Rio Vista City Zoning Code
CHAPTER 17
32 I-R INDUSTRIAL RESERVE DISTRICT
§ 17.32.010 Purpose.
It is the purpose of this large scale industrial reserve district to provide areas for industrial projects of considerable space needs.
Owing to the expected major truck traffic requirements, the industrial reserves are located near the future Highway 12 at the Church Road and St. Francis Drive Freeway future interchanges.
(Prior code Appendix B § 412(A))
§ 17.32.020 Development criteria.
Owing to the magnitude of major industrial projects the building heights, yard coverage and other regulations are abolished for the I-R district.
The criteria stated below serve Rio Vista's planning commission and city council to evaluate whether a large scale industrial development on the industrial reserve lands should be granted.
A proposed large scale industry and supporting uses permitted must:
A.
Occupy 15 acres or more, or employ 50 persons or more;
B.
Public and private facilities: clearly be dependent on local, major, rail and highway transportation facilities and water and sanitary sewer systems to be provided by the city in coordination with annexation procedures;
C.
Public exposure: show direct benefit to be derived by physical exposure and proximity to vehicular traffic on new Interstate Highway 12 and Church Road and St. Francis Drive connections. Supporting or satellite industries may not require such exposure;
D.
Supporting commercial and industrial use: show that proposed industrial uses of a lesser scale and commercial uses that are made a part of proposals for large scale industrial development are clearly subordinate, accessory to and/or complimentary to the large scale industry;
E.
Show evidence that the cost of public services required by the development do not exceed the development's tax contribution to the city.
(Prior code Appendix B § 412(B))
§ 17.32.030 Development plans.
The process to determine compliance with the above criteria are as follows:
A.
The Pre-Planning Conference. The first step involves one or more pre-planning conferences between the developer and county planning director and Rio Vista's city administrator to explore development concepts, to determine respective capacities for assuring a successful project, and to provide to the developer a clear understanding of governmental policies and regulations which will condition the approach, responsibilities and commitments which he or she will be expected to assume.
The following are suggested areas of discussion:
1.
The developer should describe the general magnitude and extent of the proposed large scale industry, the development concepts to be employed, and probable timing of the development.
2.
County and city governments should interpret clearly all development policies and regulations which may apply. Other agencies (local, state, etc.) should be involved.
3.
Local government should provide the prospective developer with essential information on its capacities to provide sewage treatment, water supply and other important services. General agreement should be reached as to the timing of availability and annexation to the city.
B.
The Planned Unit Development Plan. The second step involves submittal by the developer of a planned unit development permit. This process is to be used as a means of reaching more specific understanding and agreement on the acceptability of the development concept in relation to general plan policy and county and city development regulations.
This step will avoid unnecessary or exorbitant commitments of financial resources by the developer and of administrative and technical resources of governmental agencies. Sufficient preliminary planning and engineering would be provided at this stage to test the validity of various concepts and components of the proposed development.
The developer would expect to achieve preliminary approval at this stage, conditioned by the requirements that a final development plan would be submitted for review and approval prior to official authorization to proceed with final engineering plans, financial and service agreements, annexation and actual development.
As a part of the initial planned unit development application, a schematic development plan would be prepared and submitted together with the following:
1.
Information deemed necessary by the county and city for the preparation of an environmental impact report;
2.
A statement regarding the ultimate geographic size of the development, the type of industrial use including self-imposed development regulations and information describing future units or increments of the proposed development;
3.
Proposals shall be considered only upon land the beneficial title to which is held by the persons, firm or corporation submitting the proposal;
4.
A short narrative and a schematic plan describing the physical design concepts for the proposed industrial development;
5.
A land use summary shall be provided showing the proportions of the total site proposed for each of the major categories of use including industrial open space, vehicular and pedestrian rights-of-way;
6.
The developer shall provide a traffic analysis of the effect of the proposed development on existing major highways and freeways and the impact of traffic generated by the development on the city and the surrounding area;
7.
A statement regarding utilities shall describe the source of water supply, means of liquid and solid waste disposal and extent of underground utility placement proposed and shall indicate full compliance with regional and state utility regulations. The stated availability of gas, electrical power and communications shall include confirmation from the various sources as to their willingness to supply such services. The supply of water and sewage disposal and other utilities should be phased with annexation to the city;
8.
A statement indicating the type and extent of air emissions and how these relate to current air quality standards;
9.
A statement and plan regarding public improvements to be installed by the developer in support of the project;
10.
A tax revenue analysis shall be provided which sets forth the amount of tax revenues to be generated by each phase of development and for the city having some service responsibilities to the new development within the extended city limits. The analysis shall also show the relationship of anticipated revenues to capital and operating costs of public facilities within the community.
C.
The Final Development Plan. The final development plan would involve the following submissions and criteria for evaluation:
The final development plan shall encompass the area proposed for development in the first two stages. The scale, level of detail and features to be shown shall be in conformance with the requirements for the application and processing of a permit for a planned unit development (PUD) as provided in the city and county zoning ordinances.
D.
Findings. In considering final approval of any development proposal, the city council shall find the following conditions to be fulfilled:
1.
That the establishment, maintenance, or operation of the use applied for is in conformity to the general plan for the city with regard to traffic circulation, population densities and distribution, and/or other aspects of the general plan considered by the city council to be pertinent;
2.
That adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided, and that adequate planning has been made by the applicant to insure the timely availability of all public services required by the development in coordination with annexation to the city.
(Prior code Appendix B § 412(C))