§ 24-31. Research and business park zone requirements.  


Latest version.
  • A.

    Design Standards. All development within the RBP zone shall comply with the following design standards. Compliance with these standards may be modified through the Master Development Plan review process, described in Subsection B below. Development within the RBP zone shall also be subject to all other applicable development standards contained in the Zoning Ordinance, including but not limited to standards for parking, signage, and landscaping.

    1.

    Site Design.

    a.

    Development shall be sensitive to viewshed preservation for nearby properties within and beyond the business park.

    b.

    Parking lots shall not be a visually dominant site feature when viewed from adjacent streets. Large expanses of parking lot surface are to be avoided in favor of smaller amounts.

    c.

    Employee parking areas shall be separated from streets by structures unless unusual site conditions require an alternative configuration.

    d.

    Where parking lots are visible from streets, parked vehicles shall be partially screened with perimeter landscaping or landscaped earthen berms that do not interfere with sight distance at driveways and road intersections.

    e.

    Plazas and courtyards, protected from weather and nuisance factors (e.g., loading and service areas and mechanical equipment), shall be provided within each project for the benefit and enjoyment of employees.

    f.

    Residential development intended to provide housing opportunities for employees may be provided within the RBP zone. The number of residential units shall not exceed one (1) unit per gross acre. Residential lots may vary in size but shall be no smaller than six thousand (6,000) square feet and no larger than ½ acre. Residential development and parcel layout shall be approved as part of the Master Development Plan.

    g.

    A Subdivision Map (if a subdivision is proposed) application shall be submitted with the Master Development Plan.

    2.

    Architectural Design.

    a.

    All primary building materials shall be able to withstand local weather conditions with little or no degradation in appearance or function.

    b.

    Large expanses of uninterrupted wall planes are prohibited where visible from a street or research and business park property line. Various techniques may be utilized to reduce the visual monotony of such vertical surfaces, including deep off-sets and recesses, windows, trellises, variations in colors and materials, and architectural detailing that creates definite shadow patterns.

    c.

    The appearance of large, monolithic structure mass is prohibited. Where large footprint, rectilinear structures are necessary and appropriate, the perception of mass shall be reduced by breaking wall planes into smaller, connected sizes. Apparent structure mass can also be reduced by incorporating extensive tree screening.

    d.

    Primary structure entrances shall be oriented toward the street.

    3.

    Public Facilities and Utilities. All utilities shall be installed underground, with the exception of transformers which may be pad-mounted. Pad-mounted facilities shall be screened from off-site view using shrubs.

    4.

    Grading, Drainage, and Erosion Control. Contour grading techniques shall be used to blend site grading into natural topography. Grading shall be designed to:

    a.

    Conserve natural topographic features by minimizing the amount of cut and fill and by blending graded slopes and benches with the natural topography; and

    b.

    Retain major natural topographic features, including canyons, knolls, ridgelines, and prominent landmarks.

    5.

    Agricultural Uses and Environmental Resources.

    a.

    Agricultural uses may be integrated into private or common open space or landscaped areas within a research and business park development.

    b.

    Mature trees, creeks, rock outcroppings and other natural features shall be preserved and incorporated into business parks unless project objectives cannot be achieved without their removal.

    6.

    Streetscape. Development in the RBP Zone shall provide a consistent streetscape theme addressing all elements of the streetscape, including plant materials, street lighting fixtures, street signage, and pavement material.

    B.

    Permitting Requirements.

    1.

    Master Development Plan Required. No development may occur within the RBP zone prior to the approval of a Master Development Plan. The Master Development Plan will serve as a comprehensive program that identifies the parameters and standards for the uses, design, and maintenance of all land within the RBP zone boundary.

    2.

    Pre-Application Conference. An optional pre-application conference with the Department of Development Services is encouraged for all Master Development Plans.

    3.

    Application Submittal and Review. An application for a Master Development Plan shall be filed and reviewed in compliance with Article V, Division 1 (Permit Application and Review) and shall, at a minimum, include all of the following materials and information:

    a.

    A site development plan showing development parcels and their uses, building areas, vehicular and pedestrian access and circulation, open space areas, landscaping, and parking.

    b.

    A statement identifying any requested modifications to the design standards identified in Subsection A above, and a description of the proposed method of administering and enforcing design standards and maintaining open space areas within the project.

    c.

    Typical elevations that illustrate the range of permitted architectural styles for proposed buildings.

    d.

    A schematic infrastructure plan (i.e., roads, sewer, water, storm drainage) showing size and availability of facilities and a description of necessary utilities.

    e.

    A topographic map of the project site and land and structures within one hundred (100) feet of the project boundaries. The map shall be drawn to a scale of not less than one (1) inch equals one hundred (100) feet with a contour interval of five (5) feet.

    f.

    Maps of existing and final slope depicting the following slope categories: zero (0) — five (5) percent, six (6) — ten (10) percent, eleven (11) — fifteen (15) percent, and sixteen (16) percent and higher.

    g.

    A preliminary grading, erosion control, and drainage plan.

    h.

    A biological resource assessment of the subject site by a qualified biologist including the location and species of trees over six (6) inches in diameter at breast height, habitat type, and the occurrence of any special-status species within the area.

    i.

    A traffic study prepared by a qualified traffic engineer to assess current levels of service and needed improvements of both on-site and off-site roads. The study shall also evaluate pedestrian and bicycle opportunities, transit, and unique characteristics of the vehicle mix.

    j.

    A description of project phasing, if applicable.

    4.

    Specific Plan Permitted. A specific plan, as identified in Section 65450 et seq. of the California Government Code, or a development agreement pursuant to Article 40 (Development Agreements), may be used by the applicant to fulfill the requirement for preparation of a Master Development Plan.

    5.

    Public Notice and Hearing. The Planning Commission shall hold a public hearing on the application for a Master Development Plan in compliance with Article VI, Division 2 (Public Notice and Hearings).

    6.

    Findings. The Planning Commission may approve an application for a Master Development Plan only if all of the following findings can be made:

    a.

    The Master Development Plan is consistent will all standards and regulations that apply to the RBP zone as well as all other applicable standards in the Zoning Ordinance.

    b.

    The Master Development Plan complies with applicable standards in the Zoning Ordinance, other County ordinances, the General Plan and any other applicable community or specific plan.

    c.

    The location, size, design, and operating characteristics of the research and business park will be compatible with existing and future land uses in the vicinity of the project site.

    d.

    The research and business park is properly located within the county and adequately served by existing or planned services and infrastructure.

    e.

    The Master Development Plan carries out the intent of the RBP zone by providing for high quality, extensively landscaped, and well-maintained commercial and light industrial development in a campus-like environment.

    7.

    Modifications Permitted. The Planning Commission may approve modifications to development standards for the RBP zone specified in Section 24-30 (Development Standards for Special Purpose Zones) during the Master Development Plan review process. A modification may be approved if it is determined that the modification meets the intent of the RBP zone, would result in a superior development or results in a comparable outcome, and would not result in greater impacts on surrounding properties or the environment in general.

    8.

    Master Development Plan Amendment Process. Modifications to an approved Master Development Plan shall be approved as specified in Section 24-246 (Changes to an Approved Project).

    9.

    Relationship to Subdivision Process. A tentative parcel map or tentative subdivision map shall be submitted and processed concurrently with a Master Development Plan.

    10.

    Administrative Permit Process.

    a.

    Once a Master Development Plan has been approved by the Planning Commission, the Zoning Administrator shall grant Administrative Permits for any use or structure consistent with the Master Development Plan. A building permit or grading permit shall not be issued until an Administrative Permit has been approved by the Zoning Administrator.

    b.

    The Zoning Administrator shall determine that all uses and development standards are consistent with the approved Master Development Plan and within the scope of the environmental review and determination for the overall research and business park. The Zoning Administrator shall also verify that the applicant has received design review approval by the research and business park property owners association or other established entity, as applicable. The CC&Rs, as required in Subsection 11 below, shall be submitted for review and approval.

    11.

    Deed Restrictions.

    a.

    Where multiple owners or parcels are included, deed restrictions, or covenants, conditions and restrictions (CC&Rs), administered and enforced by a property owners association, shall be submitted as part of the Administrative Permit process. CC&Rs shall be reviewed and approved by the Zoning Administrator and County Counsel to assure conformance with the master development plan. All uses within the research and business park shall adhere to the recorded CC&Rs.

    b.

    CC&Rs shall give particular attention to administration and enforcement of design guidelines and to maintenance of common open space and landscaping.

(Ord. No. 4062, § 1, 9-10-13)