3.8. INDUSTRIAL USE STANDARDS

3.8.1.A. Borrow Mining, Short-term

Permitted for short duration, small-scale borrow sites and material removal sites subject to the issuance of a Conditional Use Permit approved by the Planning Commission and compliance with the surface mining standards of Section 4.8, “Surface Mining (SM) Combining Zoning District.” Short duration sites shall mean sites where less than 200,000 cubic yards of soil, sand, gravel, decomposed granite, or rock are removed over a one (1) year period.

3.8.1.B. Gas or Oil Well

A gas or oil well shall comply with the following minimum standards:

1. Gas or oil well sites proposed in an industrial or agricultural zoning district shall not be located within 1,000 feet of the boundary of property zoned for residential, interim residential, interim estate, or recreational purposes.

2. No proposed gas or oil well site shall be located within 300 feet of a structure used for human habitation.

3.8.1.C. Surface Mining

Surface mining operations conducted in conjunction with a permitted public service project shall be regulated pursuant to Section 3.6.6.B.

All other surface mining operations shall be regulated by the Surface Mining Combining Zoning District pursuant to Section 4.8 “Surface Mining (SM) Combining Zoning District” or regulation through the procedures of an existing Special Planning Area’s zoning designation.

3.8.1.D.

Conveyor systems for transporting aggregate material may be allowed to extend off of the mine site, on land with or without the Surface Mining Combining Zone, if approved as a part of a mining Use Permit and Reclamation Plan.

3.8.2.A. Assembly, Manufacturing, and Processing, Heavy – Indoor

[AMENDED 07-16-2020]

Permitted provided that the entire operation including the parking and storage of vehicles used in connection with the operation is conducted within a completely enclosed building.

3.8.2.B. Assembly, Manufacturing, and Processing, Light – Indoor

[AMENDED 07-16-2020]

Permitted in the GC zone subject to the issuance of a Minor Use Permit when a finding can be made that the proposed use will not have any greater adverse impacts than adjoining uses or other uses permitted in the zone. Wherever permitted or conditionally permitted, the entire operation including the parking and storage of vehicles used in connection with the operation is conducted within a completely enclosed building.

3.8.2.C. Assembly, Manufacturing, and Processing, Outdoor

1. In the M-2 zone, permitted provided the operation is screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.

2. Permitted in the M-1 zone subject to the issuance of a Conditional Use Permit approved by the Zoning Administrator and when the outdoor operation is screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.” [ADDED 07-16-2020]

3.8.2.D. Concrete Batch Plant

1. Permitted in the GC zone subject to issuance of a Conditional Use Permit approved by the Zoning Administrator and provided that only one concrete mixer with a capacity of one cubic yard or less may be located on the premises.

2. Permitted for concrete mixers over two cubic yards in the GC and M-1 zones as an accessory to permitted uses, such as equipment rental, subject to issuance of a Conditional Use Permit approved by the Zoning Administrator.

3. For larger facilities, a Conditional Use Permit approved by the Planning Commission is required.

3.8.2.E.

[DELETED]

3.8.2.F. Service Yard, Workshop

1. In the M-1and M-2 zones, permitted provided that the entire operation, including the parking and storage of vehicles used in connection with the operation, is conducted within a completely enclosed building or screened from view within a fenced- in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.” However, this standard does not apply to tree or pool service yards.

3.8.3.A. Household Moving and Storage

1. Except in the M-2 zone, the entire operation including the parking and storage of vehicles used in connection with the operation shall be conducted within a completely enclosed building or screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”

3.8.3.B. Storage, Mini

In the M-1 zone, permitted provided that the entire operation, including the parking and storage of vehicles used in connection with the operation, is conducted within a completely enclosed building or screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.

A Conditional Use Permit approved by the Planning Commission shall be required for any business that proposes the use of on-site cargo containers for customer storage needs. Existing businesses using cargo containers are considered conforming uses if the following standards are met. These standards shall also apply to new projects.

1. Cargo containers shall be located on the buildable portion of the parcel.

2. Cargo containers shall not be stacked.

3. Cargo containers shall be screened from view from the street by a fence or wall of at least six feet in height and landscaping, or other method approved by the Planning Director.

4. Cargo containers shall be painted a solid neutral color, or a color(s) that match the adjacent structures. Acceptable neutral colors include, but are not limited to: beige, taupe, and browns. Colors shall be maintained for the life of the container.

5. Cargo containers shall not display signage, and shall be kept free of graffiti.

6. Cargo containers shall not be used for human occupancy.

7. In the event that a project site is comprised of multiple legal parcels, development standards such as setbacks, landscaping, and fencing shall be determined by the perimeter boundary of the project site.

8. The operation shall have policies and procedures in place that prohibits the keeping of any material that is considered hazardous under U.S. or California law in a storage unit.

9. Any associated outdoor storage of automobiles, boats and RVs shall require a Minor Use Permit.

3.8.3.C. Storage, Moved Building

Temporary storage of moved buildings of not more than seven days shall be permitted subject to issuance of a Temporary Use Permit. Long-term storage of used buildings may be approved subject to issuance of a Conditional Use Permit approved by the Planning Commission.

3.8.3.D. Storage, Towed or Damaged Vehicles and Boats

[AMENDED 06-22-2017]

The storage of towed or damaged vehicles and/or boats is a permitted primary use in the GC, M-1 and M-2 zones so long as the vehicles and/or boats and equipment are not repaired, rebuilt, dismantled, wrecked, parted out, scrapped, crushed or stacked on site and subject to the applicable standards below. The sale of parts or equipment, separate from the sale of whole vehicles, is prohibited.

1. In the GC zone, permitted subject to the issuance of a Conditional Use Permit approved by the Planning Commission after a recommendation by the Planning Director provided that the entire operation, including the parking and storage of vehicles and boats used in connection with the operation, is conducted within a completely enclosed building or completely screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”

2. In the M-1 zone, permitted subject to the issuance of a Minor Use Permit provided that the entire operation, including the parking and storage of vehicles and boats used in connection with the operation, is conducted within a completely enclosed building or completely screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”.

3. In the M-2 zone, permitted subject to the issuance of a Minor Use Permit provided that the yard area is enclosed by a fence, in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”

3.8.3.E. Warehousing

In the MP zone, permitted provided that the entire operation, including the parking and storage of vehicles used in connection with the operation, is conducted within a completely enclosed building or screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”

3.8.4.A. Boat Dock/Pier – Commercial

Use is permitted for public or commercial use, provided off-site, or as an accessory use to another primary use such as a recreational vehicle park or resort.

3.8.4.B. Bus Depot

In the GC, M-1, and M-2 zones, the use shall be permitted subject to issuance of a Conditional Use Permit approved by the Planning Commission.

3.8.4.C. Freight Depot

In the M-1 and M-2 zones,the use shall be permitted as provided the entire operation, including the parking and storage of vehicles used in connection with the operation, shall be conducted within a completely enclosed building or screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”

3.8.4.D. Taxi Cab Service and Storage Facility

In the GC, M-1, and M-2 zones, the entire operation, including the parking and storage of vehicles used in connection with the operation, shall be conducted within a completely enclosed building or screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”

3.8.4.E. Truck, Freight, or Draying Terminal

In the M-1 zone, the use shall be permitted provided the entire operation, including the parking and storage of vehicles used in connection with the operation, shall be conducted within a completely enclosed building or screened from view within a fenced-in area in accordance with Section 5.2.5, “Development Standards for Walls and Fences.”

3.8.5.A. Hazardous Waster Storage/Disposal Facility

Permitted provided the use is located not less than 500 feet from the boundary line of a residential zoning district or interim residential zoning district, nor less than 500 feet from any residential use and subject to issuance of a Conditional Use Permit approved by the Board of Supervisors after a recommendation by the Planning Commission. Additional permitting may be required by the Environmental Management Department.

3.8.5.B. Junk Tire Handling

A junk tire handling operation shall comply with the following minimum standards:

1. Fire Department Review

No Use Permit to allow junk tire handling as a conditional use shall be approved unless the Planning Commission has considered any recommendations concerning potential fire hazards associated with the proposed use made by the Chief of the fire protection district with jurisdiction over the proposed use.

2. Standards

• a. In the M-1 and M-2 zones, permitted provided that no more than 500 tires in any form are on site any one time. Where more than 500 tires are on site at any one time, permitted subject to SCC Chapter 4.32 and the issuance of a Conditional Use Permit approved by the Planning Commission. For purposes of this Section, processed tire products manufactured for resale which are stored within an enclosed building and complying with fire safety standards shall not be counted in determining the number of tires on site.

• b. Junk tires shall be removed from the site within 30 days after their receipt or acquisition.

• c. An approved site shall contain no more than one acre of junk tire storage area and not more than 500 tires in any form on site at any one time.

• d. All equipment necessary to conduct the proposed junk tire handling activities shall be at the site and in operating condition before operations (including collection, receipt, or storage of junk tires) commence. Any shredder to be used shall be capable of shredding at least 250 passenger tires per hour.

• e. The approved junk tire operation shall comply with all federal, state, and local statutes or ordinances, including nuisance laws and noise and air quality standards. The granting of a Conditional Use Permit under this Section shall not be deemed to indicate that all such statutes have been obeyed.

• f. Junk tires shall be stored behind a visual screen fence no higher than eight feet and shall not be stacked higher than the height of such fence. Fences shall be required between a licensed facility under this Section and any adjoining parcel that has a more restrictive land use zoning. Appropriate building permits must be secured prior to the fence construction if over six feet in height.

• g. Junk tires located on properties approved pursuant to this Section shall be located at least 500 feet from property zoned or used for residential or agricultural-residential purposes.

• h. If junk tires are to be stored within areas subject to flooding, no storage is to be permitted during the winter flood season from November 1 through March 31, inclusive.

• i. No junk tires shall be stored within 100 feet of any area where any material is burned, including, but not limited to, farming activities, vehicle dismantling yards, welding shops, or any other activity utilizing flame or fire.

• j. Additional permitting may be required by the Environmental Management Department.

3.8.5.C. Junkyard, Vehicle/Equipment Wrecking Yard

A vehicle wrecking yard operation located in an area subject to periodic flooding shall comply with the minimum standards of this Section.

1. Permitted in the M-2 zone, provided the use is located not less than 500 feet from a more restricted zoning district, the yard area is enclosed by a fence, in accordance with Section 5.2.5, “Development Standards for Walls and Fences”, none of the material or equipment is stored higher than the fence, and subject to issuance of a Conditional Use Permit approved by the Planning Commission.

2. All hazardous materials, including batteries, waste oil, gasoline, and cleaning solutions shall be stored at least 1.5 feet above the 100-year floodplain elevation.

3. No cleaning or engine breakdown shall take place within the 100-year floodplain.

4. All oil shall be drained and collected prior to engine removal.

5. Any fencing shall require the approval of the County Department of Water Resources.

6. A special cement slab that drains into a cement lined sump shall be installed where all engine removal, engine breakdown, and cleaning operations will take place. This sump must be located outside of any area subject to periodic flooding and shall be connected to the sanitary sewer.

7. Caustic detergent cleaning solutions shall be used rather than solvents. If it is absolutely necessary to use cleaning solvents, they should be set up on a self-recycling filtering system and must not be disposed of in the sump.

8. All hazardous materials shall be handled and disposed of in compliance with Title 22, Division 4, Chapter 30 of the California Code of Regulations: “Minimum Standards for Management of Hazardous and Extremely Hazardous Wastes.”

9. Additional permitting may be required by the Environmental Management Department.

3.8.5.D. Recycling Facilities

[11-27-2015]

1. Allowed Uses

a. Convenience Recycling Facilities

Convenience Recycling Facilities are permitted in the GC, LC, NMC, CMC, and CMZ, zones, subject to the Locational, Operational and Design Standards in Section 3.8.5.D.2.

b. Minor Recycling Facilities

Minor Recycling Facilities are permitted in the M-1 and M-2 zones, subject to standards for Minor Recycling Facilities in Section 3.8.5.D.3. Minor Recycling Facilities are permitted in the GC zone

subject to the issuance of a Conditional Use Permit approved by the appropriate hearing authority. Minor Recycling Facilities are permitted if located more than 500 feet from a residential or agricultural-residential zoning district, measured from residential or agricultural-residential property lines to the nearest solid building wall when all operations (including materials storage) are conducted completely indoors or measured from property line to property line when self-contained movable bins are used for outdoor storage. Minor Facilities located less than 500 feet from a residential or agricultural-residential zoning district shall require a Conditional Use Permit approved by the appropriate authority, unless the facility is separated from a residential or agriculturalresidential zoning district by a freeway, railroad, or designated thoroughfare (six lanes of traffic or more).

c. Major Recycling Facilities

Major recycling facilities are permitted in the M-1 and M-2 zones, if located more than 1,000 feet from an AR or RD zoning district, measured from property line to property line. Major Facilities located less than 1,000 feet from a residential or agricultural-residential zoning districts shall require a Conditional Use Permit approved by the appropriate authority, unless the facility is separated from a residential or agricultural-residential zoning districts by a freeway, railroad or designated thoroughfare (six lanes of traffic or more). Major recycling facilities are subject to standards specified in Section 3.8.5.D.3.

2. Locational, Operational and Design Standards for Convenience Recycling Facilities

Applicable to all Convenience Recycling Facilities constructed or installed after the date of adoption of this Ordinance and to all existing Convenience Recycling Facilities.

No deviations from the Locational Standards for Convenience Recycling Facilities shall be permitted except as specified in a.vi. All Locational Standards referenced in this section are measured from the front door of the Convenience Recycling Facility to the nearest property zoned or occupied for residential or agricultural-residential use. Deviations from the Operational Standards and Design Standards for all Convenience Recycling Facilities are subject to issuance of a Special Development Permit approved by the Zoning Administrator.

a. Locational Standards

• i. The facility shall be operated only in a convenience zone as defined under the California Beverage Container Recycling and Litter Reduction Act (CA PRC §14500 et seq.).

• ii. The facility shall be located within a shopping center, which may consist of multiple parcels with a minimum size of five acres. The Convenience Recycling Facility must be located on a site under the same management as the shopping center.

• iii. The facility shall not be located on a property where there is a service station or liquor store, or convenience store that is not part of and integral to a shopping center over five acres.

• iv. There shall be a half mile distance between convenience recycle centers.

• v. The facility shall be located at least 100 feet from a property zoned or occupied for residential or agricultural-residential use. The distance is measured from the front door of the Convenience Recycling Facility to the nearest property zoned or occupied for residential or agriculturalresidential use.

• vi. If the proposed Convenience Recycling Facility is located outside of the Urban Services Boundary as identified in the Sacramento County General Plan, the deviations from Sections 2.a.i, ii and v are permitted with a Special Development Permit approved by the Zoning Administrator.

b. Operational Standards

• i. Written proof of legal access to on-site restroom facilities for employees and customers shall be provided and posted in a visible location on the interior of the recycling facility.

• ii. Materials at a convenience recycling facility may be processed on site and all crushing of materials and weighing of the material shall occur within the kiosk.

• iii. No bags or trash blowing on the premises shall be permitted. Repeat violations may result in additional operational restrictions for the subject property and or revocation of permit.

• iv. The facility shall provide spill buckets and ensure the employees and customers use them to prevent excessive waste. If material is spilled on the pavement, it must be cleaned up immediately. The waste within the spill buckets must be disposed of in a sewage disposal area and shall not be deposited in the storm drain. The facility will be cited for excessive buildup of spilled materials on the pavement.

• v. Hours of operation: Operating hours shall not exceed 8:00 a.m. to 6:00 p.m. for the kiosk. The hours of operation for the reverse vending operation shall be from 7:00 a.m. to 7:00 p.m. Collection and transportation of receptacles may occur from 7:00 a.m. to 8:00 p.m.

• vi. The operator cannot serve customers transporting materials using any of the following: shopping carts, flat beds with wheels, wagons, or make-shift carts with wheels. Only customers arriving on a bicycle without a trailer, with two-wheel carts, in a motor vehicle (truck/car) or walking on site and hand carrying recyclable materials will be served. If shopping carts are abandoned on the property, the operator shall pay for a daily cart retrieval service and remove them from the property as soon as possible.

• vii. The use of a roll up door is permitted but the size of the door shall be limited to 100 square feet of open door area.

• viii. The facility shall be clearly marked to identify the name and telephone number of the facility operator and the hours of operation and shall display a notice stating that no material shall be left outside the collection receptacles.

• ix. No outside storage of materials shall be permitted. Overflow bags of material left outside are prohibited.

• x. Convenience Recycling Facilities shall be located within a fully enclosed structure or kiosk that meets the Community Design Guidelines and shall not be located within a cargo container, unless the cargo container is ancillary to the structure or kiosk.

c. Design Standards for Permanent, Enclosed Buildings:

[AMENDED 12-01-2017]

• i. Convenience Recycling Facility structures shall meet the Community Design Guidelines and be reviewed by the Design Review Administrator.

• ii. Design Review is required for new facilities in order to accomplish the following objectives: a) the orientation of the proposed facility shall minimize visual and acoustical impacts to surrounding properties; b) the architectural design, signage and color of the facility shall not intentionally detract from the existing commercial use or community service facility on the site. Improvements may be required to ensure compatibility, including but not limited to landscaping, screening, and parking lot improvements.

• iii. The facility shall provide best management practices for review by Planning and Environmental Review. This shall include a brief description of the business including the following: number of employees on site, amount of material accepted on a weekly and monthly basis, square footage of facility, materials accepted, how material is stored and collected and how the facility is cleaned.

d. Design Standards for Kiosks:

[AMENDED 12-01-2017]

• i. The minimum size of any freestanding kiosk structure shall be 400 square feet. It may have no more than two other temporary components that attach to it, for temporary storage. The kiosk will be manned by one or two individuals to serve the customers.

• ii. The facility shall occupy no more than six parking spaces not including spaces that will be periodically needed for removal of materials or exchange of the collection receptacles. No parking spaces required for the primary host use may be occupied by the facility.

• iii. The facility shall be located within the buildable portion of the property and not be located in any required setback, and shall not obstruct pedestrian or vehicular circulation.

• iv. Outdoor customer staging areas are only permitted with the issuance of a Minor Use Permit approved by the Zoning Administrator. The number of sorting bins and barrels shall be determined by the Minor Use Permit. The outdoor staging area shall not exceed 100 square feet in size within a controlled designated area. Unused barrels shall be stored indoors at all times. The facility shall be clearly marked with signage indicating the staging areas where the customers line up to drop off the materials.

• v. The facility shall not impair the landscaping required for any host use.

• vi. No parking spaces are required for customers. One space shall be provided for the facility attendant, if needed, as determined by the Design Review Administrator.

• vii. Design Review is required for new facilities in order to accomplish the following objectives: a) the orientation of the proposed facility shall minimize visual and acoustical impacts to surrounding properties; b) the architectural design, signage and color of the facility shall not intentionally detract from the existing commercial use or community service facility on the site. No standalone cargo containers are permitted. Any proposed kiosk must be compatible with the shopping center. Improvements may be required to ensure compatibility, including but not limited to landscaping, screening, and parking lot improvements. The landscaping may consist of landscape planters in portable containers. The free-standing structure used for recycling must be architecturally compatible with the shopping center.

• viii. Signage must be painted on the building and cannot be on the roof.

• ix. The facility shall not be located in the rear of a shopping center between commercial buildings and adjacent residential or agricultural-residential zoning districts, and shall be visible from the street.

• x. The facility shall provide best management practices for review by Planning and Environmental Review. This shall include a brief description of the business including the following: number of employees on site, amount of material accepted on a weekly and monthly basis, square footage of facility, materials accepted, how material is stored and collected and how the facility is cleaned as part of the Design Review application.

3. Operational and Design Standards for Minor Recycling Facilities, Major Recycling Facilities, and Greenwaste Facilities

Applicable to Minor and Major Recycling Facilities and Greenwaste Facilities constructed or installed after the date of adoption of this Ordinance and to all existing facilities.

Deviations from the Operational and Design Standards applicable to all new and existing Minor Recycling Facilities, Major Recycling Facilities and Greenwaste Facilities are subject to a Special Development Permit by the Zoning Administrator.

Minor and Major recycling facilities that serve as processing plants and are not open to the general public are exempt from 3.8.5.D.3 (vii & viii). These facilities are receiving material only for the purposes of processing the material and shipping it offsite.

Applicability to existing facilities with approved Non-Conforming Use Certificates. The development, operational and location standards contained herein shall not apply to existing facilities that have an approved Certificate of Non-Conforming Use, except that such facilities shall be subject to the reporting requirements contained in Section 3.8.5.D.3 (iii).

a. Operational Standards

• i. At Minor Recycling Facilities, all recyclable materials shall be stored in an on-site enclosed building or in self-contained moveable bins (roll off or steel bins) with a maximum size of 65 cubic yards each.

• ii. At Major Recycling Facilities, all recyclable materials stored outdoors shall be screened from public view. If the facility is located adjacent to contiguous industrial property, screening is only necessary along the street frontages.

• iii. Accurate reporting is required for all facilities, including facilities that currently have a Certificate of Non-Conforming Use. Facility operator shall, at all times, maintain accurate and complete records of the amounts and types of recyclable material delivered to the facility, the amounts and types of recyclable material shipped offsite, and the amount of residual material bound for disposal. To the extent practical, each facility operator shall weigh all loads received on a computerized scale system. Scales shall be in compliance with all regulatory requirements for accuracy and maintenance. If the use of scales is not practical, then estimates based on generally accepted volume-to-weight conversion factors will be considered accurate and complete records. The operator’s records, reasonably necessary for the enforcement of this Code, shall be made available for inspection during normal business hours by authorized officers, employees or agents of the County. Where the County determines that an audit is

necessary, operators shall be responsible for reimbursement of reasonable audit costs incurred by the County based upon substantial evidence of inappropriate activity. Such audits must be conducted in a cost effective and timely manner and, to the extent permitted by the California Public Records Act, all information derived from such audits shall be deemed confidential and remain the proprietary and private information of the facility operator’s and not be counted by the County for purposes of fulfilling the recycling diversion requirements of the California Integrated Waste Management Act of 1989.

• iv. Recycling Facility owner/operator shall be continually responsible for removal of all litter generated by the recycling operation. The facility shall be swept at the end of each business day. All liquid waste generated by the recycling operation shall be collected into a common barrel for disposal. Liquid waste shall not be poured on the ground around the exterior of the operation. Operator shall be responsible for any litter blowing from the recycling facility to neighboring properties.

• v. Recycling Facility owner/operator shall control dust generated from the facility to the maximum extent feasible. Dust control measures may include, but are not limited to, misting systems, water trucks, manual or mechanical sweeping and use of negative ventilation.

• vi. Operating hours, including the collection and transportation of receptacles, shall not exceed 6:00 a.m. to 8:00 p.m. when located within 500 feet of the boundary of a residential or agricultural-residential zoned or occupied property, unless separated by a major freeway, railroad or designated thoroughfare.

• vii. Every operator of a recycling facility shall provide written proof of legal access to on-site restroom facilities for employees and customers and must be posted inside of the building.

• viii. The operator cannot serve customers that are bringing the materials to the facility in a shopping cart. In addition, the facility shall be responsible for hiring a daily cart retrieval service if carts are left within 1,000 feet.

• ix. Heavy machinery used to move materials on the subject property, shall only occur within the permitted business hours.

• x. All facilities shall display on the exterior a notice stating that no material shall be left outside the facility.

• xi. At minor recycling facilities that have outdoor operations, no processing of materials is permitted outside of enclosed buildings.

• xii. At minor recycling facilities, materials (processed or unprocessed) cannot be unloaded directly on the ground and must be unloaded indoors for processing or directly into self-contained

movable bins.

• xiii. At minor recycling facilities, the land area utilized to house self-contained movable bins shall not exceed 50 percent of the outdoor space dedicated to the recycling facility.

b. Design Standards

• i. All sites shall conform to the landscaping requirements in effect for the applicable zone. Landscaping shall be a mixture of trees, shrubs, and live groundcover and shall be provided with an automatic irrigation system upon approval of the County Landscape Architect. Fencing shall not be allowed to encroach into the landscaping area. The applicant shall submit a detailed landscape and irrigation plan for review and approval. Landscaping shall comply with the requirements of the Code. No portion of the facility activities, operations, storage, or other work will encroach into the required, established landscaped areas or setback areas established by the zoning Ordinance.

• ii. Any undeveloped area of a site shall be surrounded by a barrier constructed to prohibit access to the area. Barriers shall include one or a combination of the following elements: six inch minimum barrier curbing, bollards, fencing or landscaping.

• iii. All on-site areas subject to operations and not otherwise participating in a verifiable stormwater quality monitoring and compliance program shall be surfaced with asphalt or concrete paving, or in another manner sufficient to prevent offsite contamination. Improvement plans shall be approved by the Site Improvement Permit Section.

• iv. Screen Fencing shall be required in order to screen the operation from the public street or from any use in a more restrictive zone. Screen fencing shall be a minimum of six feet and a maximum of eight feet in height and shall be either solid decorative masonry, solid wood, or chain link fencing with opaque vinyl slats. The slats shall be natural earth tone colors. Fencing shall be installed behind the required landscaped area.

in order to screen the operation from the public street or from any use in a more restrictive zone. Screen fencing shall be a minimum of six feet and a maximum of eight feet in height and shall be either solid decorative masonry, solid wood, or chain link fencing with opaque vinyl slats. The slats shall be natural earth tone colors. Fencing shall be installed behind the required landscaped area.

• v. Design Review is required for new facilities in order to accomplish the following objectives: a) the orientation of the proposed facility shall minimize visual and acoustical impacts to surrounding properties, and b) the design, signage and color of the facility shall be compatible with the existing commercial use or community service facility on the site. Improvements may be required to ensure compatibility, including but not limited to landscaping, screening, trailer skirting, and parking lot improvements.

• vi. Submit a copy of best business practices to planning staff for review. This shall include a brief description of the business including the following: number of employees on site, amount of

material accepted on a weekly and monthly basis, square footage of facility, materials accepted, how material is stored and collected and how the facility is cleaned.

3.8.5.E. Greenwaste Facilities

[AMENDED 11-27-2015]

1. Allowed Uses

Greenwaste Facilities are subject to the issuance of a Conditional Use Permit approved by the Planning Commission in the agricultural zoning districts and M-1 and M2 zones, subject to standards for Greenwaste Facilities in Section 3.8.5.D.3.

2. Development and Operational Standards for Greenwaste Facilities

Refer to applicable standards in Sections 3.8.5.D.3. for Greenwaste Facilities constructed or installed after the date of adoption of this Ordinance (Date: November 27, 2015).