Position Paper on "Buffer Zones" Between Industrial and Residential Developments

June 7 2004

 Subject: Opposition to Residential Property next to Industrial/Heavy Businesses and Adherence to the General Plan, and Specific Plans, in the Planning Process

Position
The Council of Industries, and its thirty-six member companies, believes that smart growth is achieved through smart planning. Locating new residential development adjacent to existing industrial properties, without the use of well-designed buffer zones, is not smart planning. Creating land-use conflicts between new residential communities and existing industrial facilities is not smart planning. Smart planning is adherence to the General Plan, and Specific Plans, during the planning process.

Council of Industries companies are long-term stakeholders in the community and must be fully involved in all stages of the planning process. The Council of Industries supports the Planning Department adherence to the spirit and content of the Richmond General Plan in all planning decisions. The Council of Industries strongly opposes residential developments near, or in the buffer zones surrounding industrial and light industrial zoned areas as this is in violation of the General and Specific plans.

Discussion
The City of Richmond Planning Department is promoting new residential projects in close proximity to existing industrial properties. Through long experience, we know these decisions will result in conflict between new residents and long term industrial, light industrial, railroad and maritime port users.

In promoting residential projects near the previous Zeneca property, the Planning Department is disregarding sections of the Richmond General Plan that were incorporated to prevent land-use conflicts. In particular, Land Use Objectives LU-B.2, LU-B.5, and LU-O.7; and Economic Development Goals ED-G, ED-H and EDH.1, encourage industrial development and require “buffer zones” between industrial and residential developments.

The Richmond General Plan, along with supplemental plans such as the City Center Specific Plan and the Knox Freeway/Cutting Boulevard Corridor Specific Plan, provides a fair and logical development structure for the City. It has long been accepted that “buffer zones”, used to facilitate the transition between residential and industrial properties, are a necessary component of the plans.