Sec. 30-525. - Land use compatibility.

The location and design of a project shall recognize that conflicts between abutting or nearby land uses can arise due to such factors as the operating characteristics of an existing use, hazards posed by a use, or the physical orientation of a building. On a City-wide scale, the general plan land use policy map establishes a pattern of land use designed to minimize land use conflicts. At the project level, the following features should be incorporated into a project as appropriate to ensure the compatibility of different land uses.

(1)

Open space buffer. Landscaped parkways, parking lots, and similar open space areas shall be used as appropriate to separate industrial uses from potentially incompatible uses. The width and treatment of the buffer will vary depending upon the types of potential conflicts to be resolved. To soften visual impacts, the buffer shall include landscaping and screening.

(2)

Topography. Grading plans shall incorporate natural earth forms and graded earthen berms as appropriate to create visual screens and to buffer noise.

(3)

Streets. Street design and site access shall be configured to provide trucks with easy, unobstructed access to parking and off-street loading areas.

(4)

Landscaping. Landscaping shall be used alone or in conjunction with other features (e.g. open space buffer, topography) to reduce potential visual and light and glare conflicts.

(5)

Physical barriers. Physical barriers such as masonry block walls and berms shall be provided as specified in these regulations to reduce noise, visual, and light and glare impacts.

(6)

Building orientation. All buildings shall be cited and oriented to reduce noise, light and glare, visual, and other conflicts. For example, loading areas shall be located in areas where noise from such operations will not adversely impact adjacent uses.

(7)

Infill development. Infill development in established industrial areas shall be especially sensitive to compatibility concerns and shall be developed in a manner sensitive to existing uses in terms of density, scale, and design theme.

Sec. 30-526. - Infrastructure.

(a)

Streets. All new development and expansion of existing development shall provide public street and/or private street improvements consistent with the hierarchy of streets in the general plan. Additional improvements and dedications shall be provided as determined through the entitlement process.

(b)

Water. All applicants shall verify that adequate water and industrial sewer facilities are or will be available to serve the planned use.

(c)

Sewer. All projects shall be served by a sewer system either public or private. Applicants shall verify that an adequate sewer system is or will be available to serve the project. If no sewer is available, then all applicants shall provide correspondence from the Santa Ana Reginal Water Board identifying that the project shall be permitted to utilize a septic system.

(d)

Storm drains. All projects shall provide storm drain and other flood control and drainage facilities consistent with the comprehensive drainage plan. All improvements shall be performed in accordance with the provisions of Chapter 26 of the Municipal Code.

(e)

Logical extension of facilities. Development shall be phased in accordance with the logical, incremental extension of necessary infrastructure.

(f)

Mitigation charges. Where mitigation charges are determined, a fair share amount shall be assessed by means of a special study or analysis prepared and/or reviewed by appropriate City staff.

(g)

Water treatment. When required, a water quality management plan (WQMP) that is in accordance with the California State requirement while using the criteria from the San Bernardino County Flood Control District.

Sec. 30-527. - Public facilities and services.

(a)

Public transportation. New development shall provide public transit facilities such as bus stops, bus shelters or transit turn-outs where appropriate.

(b)

Trails. Public trails shall be provided consistent with the conservation, open space, parks and trails element of the general plan.