Imperial County Municipal Code § 90301.01 Development standards (residential zones)

The purpose of this chapter is to establish reasonable and necessary development standards for residential, commercial, industrial, institutional and other similar uses to ensure that development subject to this title, includes the appropriate public improvements and is compatible with surrounding land uses.

(Prior code § 90301.00)

All residential developments in the R-1, R-2, R-3 or R-4 Zones shall comply with the following:

A. Street and road dedication shall be made to the county in the manner described by the Imperial County Public Works Department for all existing or proposed local, secondary or collector highways. The required dedication shall be thirty (30) feet from centerline for local streets, forty-five (45) feet from centerline for secondary streets, fifty-five (55) feet from centerline for collector highways, or as required by adopted, official or specific plans. In the case where a street is on the boundary of a development, a minimum of forty (40) feet shall be dedicated to the county.

B. Development in all areas shall provide road or street improvements to county standards. Such street improvements shall include the required base and pavement to tie existing pavement to proposed entrances, exits, etc. Existing pavement shall be soft cut at a match point. If the project site abuts a state highway, road improvements shall be provided as required by the California Department of Transportation.

C. Obstructions within street rights-of-way shall be removed as specified by Imperial County Public Works Department.

D. Curbs, gutters and sidewalks shall be constructed as required by county standards.

E. All access drives, parking areas and vehicular maneuvering areas shall be surfaced with a minimum of three inches of asphaltic concrete paving or material of higher quality.

F. All new on site utility services shall be placed underground, unless the utility supplier requests otherwise.

G. Prior to the issuance of any building permits for new projects, plans for the management and disposal of all surface drainage water(s) originating on-site shall be approved by the Imperial County Public Works Department in coordination with the Imperial County Public Health Department, Environmental Health Division, as needed. All necessary casements, rights-of-way or grant deeds shall be granted to the County for drainage purpose or access thereto as reviewed and approved by the department of public works.

H. Prior to issuance of any building permits, the methods of water supply and sewage disposal shall meet the requirements of and be approved by one or more of the following agencies: Imperial County Environmental Health Services Division, California Department of Public Health, Regional Water Quality Control Board (Colorado River Basin) of the California Environmental Protection Agency.

I. Fire protection facilities and access ways shall meet the requirements of and be approved by the Imperial County Fire Department/Office of Emergency Services.

J. When adjacent to property zoned for non-residential purposes, a six-foot high solid masonry wall shall be constructed between the proposed development and the adjacent property. The wall height shall be reduced to thirty (30) inches within the required front yard setback area. The proposed wall design and materials shall be approved by the planning department.

K. All exterior lighting shall be directed away from adjacent properties, and away from or shielded from public roads.

L. All trash receptacles shall be screened so that they are not visually obtrusive from any off site location. The location and method of screening for all trash receptacles shall also minimize potential for nuisance, be consistent with ease of solid waste removal, and shall be approved by the planning director.

M. Architectural design of all proposed structures shall be compatible with the surrounding neighborhood.

N. For developments with ten (10) or more dwellings, a minimum of five percent (5%) of the net total parcel area shall be designated and developed as useable open space provided however no less than four hundred (400) square feet of useable area shall be designated and developed. The required useable area may be divided into more than one location, provided no single location is less than four hundred (400) square feet.

O. During all on-site grading and construction activities, adequate measures shall be implemented to control fugitive dust emissions.

The planning department may waive any of the above-listed requirements where a documented hardship not involving economics exists, or where there are unusual circumstances that prevent compliance with the required development standards herein above.

(Ord. 1415, § 70, 2006; prior code § 90301.01)

(Ord. No. 1487, §§ 1, 2, 7-2-13)

All development in the C-0, C-1, C-2, C-3, M-1, M-2 and M-3 zones shall comply with the following:

A. Street and road dedications shall be made to the county in a manner prescribed by Imperial County Public Works Department, for all existing or proposed local, secondary or collector highways. The required dedication shall be thirty (30) feet from centerline for local streets, forty-five (45) feet from centerline for secondary streets, fifty-five (55) feet from centerline for collector streets.

B. All developments shall provide road or street improvements as required by the Department of Public Works, and to the standards contained within this Title.

C. Obstruction within street rights-of-way shall be removed as specified by this title.

D. Curbs, gutters and sidewalks shall be constructed as required by this Title when required as part of the street improvement.

E. All access driveways, parking areas and vehicular maneuvering areas shall be surfaced with a minimum of three inches of asphaltic concrete paving or higher quality material.

F. All new on-site utility services shall be placed underground.

G. Prior to the issuance of building permits, a plan for the disposal of all surface drainage water originating on site shall be approved by the department of public works in coordination with the Imperial County Public Health Department, Environmental Health Division, as needed. Easements or right-of-way deeds shall be granted to the county of Imperial for drainage purposes.

H. Prior to the issuance of any building permit, the method of water supply and sewage disposal shall be as required and approved by one or more of the following agencies: Imperial County Environmental Health Services Division, California Department of Public Health, Regional Water Quality Control Board (Colorado River Basin) of the California Environmental Protection Agency.

I. Fire protection facilities and access ways shall be as required and approved by the Imperial County Fire Department.

J. When adjacent to property zoned for single-family residential use, a six-foot high masonry wall shall be constructed between the proposed development and the adjacent property. The wall height shall be reduced to three feet within the required front yard setback area.

K. All exterior lighting shall be shielded and directed away from adjacent properties and away from or shielded from public roads.

L. All trash receptacles shall be screened in such a manner so that they are not visually obtrusive from any off site location. The location and method of screening for all trash receptacles shall also minimize potential for nuisance, be consistent with ease of solid waste removal, and shall be approved by the planning director.

M. Architectural design of proposed buildings shall be compatible with the surrounding neighborhood.

N. For industrial or commercial developments utilizing outside storage, the areas devoted to outside storage shall be treated with a dust binder or other dust control measures, as approved by the APCD.

O. During all on-site grading and construction activities, adequate measures shall be implemented to control fugitive dust.

The planning department may waive any of the above requirements where a documented hardship not involving an economic hardship exists, or where there are unusual circumstances that prevent compliance with the required development standards listed above.

Except as provided in this section, no permitted use shall be established, no permitted development shall occur, and no building permit or grading permit shall be issued for any permitted use or development subject to this title until an application for a plot plan review has been submitted to and approved by the planning and development services department.

(Ord. 1415, § 72, 2006; prior code § 90301.02)

(Ord. No. 1487, §§ 3, 4, 7-2-13)

An application for a plot plan review shall include the following:

A. Name and address of applicant;

B. Name and address of property owner;

C. Assessor's parcel number;

D. Legal description;

E. Plot plan drawn to a scale of adequate size to show at a minimum:

1. Topography of proposed grading,

2. Location of all existing buildings and structures above and below ground,

3. Location of all proposed buildings and structures above and below ground,

4. Proposed vehicular circulation and parking areas plan,

5. Imperial County fire department approval for accessway and safety setbacks if any, as well as fire protection equipment,

6. Proposed landscaping,

7. Proposed lighting,

8. North arrow;

F. Elevation of proposed buildings and structures;

G. Phasing or development schedule if any;

H. Detailed description of the facility improvements including but not limited to:

1. Curb, gutter, sidewalk and street improvements,

2. Water supply,

3. Sewage collection and disposal,

4. Public utilities,

5. Fencing,

6. Trash enclosures,

7. Other;

I. Any and all reports, approvals or requirements which may be required by mitigation measures incorporated into an environmental document, adopted for implementation for this zone or sub-zone.

(Prior code § 90301.03)