Ione Municipal Code Ch. 17.24 Commercial and Industrial Districts

The purpose of this chapter is to establish commercial and industrial zoning districts in the city, along with allowed use and development standards applicable to those districts. These districts are consistent with and implement the city's general plan commercial land use categories (central business district, neighborhood commercial, neighborhood commercial and highway commercial, general commercial) and industrial land use categories (light industrial, heavy industrial, surface mining) as shown in Table 17.20.020-1 (Zoning districts).

(Ord. No. 528, 2-15-2022)

The following descriptions of each commercial and industrial zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

A. Commercial (C) Zoning Districts. These districts are intended to designate property for commercial and office development. While primarily consisting of commercial retail uses, these districts also accommodate a variety of public and institutional uses. The general character of each of the districts intended to help guide development within the district, consistent with and accompanying applicable descriptions in the general plan as established by Table 17.20.020-1 (Zoning districts).

1. C-T Commercial-Transition Zoning District: This district is applied to areas intended as a transitional land use category from existing residential uses to more intensive commercial uses. The designation respects the existing residential nature of the area but recognizes that market demands and land owner desires will drive conversion of the property to commercial office and/or retail. As such, existing residential uses are allowed to continue in perpetuity; existing homes may be remodeled, expanded, and/or replaced; and new homes on vacant lots may be built. Further, properties may be developed or redeveloped into commercial uses either through the conversion of residential structures to commercial operation or wholesale redevelopment of parcels with new commercial structures. The mixing of commercial and residential uses, either vertically or horizontally, on the same parcel is also permissible. Desirable commercial uses include office and retail that respects the existing residential character of the area, such as small medical offices (e.g., dental, chiropractic), small office professional uses, limited personal services (e.g., barber shop, nail salon), and limited retail uses (e.g., smaller tenant spaces). When residential uses are developed, the allowed density range is between 3.1 and 15.0 units per acre.

2. C-1 Light Commercial Zoning District: This district is applied to areas that consist primarily of light commercial uses and small office development. It additionally provides for public uses, clubs, institutions, and other similar uses.

3. C-2 Central Business District Zoning District: This district is applied to the central business district area as defined in the general plan. It consists primarily of a mix of pedestrian-friendly commercial and office development, public uses, clubs, institutions, and other similar uses. It also provides for multi-family residential uses.

4. C-3 Heavy Commercial Zoning District: This district is applied to areas that consist primarily of commercial uses. Uses in this district tend to be larger-scale commercial businesses and tourist-oriented services. Typical uses include large retail stores, entertainment, indoor recreational facilities, lodging, warehousing, wholesale trade, gas stations, and automobile sales and service. Office uses may also be allowed, but are not the predominant use.

B. Business Professional (BP) Zoning District. This district is characterized predominantly by office professional uses with minor, supporting commercial uses. This designation allows for a variety of office uses, including medical, legal, financial, and other professional and administrative offices. Other permitted uses may include small, accessory-level commercial uses that support principal office uses such as day care facilities, small eateries, and coffee shops.

C. Manufacturing and Industrial (M) Zoning Districts.

1. M-1 Limited Manufacturing Zoning District: This district is intended for low to medium-intensity industrial uses that involve the manufacturing, fabrication, assembly, or processing of primarily finished materials, which occur entirely within an enclosed building. These activities, along with supportive and complementary uses, such as storage, shipping, retail, wholesale, or sales operations, are allowed in this district. Uses in this district should pose limited environmental impact in terms of noise, odors, traffic, hazardous materials, and other health and safety risks. In addition, the development standards are designed to promote attractive development that is compatible with surrounding development. Sites designated for M-1 uses should be located on medium to large sites along highways, thoroughfares, arterials, or collectors adjacent to other office, industrial, or commercial uses. Residential uses of any kind are prohibited in this district with the exception of a caretaker residence. Development should be auto-accommodating with sufficient and clearly defined parking and loading areas.

2. M-2 Heavy Industrial and Mining Zoning District: This district is intended to accommodate a broad range of manufacturing and industrial uses that may occur inside or outside of a building or structure. Permitted activity may vary, ranging from medium to higher-intensity uses that involve the manufacture, fabrication, assembly, or processing of raw and/or finished materials, including lumber, surface mining, and mineral extraction. Sites designated for heavy industrial uses should not be located near residential development. Furthermore, residential uses of any kind are prohibited in this district with the exception of a caretaker residence. Development design should limit noise, odors, traffic, hazardous materials, and other health and safety risks on adjacent non-industrial uses, as well as ensure safe, functional, and environmentally-sound development. Development should be auto-accommodating with sufficient and clearly defined parking and loading areas.

(Ord. No. 528, 2-15-2022)

Table 17.24.030-1 (Development standards for commercial and industrial zoning districts) below identifies allowed uses and corresponding permit requirements for the commercial and industrial zoning districts subject to compliance with provisions of this title. Descriptions/definitions of the land uses can be found in Article VI (Glossary). Applicable regulations are identified in Table 17.22.030-1 to assist in identifying related regulations; however, this is not an exhaustive list of all applicable requirements and uses must comply with all application sections of the Zoning Code regardless of the identified related regulations.

Use regulations in the table are shown with representative symbol by use classification listing: "P" symbolizes uses allowed by right, "C" symbolizes uses that require approval of a conditional use permit, and "N" symbolizes uses that are not permitted.

Table 17.24.030-1: Allowed Uses and Permit Requirements for Commercial and Industrial Zoning Districts

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1. Only allowed as mixed use development as residential in conjunction with and above ground-floor retail, service, or office uses.

2. Not to exceed 5,000 square feet.

3. Allowed only as an ancillary use, not to exceed ten percent of the primary structure footprint.

4. Only specialty studios and schools (e.g., ballet, yoga, art studios) not exceeding 5,000 square feet are allowed. All other public and private educational institutions, including elementary schools, business schools, secretarial and vocational schools, colleges, and conference centers, are prohibited.

5. Allowed provided the decision-making authority can find that adequate screening and landscaping is provided to sufficiently mitigate any possible adverse impacts, including, but not limited to, noise, odor, dust, or other objectionable influences.

6. Maximum tenant space 10,000 square feet.

7. Maximum tenant space 15,000 square feet.

8. Permitted with Administrative Site Plan Review when ancillary to a church, place of worship, or other religious use.

(Ord. No. 531, § 2(Exh. A), 2-7-2023; Ord. No. 528, 2-15-2022)

The following development standards in Table 17.24.040-1 (Development Standards for Commercial and Industrial Zoning Districts) are applicable to the commercial and industrial zoning districts. These standards, along with other development standards (e.g., fences and walls, parking, sign standards) in this title, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development. Properties within the C-2 and C-3 zones and also within the historic overlay zone shall comply with the development standards provided in the downtown master plan.

Table 17.24.040-1: Development Standards for Commercial and Industrial Zoning Districts

Notes:

1. As determined through site plan review, the city may require additional setbacks to ensure the general health, safety, and welfare of the community.

2. When the rear property line abuts a residential zoning district, there shall be a 25-foot rear yard setback required. When there is an alley at the rear of such a lot, such a rear yard may be measured from the centerline of said alley.

3. Properties within the C-2 and C-3 zones and also within the historic overlay zone shall comply with the development standards provided in the downtown master plan.

4. When the side property line abuts a residential Zoning District, there shall be a 7-foot side yard required.

(Ord. No. 528, 2-15-2022)