(A) The purpose of the public/quasi-public districts is to provide for needed community and infrastructure supporting services. This designation is typically applied to lands owned by the County or other public agencies. These zoning districts implement the public/quasi public land use designation of the general plan.
(B) Public/Quasi-Public (PQP) District — Intent. The PQP district is intended to provide for the public and quasi-public uses, including public facilities and services. This designation applies to the following uses: schools, landfills, recycling, resource recovery, government lands (non-parkland), sewage treatment plants, fire stations, sheriff stations/substations, jails, libraries, energy generation and distribution, water distribution, and public meeting halls, and other similar uses related to the operation of county government services.
(C) Resource Recovery Park (RRP) District — Intent.
(1) The RRP District is intended to provide specialized areas where diverted material resources from local and regional waste streams are directed to a controlled, central facility where recycling, co-locating reuse, manufacturing, and both wholesale and retail businesses can develop and thrive. The following regulations shall modify the regulations of the base zone with which the RRP district is combined within San Benito County. Except as modified herein, the base zone regulations apply.
(2) The purposes of the RRP district are as follows:
(a) To provide economic development opportunities through materials management, thereby facilitating job creation in the green economy;
(b) To further the public health, safety and general welfare in a time of increasing waste generation, emphasizing material diversion requirements and promoting the growing demand for the recycling and reuse of resources diverted from local and regional waste streams;
(c) To encourage innovations in the manufacturing of value-added products that are created from materials diverted from landfills;
(d) To create greater opportunities for the reuse of discarded materials to extend their useful life and conserve waste disposal space;
(e) To encourage energy-producing businesses that use recycled materials, such as landfill gas, biomass, anaerobic digestion and renewable energy sources;
(f) To centralize the county’s waste disposal, waste diversion, waste materials reuse, waste materials recycling and waste materials remanufacturing activities to reduce traffic and circulation effects and to reduce greenhouse gas generation;
(g) To provide a campus setting where the type, design and layout of development to the particular site and the particular demand for recycled materials can be developed in a unified and complimentary manner while preserving the property uses and values within adjacent areas; and
(h) To provide a modern and convenient household hazardous waste and electronics recycling facility for county residents.
(D) PQP and RRP permitted uses. The following table designates uses are permitted, administratively permitted, conditionally permitted, or prohibited in RRP and PQP districts.
Land Use Regulations - Public/Quasi-Public Zones
“P” = Permitted Use “A” = Administrative Use Permit Required “C” = Conditional Use Permit Required “—” = Not Allowed | |||
Land Use Classification | Resource Recovery Park (RRP) | Public/Quasi-Public (PQP) | Additional Regulations |
Agricultural Uses | |||
Agriculture | A | — | |
Grazing | A | — | |
Residential Uses | |||
Caretaker quarters | P | P | |
Labor supply employee housing | A | — | Farmworker housing provided by an employer must comply with all provisions of Cal. Health and Safety Code § 17008(a). Farmworker housing provided by someone other than an agricultural employer must comply with all provisions of Cal. Health and Safety Code § 17008(b). |
Permanent employee housing, not exceeding 12 dwelling units (including mobile homes and RVs, or spaces for mobile homes and RVs), or 36 beds in group quarters | A | P | |
Permanent employee housing exceeding 12 dwelling units or 36 beds in group quarters | — | — | |
Seasonal employee housing | P | — | As defined by Cal. Health and Safety Code § 17010(b) |
Temporary employee housing | P | — | As defined by Cal. Health and Safety Code § 17010(a) |
Transitional and supportive housing | — | P | |
Industrial Uses | |||
Construction and demolition materials sorting and management | A | — | |
Energy and gas recovery | C | — | |
Recycling, buy back, salvage, repair, and restoration of all household goods, indoor | P | — | |
Recycling, buy back, salvage, repair, and restoration of all household goods, with outdoor operations | A | ||
Wood and green waste grinding | A | — | |
Household hazardous waste collection, processing and transportation, indoors | P | — | |
Household hazardous waste collection, processing and transportation, with outdoor operations | A | ||
Renewable energy generation facilities, commercial and private non-commercial | A | A | See § 25.08.016 for development standards |
Research and development laboratories | A | — | |
RRP-supporting operations facilities such as offices, equipment and materials, etc., indoor | P | — | |
Outdoor equipment or materials storage or handling | A | ||
Wholesale and retail sales of RRP materials | A | — | |
Institutional/Administrative Uses | |||
Conference centers | — | C | |
Educational demonstrations of use of compost in gardens and landscaping and use of recycled building products in construction | P | — | |
Education facilities, private | — | A | Public uses not regulated by this title |
Facilities owned and operated by other government agencies | — | P | Public uses not regulated by this title |
Hospital | — | C | |
Museums and libraries, public | — | P | |
Private enterprise performing governmental functions | — | A | |
Public facilities owned or operated by the County | P | P | Public uses not regulated by this title |
Other Uses/Utilities | |||
Aircraft landing field/helipad | — | C | |
Bus stops, park and ride lots, transit stops | P | P | |
Cemetery (includes columbarium) | C | C | |
Microwave, radio and television transmission and/or relay structures | — | C | |
Radio frequency emission measuring facilities (if privately operated) | — | P | |
Railway stations, multi-modal transit centers | C | C | |
Wireless telecommunication facilities | See the wireless telecommunication regulations in Title 7 of the County Code. | ||
Accessory uses | Per the use table. Administrative use permit or conditional use permit required if shown in the table above. | ||
Uses similar to the above determined by the Director or the Planning Commission | P/A/C | P/A/C | Based on the Director’s determination |
(E) Public/quasi-public district development standards. The following table establishes the basic development standards for the RRP and Public/Quasi-Public zones.
Table 25.03-K
Development Standards - Public/Quasi-Public Zones
Development Standard | Resource Recovery Park (RRP) | Public/Quasi-Public |
Lot and Density Standards | ||
Minimum lot size | 1 acre | Subject to design review |
Minimum lot width (feet) | 150 | |
Minimum lot depth to width (feet) | 150 | |
Minimum lot frontage (feet) | 100 | |
Development Standard | Resource Recovery Park (RRP) | Public/Quasi-Public |
Building Form and Location Standards | ||
Maximum floor area ratio (FAR) | 1.0 | Subject to design review |
Maximum height (feet) | 40 1 | |
Minimum Setbacks (feet) | ||
Front | 22 2, 3 | Subject to design review |
Street side | 22 2, 3 | |
Interior side | 0 | |
Rear | 0 | |
Minimum distance between buildings and/or structures | Subject to requirements of California Building Code | |
1. Accessory structures, such as barns, silos, grain elevators, oil derricks, mechanical devices, radio, communication and antenna, and other similar structures shall be allowed to exceed the height limitations in accordance with Chapter 25.02 of this code. 2. Vegetated biofiltration treatment areas can be included within the front and corner yard setbacks. 3. Heating, ventilation, air conditioning, cooling, electrical, structural equipment, water heating equipment and architectural projections may project into front and corner yard setbacks up to (one) 1 foot. | ||
(F) Special regulations for RRP. Any building type is permitted if permitted by other regulations set forth in this title. Effort shall be made to reflect the architecture of its surroundings.
(Ord. 1043 § 3 (part), 2022)