Contra Costa County Municipal Code Art. 84-78.6 Development Standards

(a) Vessels and vessel trailers may be stored in a boat storage facility.

(b) Recreational vehicles may be stored in a boat storage facility as long as the number of recreational vehicles stored does not exceed twenty-five percent of the total number of storage spaces in the storage area.

(c) A boat storage facility may consist of enclosed storage structures or outdoor storage areas, or both. The location of all storage structures and storage areas must be specified on the plot plan or site development plan. The plot plan or site development plan must indicate the maximum number of storage spaces for vessels, vessel trailers, and recreational vehicles, and must specify the percentage of parcel area to be devoted to the storage of vessels, vessel trailers, and recreational vehicles.

(d) Enclosed Storage Structures.

(1) Vessels, vessel trailers, and recreational vehicles may be stored in an enclosed or covered structure, but only in an area designated for a storage structure on an approved plot plan or site development plan.

(2) A storage structure may be in the form of a canopy system.

(3) Prefabricated shipping or cargo containers may not be used as storage units.

(4) All storage structures must be set back at least fifteen feet from all property lines, and must not exceed a height of thirty-five feet.

(5) The exterior colors, facades, windows, roof, and building materials of all storage structures must be compatible with rural-agricultural character of the area, and must be clearly depicted on the plot plan or site development plan.

(6) Storage structure drawings must be provided with the land use permit application.

(e) Outdoor Storage Areas.

(1) Vessels, vessel trailers, and recreational vehicles may be stored outdoors in areas designated for outdoor storage on an approved plot plan or site development plan.

(2) Outdoor storage areas must be screened by natural buffers, planted landscape areas, or walls or fences. Outdoor storage areas must be set back a distance of fifteen feet from all property lines, except the zoning administrator may reduce the setback distance if the zoning administrator determines that an architecturally designed wall or fence compatible with adjacent properties would effectively screen the storage area from public view.

(3) Outdoor storage is prohibited within all setback areas.

(4) Outdoor storage areas must be clearly indicated on the site plan or site development plan.

(Ord. No. 2009-12, § II, 5-19-09)

(a) No fence or wall may exceed a maximum height of ten feet, except the zoning administrator may authorize a fence or wall higher than ten feet if the zoning administrator determines that a higher, architecturally designed wall or fence would provide greater security than a ten-foot-high wall or fence and be compatible with the rural-agricultural character of the surrounding area.

(b) All screening fences or walls must be constructed of masonry, concrete, or other similar materials, or consist of slatted chain link fencing. The design and materials used in the construction of fences and walls must be compatible with the rural-agricultural character of the surrounding area.

(c) The plot plan or site development plan must clearly specify the location and maximum height of all fences and walls.

(d) Rolled razor wire on fences or walls is prohibited.

(e) Exterior fence and wall surfaces must be kept free of graffiti and all other marks of vandalism.

(Ord. No. 2009-12, § II, 5-19-09)

(a) One defined point of vehicular ingress and egress must be provided onto each street or highway adjoining the facility. Each defined point of vehicular ingress and egress must conform to the standards and requirements of the public works department and the fire district having jurisdiction. The site must be designed to provide easy access for emergency service vehicles.

(b) The following access and interior circulation standards apply:

(1) At least forty feet of unobstructed driveway depth must be provided from an adjoining street or highway to the storage facility's primary access gate or principal entry point.

(2) Any interior driveway providing access to storage areas on both sides of that driveway must be at least thirty-six feet wide, except the zoning administrator may authorize a width of less than thirty-six feet if the reduced width is necessary because of the irregular shape or configuration of the lot or parcel. No interior driveway may be less than twenty feet wide.

(3) Any interior driveway providing access to storage areas on only one side of that driveway must be at least twenty feet wide.

(c) One standard parking space for each two thousand square feet of gross building storage floor area must be provided. Parking spaces may not obstruct any driveways or adversely affect vehicular ingress and egress to and from the facility. Storage spaces in approved outdoor storage areas do not qualify as required parking spaces.

(d) The boat storage facility must be designed to allow loading and unloading to occur exclusively on-site. The following parking and loading area standards apply:

(1) One exclusive use loading area must be located in front of each ground level storage unit, if the storage unit is located in a storage structure and has a roll-up door. These exclusive use loading areas do not qualify as required parking spaces.

(2) Common loading areas must be provided in an amount sufficient to serve the users of all interior storage units. Common loading areas must be designed to prevent obstruction of driveways.

(3) Adequate queuing space must be provided on site to prevent vehicles from using adjacent streets or highways for maneuvering. Streets and highways may not be used for queuing.

(Ord. No. 2009-12, § II, 5-19-09)

(a) Outdoor lighting must be shielded to direct light and glare only onto storage areas. Lighting and glare must be deflected, shaded and focused away from all adjoining properties.

(b) Outdoor lighting must not exceed an intensity of one foot-candle of light throughout the facility.

(c) All outdoor lighting must be clearly depicted on the plot plan or site development plan.

(Ord. No. 2009-12, § II, 5-19-09)

(a) All trash receptacles must be located within an enclosure of adequate height to screen the receptacle from view. All trash enclosures must be constructed of wood, metal, or other opaque material, and have a self-latching gate.

(b) At least two trash receptacles and surrounding enclosures must be provided for each storage area.

(c) The proposed location and dimensions of each trash enclosure must be specified on the plot plan or site development plan.

(Ord. No. 2009-12, § II, 5-19-09)

(a) Signs must not be illuminated.

(b) The design of all signs must be compatible, to the maximum extent practicable, with nearby agricultural uses and reflect the rural-agricultural characteristics of the surrounding area.

(c) Signs must comply with the requirements of Chapter 88-8.

(d) The proposed location and dimensions of all signs must be specified on the plot plan or site development plan.

(Ord. No. 2009-12, § II, 5-19-09)

(a) The architecture of all storage structures, areas, fences, walls, gates, and landscaping must be compatible, to the maximum extent practicable, with nearby agricultural uses and reflect the rural-agricultural characteristics of the surrounding area.

(b) All storage structures must be designed, located, and screened so all overhead doors and interior driveways are not readily visible from adjacent public view.

(Ord. No. 2009-12, § II, 5-19-09)

(a) Only the following activities are allowed at a boat storage facility:

(1) Activities normally associated with the pickup, drop-off, or movement of vessels onto trailers or the movement of recreational vehicles, including the installation of hitches, trailers, and towing packages.

(2) Commercial transactions that are associated with the rental of storage spaces or units and are between the boat storage facility and renters or lessees of storage areas.

(b) The following uses are prohibited within a boat storage facility:

(1) The storage of any of the following: dangerous materials, including flammable, caustic, poisonous, radioactive or explosive matter or materials; any material that creates dust, odor, or fumes; and hazardous materials or hazardous waste.

(2) The repair, servicing, renovating, manufacturing, assembly, construction, painting, maintenance, washing or resurfacing of any vessel, motor vehicle, recreational vehicle, trailer or other machine or implement.

(3) Any commercial, business, professional, industrial or recreational use or activity, except for commercial transactions that are associated with the rental of storage spaces or units and are between the boat storage facility and renters or lessees of storage areas.

(4) The use of any storage structure or storage space for human or animal habitation.

(c) A boat storage facility may contain no more than one residential unit. A residential unit may be used only by an on-site manager or caretaker employee.

(d) No water, sanitary facilities or electricity, with the exception of lighting fixtures, may be provided in storage areas or spaces, unless approved by the zoning administrator.

(e) Operational Requirements.

(1) A boat storage facility may be open for business only between the hours of seven a.m. and six p.m. After-hours access by customers to a boat storage facility for drop-off or pick-up is not prohibited by this section.

(2) All rental or lease agreements for storage units and spaces must include all of the following provisions:

(A) The name, mailing address, and telephone number of the renter or lessee.

(B) A description of all vessels, vessel trailers, vehicles or equipment being stored within the unit or space, including vessel or vehicle registration numbers.

(C) A provision, signed by the renter or lessee, that the renter or lessee comply with all applicable requirements of this ordinance and conditions of approval for the facility's land use permit, including the prohibition against the storage of any dangerous materials.

(3) All storage facility records, or copies thereof, including all rental or lease agreements, must be kept at the boat storage facility. A boat storage facility's records must include a regularly updated list of all storage space renters, lessees, or users. The storage facility's owner, operator, or other designated responsible person must make all boat storage facility records available to the county upon request.

(Ord. No. 2009-12, § II, 5-19-09)