SPECIAL DEVELOPMENT STANDARDS

WHAT ARE THE SPECIAL DEVELOPMENT STANDARDS?

The Kern County Zoning Ordinance regulates the use of private property. It lists certain allowed uses according to the zoning of the property. Zoning districts that allow construction of multifamily dwelling units, (R-2, R 3), commercial uses, (CO, C-1, C-2, CH) or industrial uses, (M-1, M-2, and M-3) are subject to the Special Development Standards (Chapter 19.80). In certain limited circumstances, projects within the A and NR zone districts may also be subject to the Special Development Standards.

Special Development Standards are the regulatory development requirements that are imposed upon a development project that is not subject to a public hearing process. These requirements include:

• Dedication of land for road widening
• Pavement of street frontage, possibly including curb, gutter, and sidewalk
• Adequate parking facilities
• Paving of parking lots and driveways
• Placement of utility services under-ground
• Separation of incompatible land uses with adequate screening/fencing
• Glare reduction from exterior lighting
• Screening of trash receptacles and trash pick up requirements
• Screening of outside industrial storage areas
• Adequate laundry facilities
• Bicycle storage
• Screening of mechanical equipment
• Regulation of storage of hazardous materials
• Noise generation standards
• Adequate landscaping
• Proper signage

These items are required to ensure that "commercial" type projects within Kern County meet at least minimum acceptable standards. These standards are specified in more detail in Chapter 19.80 of the Kern County Zoning Ordinance.

WHEN ARE THE SPECIAL DEVELOPMENT STANDARDS IMPOSED?

The Special Development Standards are an integral part of the building permit process. This process is called the "site plan review." A formal public hearing is not required. These development standards are required for projects in the listed zoning districts and are reviewed by the County during the grading or building permit approval process and verified in the field by the County building inspector.

The planner attaches a list of development standards to each set of plans. Only those requirements authorized by the Zoning Ordinance and appropriate to the proposed project are imposed. Compliance with each of these standards is required before the building inspector allows occupancy.

Occasionally, projects will not involve the issuance of a building or grading permit. For example, the establishment of an equipment storage yard in an M-2 District may not require the issuance of a permit. However, all zoning regulations still apply. This kind of project is still subject to the Special Development Standards. The owner is required to obtain approval of the site plan before the use is established. In such instances, the County will issue a "no fee tracking permit." The project receives a building permit number so that the project can be "tracked" for compliance with the standards. Upon completion of the improvements, a building inspector will visit the site and verify compliance.

ARE SPECIAL DEVELOPMENT STANDARDS REQUIRED FOR EVERY PROJECT?

It is important to note that not all of the development standards are required for every project. During the "plan check" process of the building permit or grading permit, a planner will review the plans for compliance with the Zoning Ordinance.

The Special Development Standards are only required in the herein listed zoning districts. However, not every project within these zoning districts is subject to the standards. There are a number of "exceptions" or "exemptions" from the standards, as follows:

• Special development standards are not imposed if the project is a building addition that constitutes less than fifty percent (50%) of the existing gross building area (unless the addition results in an increase in the number of dwelling units).
• Special development standards are not imposed for changing one (1) permitted use to another permitted use where no building permit is required unless it is an intensification of a use.
• Special development standards are not required for the construction of a single-family residence where it is the only use of the property.
• The Director of the Kern County Planning and Community Development may waive certain requirements if "unusual circumstances" exist that prevent compliance (the expense of improvements does not constitute "unusual circumstances").

Special Development Standards are aimed at gaining limited improvements for projects that involve major expansions or new development of vacant lots. Special Development Standards are imposed as conditions of approval when a "commercial" type project requires a public hearing for a conditional use permit or a precise development plan.

HOW DO I OBTAIN APPROVAL OF MY SITE PLAN?

A site plan should be included with the building or grading permit and will be routed to the Kern County Planning and Community Development Department for review and approval. The Special Development Standards review is conducted automatically by Department Staff whenever an application for a grading or building permit is made on property with the aforementioned zone districts. In the event staff has any questions or concerns about your project, you will be contacted by phone or mail. Grading and building permits cannot be issued until this review has been completed. For a proposed use that may not require a building or grading permit from the County, the applicant should contact the Department directly to ensure this review is completed before the use is established.

WHAT SHOULD BE SHOWN ON THE SITE PLAN?

A site plan must contain the following information:

• Topographic information (when deemed necessary by the Kern County Planning and Community Development Department)
• Location of all existing structures
• Location of all proposed structures
• Location and dimensions of all driveways, maneuvering areas and parking areas
• Location of trash receptacles
• Distance between property line and centerline of the adjacent streets
• Required road improvements
• Proposed and existing landscaped areas
• North arrow and scale
• Phasing plan, if applicable

Projects must also submit an elevation drawing of any buildings and/or structures. Statistical notes must appear on the plot plan to address the source of water supply, sewage disposal method, under ground utilities, type of fencing, and the method of trash receptacle screening.

Staff is available to answer any questions you may have regarding these standards. Please telephone (661) 862-8600 if we can be of assistance.

(FORM207.PDS 3/11)