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A. Purpose and Intent. The BP combining district is designated to provide areas in the industrial land use district of the county general plan that are appropriate for accommodating a limited group of business, public, professional, research, light manufacturing, and commercial uses whose operations are clean and quiet, providing an innovative, spacious and creative design within a planned setting, with landscaping. The intent of the district is to provide employment oriented uses with performance standards precluding any uses which include outdoor manufacturing or storage or which create noise, fumes, gases, dust, particulates, heat, glare, or other obnoxious elements. Standards are to be customized to each individual development with consideration given to requiring minimal wastewater generation, minimal use of hazardous materials, and a minimum of disturbance to the natural setting. It is not the intent of the district to accommodate residential developments, housing of any nature, or single-use developments which can be more appropriately located within other land use or zoning districts.

B. Permitted Uses. The following uses are permitted within the district; those uses where there is no storage or disposal of hazardous materials or the storage and disposal of hazardous materials occurs at an approved off-site facility: professional offices, research and development facilities, warehousing including storage and distribution, small-scale manufacturing and fabrication of wood or metal products, repair services, paper products, car wash, day care center, recreation and fitness centers, recycle stations, food service, laundries, business support services, handcraft industries, glass products, stone or concrete products, clothing services, commercial or retail services primarily for employees of the permitted use including coffee shops, cafeterias, administrative and sales offices, merchandise showrooms, tire shops, sign and electrical component assembly or service, bottling plants, farm or timber supplies, mining supplies, and other uses determined to be similar in character as provided in this chapter.

C. Conditional Uses. The following uses are permitted with the issuance of a special use permit; storage and disposal of hazardous materials on site through an approved treatment method: vehicle storage, card lock fuel stations, printing and publishing, vehicle or transit terminal, mini storage, veterinary services, meat cutting or packing, fruit or vegetable packing and processing, public utility uses, communication towers or facilities, sawmill or similar processing plant, medical labs, dental labs, storage of oil or other petroleum products for commercial purposes, storage of explosives, and other uses determined to be similar in character as provided in this chapter.

D. Prohibited Uses. The following uses are prohibited from the district including those uses that use and/or store extremely hazardous materials listed as part of Section 302 of the Emergency Planning and Community Right-to-Know Act: animal raising and keeping, residential or caretaker uses, employee housing, junk yards, outdoor storage, salvage enterprises or auto wrecking yards, uses generating hazardous wastes, tanneries, refining of petroleum products, rendering plants, mobile structures, single purpose developments or solely retail uses that would be more appropriate in other land use or zoning districts and other uses determined to be similar in character as provided in this chapter.

E. Determination of Similar or Equivalent Uses. The Planning Director may identify uses that are similar in character to those uses identified as permitted, conditional, or prohibited if it is found that:

1. The proposed use is consistent with the goals, objectives, and policies of the general plan; and

2. The proposed use will meet the purpose and intent of the BP zoning district; and

3. The proposed use will share characteristics common with those listed in the BP zoning district and will not be of greater intensity, density, or generate more environmental impact than the uses listed within the district as permitted, conditional, or prohibited.

The Planning Director may forward the question about equivalent use directly to the Planning Commission for determination at a public hearing.

F. Business Operation Plan Required. The improvement of property for a new business, a new business within an improved property or an expansion of an existing business as authorized in this chapter shall require the submittal of a business operation plan, which contains sufficient project information including owner and operator of business, description of business, a detailed site plan, hazardous waste business plan, evidence of meeting the Northern Sierra Air Quality Management District’s requirements for business operations and evidence of meeting the regional water quality control board requirements. The business operation plan shall be updated to reflect any change in ownership or operator or operation of the established business.

G. Parcel Minimum Standards.

1. Minimum parcel size is one half acre;

2. Maximum building height allowed is 40 feet;

3. Lot coverage shall be no more than 60 percent (includes structures, overhangs and canopies, impervious surfaces including but not limited to driveways, decks, walkways);

4. Minimum building size shall be 1,500 square feet;

5. Minimum parcel width is 60 feet;

6. Minimum setbacks shall be as follows and shall be measured from the property line and any easement line, whichever is the greatest distance:

a. Front yard: 30 feet from property line;

b. Side yard: 20 feet from property line;

c. Rear yard: 30 feet from property line.

H. Site Development Standards. All uses within the BP zoning district shall conform to the following development standards:

1. All uses (excepting vehicle parking, loading zones, signs, and landscaping) including sales, displays, and storage shall be conducted within an enclosed building.

2. Hours of operation are unrestricted except that uses which generate sound which is audible from off site shall be limited to the hours of 7:00 a.m. to 10:00 p.m. and in all cases, uses and noise generation shall comply with the noise element of the general plan.

3. Off-street parking shall be provided on the basis of three spaces for every two employees and handicap parking shall be provided as required by the Planning Director. Each use that depends upon deliveries shall have a loading space that is off street and that is unobtrusive to surrounding uses. A parking layout shall be submitted as part of the required site plan/business plan for review and approval of the Planning Department.

4. All parking areas and access roads shall be paved. Landscaping shall be established and maintained by the property owner or assigned manager within the front and side yard areas. Landscaping may be live or inert; however, any grading scars or other disturbed areas shall be adequately restored.

5. Site development shall be designed to accommodate truck delivery vehicles, and other like maneuvers of vehicles to avoid the need for backing maneuvers and to prohibit entering any road serving the business park.

6. Loading bays and doors shall not be located on any building face adjacent to any street frontage. Such bays may be located on the side of a building and away from a street frontage only where on-site screening and fencing will be adequate to minimize the visibility from the view of any street.

7. Trash and waste enclosures shall be designed and located to accommodate all trash receptacles needed on site and shall be within a solid enclosure with a solid gate or access point and in no case shall these enclosures be located within any front setback.

8. Lighting shall be directional in nature to provide safe access for employees and visitors and for security and safety. Open, nondirectional site lighting is prohibited.

9. Signs shall be attached to a building and shall not extend above the eave of any building. Signs shall be limited to two signs containing no more than 80 square feet of aggregate area. Lighting of signs shall be directional only. A street location sign may also be erected at the point of entry to the property; provided, that the sign may also not be higher than six feet and shall not exceed eight square feet.

10. Utility services to any structure shall be provided by underground service except for surface-mounted pedestals, fire hydrants, and street lighting.

11. Stacks, baghouses, and filter systems that are part of environmental mitigation are allowed but must be screened from view from any street.

12. Architectural features are intended to ensure attractive, well-designed structure while recognizing their basic industrial nature. Proper site screening promoted over architectural design themes and all construction shall be subject to an administrative design review and shall include but not be limited to construction materials being new and earth colors; fencing shall be solid and limited to six feet in height; roof-mounted equipment shall be screened by architectural features from the view of abutting streets; A-grade equipment located on the ground and adjacent to a building shall be screened from the view of surrounding properties or street by a fence, solid wall or landscaping. The main elements of the business park site design should include emphasis on main building entry and landscaping; placement of buildings to provide plazas and courtyards; screening of work areas and equipment; prohibition of outdoor storage; convenient access, visitors parking and on-site circulation; service areas located at side or rear of buildings; and easily identifiable site access. Undesirable elements of design include large blank and unarticulated wall surfaces, exposed block walls, false front materials requiring high levels of maintenance, mirror window glazing, and reflective materials. (Ord. 950, eff. 1/2/04)