Article 17.38 — Business Park (BP) District

• A. Purpose and Intent. The purpose of the business park (BP) zone district is to designate areas appropriate for the development of a mixture of light industrial, office and commercial land uses in a campus-like setting. Such uses may include high-technology manufacturing and assembly, warehousing, professional offices, research and development, and commercial uses that are primarily for the support of the employees of other businesses in the district and the businesses themselves. The intent of the BP zone is that allowed businesses will involve larger numbers of employees, and will construct facilities that are attractive and environmentally sensitive. The types of industrial and office land uses that will be appropriate in the zone will be those with most of their employee positions at primary wage earner levels, with salaries comparable to the county's median income level. Land uses that involve any outdoor manufacturing or storage, or that emit any appreciable amount of visible gasses, particulate, steam, heat, odor, vibration, glare, dust, or excessive noise will not be allowed.

• B. Allowable land uses and permit requirements. The land uses allowed in the BP zone district are limited to the following, and any uses determined to be similar in character, as provided by Section 17.02.050 (Interpretation— Allowable Uses of Land), subject to the land use permit shown for each use, any applicable specific standards, and all other applicable provisions of this chapter. See also subsection C of this section for permit requirements where a proposed site is to be subdivided.

ed to the following, and any uses determined to be similar in character, as provided by Section 17.02.050 (Interpretation— Allowable Uses of Land), subject to the land use permit shown for each use, any applicable specific standards, and all other applicable provisions of this chapter. See also subsection C of this section for permit requirements where a proposed site is to be subdivided.

• C. Permit Requirements for Property to be Subdivided. Subdivision in the BP zone requires approval of a conditional use permit in addition to a subdivision map as set forth in Chapter 16 of this code (Subdivisions). In cases where the CUP is approved for the overall subdivision of a business park, individual uses proposed later are subject to zoning clearance (Section 17.06.040 ) instead of the permit requirements shown in subsection B of this section. Conversion of existing structures within the -BP zone district to condominium ownership shall occur only after a CUP is first approved and all requirements of the CUP, as well as any applicable portions of Chapter 16 (Subdivisions) are satisfied.

• D. Restrictions on Allowed Land Uses. The land uses allowed within the BP zone by subsection B of this section are subject to the following limitations, in addition to any requirements established for specific uses by Article 17.56 (Specific Use Standards).

  1. Retail Trade Uses. Any retail trade use allowed by subsection B of this section subject to the provisions of this subsection shall not exceed 20% of the developable area of the entire parcel that is designated in the BP zone.

  2. Service Uses.

     • a. Child/Adult Day Care Centers. Child/adult day care is allowed in the BP zone only as an accessory and incidental use to the primary use of the site.

     • b. Personal Services, Repair Services. Any service use allowed by subsection B of this section subject to the provisions of this subsection shall not exceed 20% of the developable area of the entire parcel that is designated in the BP zone.

  3. Outdoor Storage or Activity Areas Prohibited. No new land use shall be designed or maintained with any outdoor storage, or any outdoor activity areas, except vehicle parking and loading areas and driveways or outdoor retail sales as provided by Section 17.56.160 of this chapter.

• E. Minimum Parcel Size. Each parcel proposed for development or a new land use, and each new parcel proposed in a subdivision shall comply with the following provisions and Section 17.54.040 (Minimum parcel size). New parcels proposed in a subdivision shall also satisfy all applicable provisions of Chapter 16 of this code (Subdivisions).

  1. Minimum Lot Area. Five acres, except where:

     • a. A smaller parcel is authorized by way of the conditional use permit approval process; and

     • b. The approval body finds that the smaller parcel will meet the intent and purpose of the BP zone as set forth in subsection A of this section; and

     • c. At least 10% of the lots created by a subdivision of the property are one net acre or larger in size.

  2. Minimum Lot Width. Two hundred feet, except where a parcel smaller than five acres has been approved as set forth in subsection (E)(1) of this section, in which case an alternative lot width is established as a condition of approval of the conditional use permit. Other minimum lot widths may be required by a -B combining district (Section 17.52.040 ) applicable to the site.

• F. Site Development Standards. The following minimum standards shall apply to all new development in addition to the general development standards in Article 17.54 , except where otherwise provided by Article 17.56 (Specific Use Requirements) for a particular use:

  1. Coverage and Open Space Requirements. No more than 75% of the area of the site shall be covered by buildings, structures, or other impervious surfacing such as paving. The remainder of the site shall be permanently maintained as naturally-vegetated open space, landscaped areas, drainage retention/detention facilities, and/or wetland or wildlife preserve areas.

2. Setbacks. Proposed buildings and structures shall be designed and constructed to satisfy the following setback requirements. Additional requirements for setbacks from watercourses and certain roads, setbacks between structures on the same site, and setbacks in other situations are established by Section 17.54.140 (Exceptions to front, street-side, side and rear setbacks) and by Article 17.56 for certain specific land uses.

Notes:

• (1) Primary Frontage Defined. Primary site frontage is adjacent to a state highway or major arterial with four or more traffic lanes, or adjacent to any other roadway determined by the design/site review committee to be visually sensitive. Additional requirements for setbacks from watercourses and all roads identified in the highway deficiency report and countywide capital improvement program, setbacks between structures on the same site, and setbacks in other situations are established by Section 17.54.140 (Exceptions to front, street-side, side and rear setbacks) and by Article 17.56 for certain specific land uses.

• (2) Street-side and Side Setback Exceptions. Street-side and side setbacks shall be wide enough to accommodate 20 feet of landscaping and any necessary circulation for large vehicles. The minimum street-side and side setback shall be 100 feet where a site is adjacent to residential or other land uses determined by the applicable review body to be incompatible with the proposed business park development. NOTE. A five-foot side setback and 10 foot street-side setback is required for all legal residential uses in a commercial zone district and for all commercial uses abutting a residential zone.

• (3) Rear Setback Exceptions. No rear setback is required where the parcel is adjacent to property in the BP zone, or other commercial or industrial zone district. A minimum setback of 50 feet is required where the parcel is adjacent to any other zone district.

• (4) As required by the California Board of Forestry and Fire Safe Regulations, Section 1276.01 , Title 14, California Code of Regulations, if lot is one acre or larger in size.

• (5) Except as otherwise provided by Section 17.54.020 (Height limits and exceptions), or by Article 17.56 for a specific use.

3. Height Limit. Fifty feet, except that higher buildings are allowed where:

   • a. The cubical contents of the building will not be greater than that possible for a building constructed within the height limit that also occupies no more than 20% of the site and where the height greater than 50 feet is approved by the responsible agency; or

   • b. An administrative approval grants relief per Section 17.60.105(A)(3); or

   • c. Provided by Section 17.54.020 (Heights limits and exceptions) or by Article 17.56 for a specific use.

4. Landscaping Requirements. Sites within the BP zone district shall be provided with the following landscaping, at minimum, which shall be permanently maintained:

   • a. Landscaping Plan Required. The project application shall include a proposed landscaping plan illustrating a landscaping theme to be developed along all public and private roads, which shall limit the use of sod and shall emphasize drought tolerant species. The landscaping plan shall be reviewed and approved by the design/site review committee.

   • b. Total Landscaping Area Required. A minimum of 25% of the total area of each project site shall be improved with landscaping. The total area of required landscaping may include the landscaped areas required by subsections (F)(4)(c) through (F)(4)(e) of this section.

   • c. Primary Frontage. A landscaping strip with a minimum width of 40 feet should be provided along the entire primary frontage, as such frontage is defined by subsection (F)(2) of this section. The landscaping strip should include a berm with a minimum height of three feet, if appropriate, and drought tolerant evergreen trees.

   • d. Other Frontages. A landscaping strip with a minimum width of 25 feet should be provided along any public street frontage at the project perimeter or interior to the project that is not a primary frontage. The landscaping strip should include a berm with a minimum height of three feet, if appropriate.

   • e. Parking Lot Landscaping. Planter islands shall be provided within parking areas at a ratio of one island for each 10 parking spaces. Islands shall include at least one fifteen (15) gallon tree, with the species suitable for providing summer shade.

5. Parking and Circulation. On-site parking areas, and vehicular and pedestrian circulation systems shall be designed and provided as follows, and as required by Article 17.54 (General Development Regulations):

   • a. Parking Lot Design. Proposed parking areas shall be designed in accordance with the standard aisle widths and parking space dimensions required by Article 17.54 (General Development Regulations).

   • b. Location of Parking Areas. No vehicle parking areas shall be located adjacent to a street frontage unless specifically authorized by the design/site review committee, which may include/require screening landscaping in addition to that required by subsection (F)(4) of this section is proposed.

• c. Number of Parking Spaces Required. Proposed uses in the BP zone shall be provided the following number of off-street parking spaces, provided that a proposed use that is not listed in this subsection shall be provided the number of parking spaces required by Article 17.54 (General Development Regulations):

  - d. Truck Circulation and Loading. Proposed buildings shall be designed and sites shall be planned to enable trucks to avoid backing maneuvers, whether on the site, entering or leaving the site. 

  - e. Bicycle Paths and Sidewalks Required. Projects proposed in the BP zone shall be designed to provide bicycle routes and sidewalks within the project to accommodate cyclists and pedestrians who may work on the site and who may travel from nearby residential development. 

• G. Architecture and Site Planning. Proposed buildings and structures shall be designed in accordance with the provisions of the Placer County design guidelines manual applicable to commercial and industrial projects, and the following requirements:

  1. Loading Bays and Doors, Required Location. Loading bays and roll-up doors shall not be located on any building face adjacent to a street frontage. Such bays and doors may be located on the side of a building away from a street frontage only where the design/site review committee determines that proposed on-site screening and fencing will be adequate to minimize the visibility of the bays and doors, and trucks involved in loading or unloading, from the view of any street.

  2. Mechanical Equipment, Screening Required. When located outside of a building, support equipment including air conditioning and heating devices, water and gas meters, but not including plumbing or exhaust vents, or chimneys, shall be screened to the height of the particular piece of equipment, as follows:

     • a. Roof-mounted Equipment. Shall be screened by architectural features from the view of streets abutting the site.

     • b. Equipment at Grade. When located on the ground adjacent to a building, mechanical equipment shall be screened from the view from any street or surrounding properties by landscaping, a solid wall or fencing, as approved by the design/site review committee.

  3. Trash enclosures. Each site shall be provided a trash enclosure for the storage of dumpsters or other trash receptacles, as follows:

• a. Design. Trash enclosures shall be designed to accommodate all trash receptacles needed on the site, shall be surrounded with a solid wall six feet in height. Access to the receptacles shall be provided by a solid gate at least five feet in height, which shall be maintained in working order and shall be closed except when the trash receptacles are being used. The wall and gate shall be designed to be architecturally compatible with surrounding structures.

  - b. Location. Trash enclosures shall not be located in a front setback required by subsection (F)(2) of this section. 
  

• H. Performance Standards. Land uses allowed in the BP zone shall be operated and maintained so as not to be injurious to public health, safety or welfare, and in a manner consistent with the following standards:

  1. Indoor Operations. All activities other than incidental loading and unloading, pedestrian and vehicular circulation, and incidental handling of materials shall be conducted entirely within buildings.

2. Noise Control. The volume of sound generated by or resulting from any land use (except motor vehicle operations), measured during calm air conditions, shall not exceed 65 decibels at the property line of the noise source.

3. Ground Vibration. No approved use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the site of the use, except for motor vehicle operations.

4. Air Emissions. No approved use shall generate or cause any visible smoke, gasses, dust, steam, heat, or odor to be emitted into the atmosphere, except as necessary for the heating or cooling of buildings, and the operation of motor vehicles on the site.

(Ord. 5126-B, 2001; Ord. 5304-B Exh. 1, 2004; Ord. 5339-B Exh. A, 2004; Ord. 5375-B §§ 4, 5, 2005; Ord. 5459-B Exh. A, 2007; Ord. 5526-B § 13, 2008; Ord. 6048-B § 19, 2020; Ord. 6144-B § 12, 2022; Ord. 6363-B, 2/17/2026)