The Army Base district is intended to provide guidance for the development of the 28 acre city-owned former Army Reserve Center. The Army Base district is intended to be a mix of public recreation, limited commercial activities that support recreational uses, and Delta research facilities, as provided for in the quitclaim deed from the U.S. Army and the Army Base Reuse Plan and Supplement. The goals for this Army Base district are: develop citywide-serving recreation uses and amenities; orient and integrate the uses with the Sacramento River and Delta Environment; encourage a public-private approach to development; expand the city of Rio Vista's economic base through the creation of new economic opportunities and new demand for goods and services, and attraction of visitors to the city of Rio Vista.

This zoning district implements the Army Base special district, as established in the land use element of the Rio Vista general plan, and helps to achieve the goals and objectives as set forth in the Army Reserve Center redevelopment plan. This zone establishes the primary standards for development of the Army Base district and is intended to work in concert with the definitions, descriptions, exhibits and illustrations contained in the more design-oriented "Army Base District Design Guidelines."

The "Army Base District Design Guidelines" were initially developed by the Army Base steering committee, an advisory committee established by the Rio Vista city council to develop recommendations for timely reuse and redevelopment of the former U.S. Army Reserve Center with certain specified recreation, Delta research, monitoring and fish hatchery uses. The "Army Base District Design Guidelines" are intended to provide guidance for the long-term development of the former Rio Vista Army Reserve Center and to regulate the type, intensity, character and performance of these uses.

In addition to identifying permitted uses, the "Army Base District Design Guidelines" address the intensity of use, the appearance of buildings, landscaping, fencing, signs, infrastructure, public access, view corridors and establish policies that help protect river views and ensure that the project relates directly with the river, and the environment of the Delta. The recommended standards in the "Army Base District Design Guidelines" promote shared use of conference space, parking and public facilities, maximize setbacks and landscaping, and minimize the amount of structures and impervious surfaces on the site.

The "Army Base District Design Guidelines" shall be recommended by the Rio Vista planning commission and adopted by resolution of the Rio Vista city council, and may be amended, as needed, by resolution.

The following lists specify the permitted and conditional uses allowed in the Army Base district:

The standards for all development projects proposed within the Army Base district, including building designs, parking, fencing, setbacks, building heights and the other basic development standards described in the Army Base district, must conform to the "Army Base District Design Guidelines."

An Army Base district PUD permit or specific plan is encouraged and may be granted, for the overall Army Base project, by the city of Rio Vista in accordance with processes established in Chapter 17.58 (or other local or state planning and zoning regulations as may apply) to grant diversification in the location, phasing, improvements and other site qualities, while ensuring adequate standards relating to public health, safety, welfare and convenience in the use and occupancy of buildings and facilities in planned building groups are achieved in accordance with the intent of this Army Base district and the "Army Base District Design Guidelines." Should a PUD permit or specific plan be granted for the overall site with sufficient architectural plans, landscaping, parking plans and other required development details and commitments made by a developer, then individual conditional use permit approvals and separate site and architectural approvals (per Chapter 17.60) would not be required by the city of Rio Vista. Otherwise, conditional use permit approvals and/or site and architectural approvals would be required for each phase of development.

Notwithstanding anything to the contrary in the Rio Vista Municipal Code, site and architectural approval pursuant to Chapter 17.60 is required for permitted uses and conditional uses, new structures and exterior improvements to existing structures in the Army Base district. As part of this site and architectural approval process, the Rio Vista planning commission shall make a determination regarding whether such proposed use or action is consistent with the "Army Base District Design Guidelines."

Unless otherwise permitted by the Rio Vista planning commission or Rio Vista city council, all required parking spaces shall be provided in shared parking lots to minimize the area devoted to parking. Parking, access and loading spaces shall be provided in accordance with the "Army Base District Design Guidelines," or Chapter 17.48 (if separate required parking arrangements are authorized to be located on individual lease areas or parcels).

The setback along Beach Drive and southerly setback areas not occupied by driveways, parking, sidewalks or trails shall be devoted to landscaping. A minimum of 15 feet shall be landscaped in any case along Beach Drive and visual screen plants are required within the southerly setback area. A minimum of 10% of the gross area shall be landscaped. "Landscaping" means the planting and maintenance of trees, shrubs, lawns and other evergreen ground cover or material, and as provided in the "Army Base District Design Guidelines," and applicable portions of Sections 17.44.120 and 17.44.130. The entire landscape planter strip must be vegetated, except for approved driveways, walkways, bikeways, plazas, and screened utility equipment. Facilities for waste storage such as dumpsters must be located within an enclosure and be visually buffered by fencing, landscaping and/or other treatments.

Existing healthy trees shall be maintained where possible. The riverfront edge shall include natural riparian habitat as proposed in the "Army Base District Design Guidelines." The passive recreational area and all development areas shall provide a maximum amount of drought tolerant landscaping using the type of plants recommended in the "Army Base District Design Guidelines."

A comprehensive sign program shall be established for the entire Army Base project as part of a planned unit development (PUD) permit or specific plan, or as part of the first site and architectural approval process for a development phase. All exterior signage shall conform to the "Army Base District Design Guidelines" and applicable requirements of Section 17.56.050(C) (i.e., following maximum basic signage standards allowed for similar research and industrial zones such as the B-P Business Park zone).

All grading, drainage, water, transportation, lighting, utilities and other required infrastructure improvements shall conform to the "Army Base District Design Guidelines" and Section 17.44.140.