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;
D. Auto
parts establishment, whole-sale only;
J. Cleaning
and dyeing establishments;
L. Compounding
and packaging of cosmetics, pharmaceuticals and toiletries;
N. Crop
farming and the dwellings and outbuildings appurtenant to crop farming;
O. Cultured
marble manufacture;
Q. Farm
and garden supply, whole-sale only;
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;
X. Mail
order establishments;
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;
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;
JJ. Public
utilities, including electrical receiving and/or transformer stations;
KK. Radio,
television and communications facilities;
MM. Recreational
vehicle service;
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;
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)
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)