§ 26-44-030. Building intensity and development criteria.

The use of land and structures within this district is subject to this article, the applicable regulations of this chapter, and the provisions of any district which is combined herewith. Policies and criteria of the general plan and any applicable specific or area plan or local area development guidelines shall supersede the standards herein.

(a)

Building Intensity. The maximum building intensity of the use of a site shall be determined by multiplying the maximum building height limit and the maximum lot coverage. The specified height lot coverage limits may be modified if a use permit is first secured and if the maximum building intensity is not exceeded.

(b)

Minimum District Size. Forty (40) acres, unless a smaller area is suitable because of unusual parcel configuration, topography or location.

(c)

Access to the district shall be directly from one of the following:

(1)

An arterial or collector roadway as designated in the circulation element of the Sonoma County general plan;

(2)

Freeway frontage road.

(d)

Use Locations. All uses shall be conducted primarily within buildings and any outdoor activities such as storage or loading facilities shall be incidental to the primary use of the property.

(e)

Minimum Lot Size. (More than one (1) building may be located on each lot).

(1)

Where both public sewer and public water services are provided, or where public sewer service alone is provided, as designated on the zoning map;

(2)

Where public water service alone is provided, one (1) acre;

(3)

Where neither public sewer service nor public water service is provided, one and one-half (1.5) acres.

(f)

Yard Requirements. The following shall apply except that if the subject property adjoins land which is zoned AR or is designated as agricultural land, the use is subject to the requirements of Section 26-88-040(g).

(1)

Front Yard. As designated on the precise development plan or specific plan.

(2)

Side Yard. As designated on the precise development plan.

(3)

Rear Yard. Minimum ten feet (10′).

(4)

Special Yard Requirements. Where a lot in an MP district fronts, sides or backs upon property in any residential district, or fronts, sides or backs upon a street, the opposite side of which is in any residential district, there shall be a yard of at least one hundred feet (100′) deep. The fifty feet (50′) of any such yard nearest the lot lines shall be used and maintained only as landscaped planting or screening strip, except for accessways. The remainder of such yard space may be used only for off-street parking or shall be landscaped in the same manner as the first fifty feet (50′).

(g)

Building Height, Lot Coverage.

(1)

The maximum building height shall be sixty-five feet (65′); provided, however, that additional height may be permitted subject to subsection (a) of this section.

(2)

A maximum of fifty percent (50%) lot coverage by building or structures shall be allowed provided that all landscaping and parking requirements are accommodated. Not less than twenty percent (20%) of each site shall be reserved for landscaping. Additional lot coverage may be permitted, subject to subsection (a) of this section.

(Ord. No. 3360.)

(3)

No building or structure shall exceed twenty-eight feet (28′) in height at any building setback line. For each foot of setback interior to all building setback lines, an additional height of six inches (6″) shall be permitted, but the total height shall not exceed sixty-five feet (65′), provided that additional height may be permitted subject to subsection (a) of this section.

(4)

Maximum height for telecommunication facilities is subject to the provisions of this article and Section 26-88-130.

(h)

Landscaping, Outdoor Storage.

(1)

Landscaping. In addition to the provisions of this section and Article 86, all unused portions of each parcel devoted to the permitted use shall be maintained as a landscaped area. For phased developments, landscaping shall be installed along the entire street frontage during the first phase or as determined through the design review process and undeveloped areas shall be mowed periodically for grass/fire control, not used for any kind of storage and kept in a clean and orderly fashion at all times.

(2)

Outdoor Storage.

(i)

Outdoor storage of merchandise, material and equipment is permitted only when associated with the principal operation conducted within the buildings on the lot, and in no case shall the outside storage area exceed fifteen percent (15%) of the lot without design review approval.

(ii)

The location of storage areas shall provide for complete screening of storage from adjacent properties as determined by the design review committee.

(iii)

Material or equipment stored shall not be piled or stacked higher than the required screening.

(3)

Boundary Fencing.

(i)

Boundary fencing, except as provided in Article 82, shall not be constructed in any required yard which abuts a street.

(ii)

Such fences may be of open wire mesh or similar open construction with the exception of those screening approved outdoor storage areas.

(iii)

Landscaping shall be provided where necessary to screen boundary fencing from adjacent residences, businesses and public roads.

(4)

Signs.

(i)

Signs to Identify the District.

(A)

One (1) detached sign may be permitted at each street entrance on an MP district in order to identify the district and industries located therein. Such signs may not contain advertising copy.

(B)

Such signs shall not exceed one hundred seventy-five (175) square feet in area or six feet (6′) in height.

(C)

Such signs may be located in a yard adjacent to a street or right of way, but in no case shall be located closer than ten feet (10′) to a street or right of way property line.

(ii)

Detached Appurtenant Signs.

(A)

One (1) detached appurtenant sign not to exceed thirty-two (32) square feet in area or four feet (4′) in height may be permitted on each street frontage of each lot. Parcels having over a two hundred foot (200′) frontage may have additional signs provided they are spaced a minimum of one hundred seventy-five feet (175′) apart.

(B)

Such signs may be located in a yard adjacent to a street or right of way, but in no case shall be located closer than ten feet (10′) to a street or right of way property line.

(iii)

Attached Appurtenant Signs.

(A)

The total attached appurtenant sign area shall not exceed three percent (3%) of the total area of the walls on any face of the building to which they are attached. Occupant signs shall be scaled proportionately to the amount of overall space occupied within the building.

(B)

Fascia and roof signs are not permitted.

(Ord. No. 3360.)

(i)

Parking and Loading Requirements.

(1)

Parking Requirements.

(i)

Off-street parking spaces shall be provided on the premises as follows:

(A)

One (1) parking space for each two thousand (2,000) square feet of gross building floor area or fraction thereof, used, designed or intended for warehousing and/or storage space;

(B)

One parking space for each two hundred fifty (250) square feet of gross building floor area or fraction thereof, used, designed or intended for office space in buildings which have fifteen thousand (15,000) square feet or less of office space, or one parking space for each two hundred seventy-five (275) square feet of gross building floor area devoted to office space in buildings which have more than fifteen thousand (15,000) square feet of office space;

(Ord. No. 3964.)

(C)

One (1) parking space for each five hundred (500) square feet of gross building floor area or fraction thereof, used, designed or intended for manufacturing, processing, packaging or other permitted uses;

(D)

One parking space shall be provided for each vehicle used in conjunction with the permitted use and stored on the premises.

(ii)

No off-street parking shall be located in any required front yard.

(iii)

Off-street parking may be located in a required side or rear yard provided that it is separated from the side lot by a minimum five foot (5′) landscaped area. This requirement may be deleted by the design review committee in the case of a rear yard.

(Ord. No. 3360.)

(2)

Loading Space Requirements.

(i)

One (1) loading space per each forty thousand (40,000) square feet of gross building floor area or fraction thereof with a minimum size of twelve feet (12′) by forty feet (40′) and fourteen feet (14′) of clearance height shall be provided.

(ii)

Each tenant on the premises shall be provided with loading spaces for his exclusive use in conformance with the above requirements.

(iii)

Loading spaces shall not be located in the required front yard.

(iv)

Loading spaces shall not be placed so as to face any public street, nor shall they be located less than one hundred feet (100′) from the boundary of any residential district unless adequately screened and approved by the design review committee.

(v)

In the case where buildings are used primarily for office purposes, this requirement may be deleted.

(j)

Performance Standards:

(1)

Noise. Noise related to industrial uses shall be controlled so as to be in compliance with the noise element of the general plan.

(2)

Vibration. Vibration shall not be permitted which is discernible with instruments at the lot line of the property on which the vibration is generated.

(3)

Smoke, dust, fumes, contaminants and odors. Any permitted use which emits smoke, dust, fumes, particulate matter contaminants, or odors shall comply with the latest rules and regulations of the Bay Area pollution control district.

(4)

Glare. Any light source used for exterior lighting purposes shall be shielded so as not to be directly visible from off site. Reflected light shall be controlled so as not to significantly increase off-site glare.

(5)

Flammable and Explosive Materials. All activities involving and all storage of flammable and explosive materials shall be provided with adequate safety devices against the hazards of fire and explosion and adequate fire- fighting and fire-suppression equipment and devices standards in industry shall be provided and maintained. Open burning is prohibited.

(6)

Radioactivity, Electrical Disturbance or Electromagnetic Interference. No activities shall be permitted which emit dangerous radioactivity at any point, or electrical disturbance or electromagnetic interference adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.

(7)

Liquid Wastes. Wastes detrimental to a public sewer system or detrimental to the functioning of a sewage treatment plant shall not be discharged to a public sewer system unless they have been pretreated to the degree required by the authority having jurisdiction over the sewerage system. Where pretreatment is not effective, the waste shall not be discharged to a public sewer system.

(k)

Design Review. All uses shall be subject to design review approval as provided in Article 82 except that if any regulations specified herein differ from those in Article 82 then the provisions of this section shall govern.

(Ord. No. 4973 § 10(d), 1996; Ord. No. 4643, 1993.)