The following specific use requirements may be applicable to some of the specific uses or zones identified in the previous Tables 8-2.905-1 and 8-2.905-2, and shall be applied to any issued building permits, Site Plan Review, or Use Permit for uses in the specific plan and overlay zones.
(a) Planned Development (PD) overlay zone requirements.
(1) The Planned Development overlay zone is to be applied to parcels for which detailed written development plans have been submitted and are approved concurrent with the rezoning to a specific PD. The minimum size for a proposed PD zone shall be two (2) acres.
(2) Principal uses permitted in a PD overlay zone shall be any uses or combination of uses which are so arranged and/or designed as to result in an overall development which is found to be in general conformity with the standards, regulations, intent, and purposes of the General Plan and the associated zoning district, e.g., R-L or C-G.
(3) All uses in an approved PD overlay zone shall conform to the height, lot, yard, and area regulations normally required for such uses in the associated base zone district, except where the total development will be improved by a deviation from such regulations. In any event, each subsequent structure approved shall conform to the precise development plan which is a part of the approved PD rezoning and associated regulations.
(4) In addition to the general application requirements identified in Sec. 8-2.209 of this chapter, the following materials shall be submitted when making an application for a Planned Development overlay rezoning:
(i) An ordinance that includes a detailed set of development standards which govern development within the zone, including the requirement of the approval of detailed Site Plans or Use Permits by the Director, the Zoning Administrator, or the Planning Commission prior to the commencement of construction. Such standards may regulate the density, placement, setbacks, height, advertising signs, parking, and similar aspects of development within the zone. Such ordinance may be submitted by the applicant or by the Director. All development in the overlay zone shall be consistent with, and governed by, such standards, once approved.
(ii) The proposed access, traffic and pedestrian ways, easements, and lot design;
(iii) The areas proposed to be dedicated or reserved for parks, parkways, playgrounds, school sites, public or quasi-public buildings, and other such uses;
(iv) The areas proposed for commercial uses, off-street parking, multiple-family and single family dwellings, and all other uses proposed to be established within the zone;
(v) The proposed locations of buildings on the land, including all dimensions necessary to indicate the size of structures, setbacks, and yard areas;
(vi) The proposed landscaping, fencing, and screening; and
(vii) Detailed elevation drawings; construction, improvement, utility, and drainage plans; and any other information the Director deems necessary to adequately consider the proposed development.
(5) When land has been rezoned to a PD overlay, it shall be designated on the official zoning maps by an identifying serial number following the symbol "PD-." Such identifying serial numbers shall refer to the precise plans and detailed written development standards or regulations which apply to the numbered Planned Development zone.
(b) Special Building (B) overlay zone requirements. The Special Building ("B") overlay zone is applied to areas zoned for development that rely on private wells and private septic/leachfield systems. In these areas, such as Capay Valley, the Hardwoods in Dunnigan, and Patwin Road in Davis, the existing Rural Residential (RR-2) or Residential Low Density (R-L) zoning regulations include a "B" overlay zone that sets a minimum parcel size of two (2) acres for purposes of creating new lots and issuing building permits for homes. The two (2) acre minimum parcel size to build a house does not apply to existing lots, only newly created lots. The two (2) acre minimum parcel size for newly created rural lots is represented by a "B87" overlay zone (the figure 87 refers to the two (2) acre minimum parcel size measured in thousands of square feet).
(c) Interim agricultural uses in the S-P, PD, and NH-O zones.
(1) In the S-P, PD, and NH-O zones a range of agricultural uses is allowed as interim uses until a Specific Plan or Natural Heritage Plan is adopted, or until an existing PD zone is developed with urban uses, provided that the interim agricultural use is consistent with any underlying base zone. In the interim, capital intensive agricultural uses such as processing facilities, animal facilities uses, large accessory structures, and agricultural commercial, rural recreation, and agricultural industrial uses are prohibited in the PD zones, and are discouraged in the S-P zones, unless the findings in subsection (2), below, can be made.
(2) Capital intensive agricultural uses such as processing facilities, animal facilities uses, large accessory structures, and agricultural commercial, rural recreation, and agricultural industrial uses may be permitted in the S-P and NH-O zones, prior to adoption of a Specific Plan or Natural Heritage Plan, through the issuance of a Minor Use Permit, provided that the interim agricultural use is consistent with any underlying base zone and provided the Zoning Administrator can make the following findings based on evidence in the record:
(i) Approval of the project will not significantly hinder the adoption of a future Specific Plan or create an insurmountable obstacle to urban development of the future planned land uses on the parcel or parcels; or
(ii) Approval of the project is consistent with the goals and policies of an adopted or pending Natural Heritage Plan.
(d) Residential, group/home and child care uses in the PD and S-P zones.
(1) In existing but not fully developed PD zones one (1) rural residence is allowed per undeveloped rural parcel as an interim use only, excluding undeveloped lots in an approved but incomplete subdivision. All other proposed residential uses in a PD zone must be consistent with the permit requirements, densities, and other applicable development standards of the specific adopted PD ordinance for the project.
(2) In vacant or underdeveloped SP zones one (1) rural residence is allowed per undeveloped rural parcel as an interim use only. Accessory structures and all other proposed residential uses in a SP zone, including group/home or child care uses must be consistent with the permit requirements, densities, and other applicable development standards of the underlying base zone, or for any agricultural zone if there is no underlying base zone.
(e) Commercial, industrial, and public and open space uses in the S-P, PD, and NH-O zones.
(1) In the S-P and PD zones commercial, industrial, and public and open space uses are prohibited as interim uses prior to the adoption of a Specific Plan or completion of a PD project. All proposed commercial, industrial, and public and open space uses shall be consistent with the adopted Specific Plan and/or PD zoning.
(2) In the NH-O zones commercial, industrial, and public and open space uses are permitted provided that the use is consistent with the underlying base zone, and provided that the project is consistent with the goals and policies of an adopted or pending Natural Heritage Plan.
(f) Commercial, industrial, and public and open space uses in the DP-O, SG-O/SGR-O, and A-O zones.
(1) In the DP-O zone, which is the State-designated "primary zone" of the Sacramento-San Joaquin Delta, all proposed uses and permit requirements must be consistent with the regulations for the underlying base zone district and with the policies of the Land Use and Resource Management Plan adopted by the Delta Protection Commission.
(2) In the SG-O and the SGR-O zones, which are the State-designated "mineral resource area" (MRZ-2) along Cache Creek, all proposed uses and permit requirements must be consistent with the regulations for the underlying base zone district and with Section 8-2.906(g), below.
(3) Commercial mining is prohibited in, and adjoining, Putah Creek.
(4) In the A-O zone, which is the designated “airport runway protection zone” around the County Airport, all proposed uses and permit requirements must be consistent with the regulations for the underlying base zone district and with the Comprehensive Land Use Plan (CLUP) for the County Airport. The height of structures and vegetation shall comply with California Public Utilities Code Section 21659. The Airport Overlay Zone will provide an effective and efficient means for notifying current and future landowners of the potential nuisances associated with the County Airport.
(5) In the A-O zone, discretionary applications that propose the following uses shall be subject to a CLUP consistency analysis:
(i) Uses that would cause electrical interference with aircraft operation or instrumentation, including: electrical and electronic equipment; industrial, commercial, and computer equipment; radio, TV, and telephone; electrical and natural gas generation and switching; and
(ii) Uses that would include a water area that may cause ground fog or result in a bird hazard, including: water and sewer treatment plants, sanitary landfills, recycling and transfer, and hazardous materials facilities; open space and natural areas; natural water areas; row and field crops, tree crops, nursery products; intensive livestock, poultry, pasture and grazing; animal services; mining and quarrying.
(g) All uses in the SG-O and SGR-O zones.
(1) The Sand and Gravel Overlay zone (SG-O) is intended to be combined with the A-N and A-X zones within the boundaries of the Cache Creek Off-Channel Mining Plan, as defined by Chapter 4 of Title 10 of this Code, so as to indicate land areas in which surface mining operations may be conducted.
(2) The Sand and Gravel Reserve Overlay zone (SGR-O) is intended to be combined with the A-N and A-X Zones located within the boundaries of the Off-Channel Mining Plan as defined by Chapter 4 of Title 10 of this Code, so as to indicate land areas in which future surface mining operations shall be considered after 2026. The SGR Overlay is an indication to surrounding property owners and lead agencies of areas that are targeted by the County for future extraction after 2026. No commercial surface mining operations shall be conducted on lands classified with the SGR Zone. Commercial surface mining operations shall only be permitted in accordance with the requirements of Chapter 4 of Title 10 of this Code.
(3) No use permit for commercial surface mining operations shall be issued for any land which is not zoned A-N/SG-O or A-X/SG-O pursuant to this section. All mining permits for lands zoned SG-O shall be issued in accordance with the requirements of Chapters 4 and 5 of Title 10 of this Code.
(4) Land uses incompatible with commercial surface mining operations shall be discouraged on properties adjoining land within the SGR-O zone. Potentially incompatible land uses include high-density residential development, low-density residential development with high unit value, public facilities, and intensive industrial and commercial uses. Future plans and permit approvals for properties adjoining land within the SGR-O zone shall assess the compatibility of the proposed use with surface mining operations and provide mitigation to reduce potential areas of conflict, if appropriate.
(h) Development near the toe of any levee. Development near the toe of any levee is restricted, see Section 8-2.306(ad).
(i) Approval of discretionary projects and permits within the floodplain. Approvals of all discretionary projects and permits within the 100-year and 200-year floodplain must meet FEMA, State and local flood requirements. Appropriate findings for discretionary projects, or ministerial residential projects, located within the floodplain are required, see Section 8-2.306(ae).
(Ord. 1445, eff. August 14, 2014; as amended by Ord. 681.229, eff. October 29, 2015; as amended by § 11, Ord. 1466, eff. March 24, 2016; as amended by § 2, Ord. 1490, eff. August 17, 2017; as amended by § 2, Ord. 1497, eff. June 7, 2018)