adopted planned industrial district, the requested changes shall be processed according to the procedures set forth in this title for use permits (Chapter 21.96);
3. 
If the proposed changes are of such a size or nature as to change the character of the development plan, such changes will be referred to the planning commission and board of supervisors as a request for the adoption of a new development plan according to procedures set forth in this title for zoning changes (Chapter 21.108).
(Ord. CS 256 §1, 1987)
The following development standards shall apply to all planned industrial districts:
A. 
At least five percent of the area of a parcel shall be landscaped. If a parcel is to develop in phases, at least five percent of each phase shall be landscaped. Landscaping shall be completed prior to final inspection of the building or occupancy of the property;
B. 
Interior streets shall be developed at a seventy-foot width with fifty feet of pavement curb to curb, five foot sidewalks and five feet behind each sidewalk to be used for underground facilities;
C. 
Loading docks shall be so located that trucks head-in and head-out of the property and do not use the street right-of-way for maneuvering, loading, or unloading. Projects will be so designed as to provide for rear delivery to every proposed business whether loading docks are used or not;
D. 
On-site parking shall be provided for each use as required by the Stanislaus county code except that parking in connection with warehouses and manufacturing plants shall be provided at the rate of one space for every one thousand square feet of building if the number of employees is not known. Conversion of a use to a more parking intensive use will be dependent upon the provision of additional parking spaces to meet code requirements;
E. 
Connection to sanitary sewer and approved public water systems shall be mandatory in all PI districts where and when such facilities are available;
F. 
Any other development standards established for each planned industrial district approved by the planning commission and board of supervisors;
G. 
All planned industrial approvals shall be consistent with county standards as well as the standards of any city within whose sphere of influence the planned industrial zone is located with respect to landscaping, offstreet parking, sign control and street improvements insofar as these standards do not conflict with the specific standards required by the general plan or the specific development standards adopted for the planned industrial district;
H. 
All utilities within an adopted PI zoning district shall be underground;
I. 
An-eight-foot masonry wall shall be constructed along the property line adjacent to any residential or agricultural zone or any PD zoning for residential use, except as follows:
1. 
Where a building abuts an alley, no wall shall be required,
2. 
In other circumstances where the planning commission determines that a wall is not needed to provide protection for existing or future adjacent land uses, no wall shall be required. Chain link or other fencing may be required;
J. 
Buildings shall occupy no more than seventy percent of the area of any parcel;
K. 
Street lights shall be installed to county standards. The property being developed shall be annexed to an existing lighting district. If the area cannot annex to the existing district, one shall be formed. The developer shall contribute one year's operating and maintenance cost of the lights to Stanislaus County.
(Ord. CS 256 §1, 1987)
Height limits in PI districts:
A. 
Maximum of thirty-five feet for all buildings;
B. 
No fence, hedge or screen planting shall be constructed or permitted to grow in excess of three feet in height within any required front yard or side yard of a corner lot unless the director determines that visibility will not be obstructed.
(Ord. CS 256 §1, 1987)
Building site area requirements in PI districts:
A. 
No new building site shall be approved without prior approval of sanitary and water facilities by the county health department;
B. 
Building site area shall be sufficient to provide for open spaces, appurtenant uses and offstreet parking requirements as required by this chapter and shall in all cases meet the following minimum building site areas;
1. 
Sites serviced by public sewer and water facilities, six thousand square feet,
2. 
Sites serviced by public water and septic tank facilities or private well and public sewer facilities, twenty thousand square feet,
3. 
Sites serviced by private well and septic tank facilities, one acre.
C. 
All requests for parcel maps or subdivisions within an approved PI district shall be reviewed to ensure that all parcels to be created are consistent with an approved development plan indicating the specific future use of each parcel.
(Ord. CS 256 §1, 1987)
Yards required in PI districts:
A. 
Front yard and side yards of corner lots:
1. 
Not less than fifteen feet from the ultimate right-of-way line or planned street line where a specific plan has been adopted;
2. 
Loading docks shall be so located that trucks will head-in and head-out and not use the public highway for maneuvering, loading or unloading;
3. 
Vehicle openings of any buildings shall be no closer than twenty feet to the property line toward which the opening faces;
4. 
The side yards of corner lots may be five feet less than the required front yard for the main building.
B. 
Side yard or interior lot and rear yard. To be governed by the Uniform Building Code for use or occupancy and type of construction.
(Ord. CS 256 §1, 1987)
Each PI district map shall be numbered, the first adopted being shown on the zoning map as PI(1) and each map subsequently adopted being numbered successively.
(Ord. CS 256 §1, 1987)
If any portion of the approved development plan or any exhibits attached thereto are not met or complied with, the planning commission may initiate proceedings under Chapter 21.108 to rezone the property to the zone classification it held prior to being zoned PI or other appropriate zone classification.
(Ord. CS 256 §1, 1987)