Chapter 18.14 — COMMERCIAL ZONES (C-P, C-1, C-2, C-3, H-I-C, MU)

• A. The purpose of this chapter is to achieve the following:

  1. Provide a range of commercial zones within urban designations with appropriate location criteria and development standards for a broad variety of retail sales, service establishments, and offices to promote and provide for the economic development of the County.

  2. Help strengthen and broaden the County's economic base and provide employment opportunities for County residents by providing for a wide range of commercial development.

  3. Ensure compatibility of commercial zones with adjacent land uses.

  4. Promote high quality standards of development and site utilization for commercial developments.

• B. The purpose of the individual commercial zones and the manner in which they are applied are as follows:

  1. C-P Commercial-Professional Office Zone. The purpose of the C-P Commercial-Professional Office Zone is to provide areas for development and operation of professional and administrative offices and personal services. Typical uses in this zone include medical/dental offices, insurance/travel agencies, government offices, and banks and savings and loans offices. This zone is in-tended for smaller scale developments that are compatible with residential uses. The most appropriate locations for the C-P Zone are at the edges of residential neighborhoods, serving as a buffer between residential and higher intensity land uses or along collector or arterial roads. This zone implements the Neighborhood Commercial (NC) and General Commercial (GC) land use designation in the General Plan.

  2. C-1 Neighborhood Commercial Zone. The purpose of the C-1 Neighborhood Commercial Zone is to provide areas for small-scale, day-to-day convenience shopping and services for residents of nearby neighborhoods. These uses should facilitate easy pedestrian and bicycle access and be planned and designed to be compatible with the surrounding residential areas. The most appropriate locations for the C-1 Zone are at the edges of residential neighborhoods or where collector and/or arterial roads intersect. This zone implements the Neighborhood Commercial (NC) and General Commercial (GC) land use designations in the General Plan.

  3. C-2 General Commercial Zone. The purpose of the C-2 General Commercial Zone is to provide areas for a wide variety of retail stores, entertainment establishments, offices, and service businesses that serve unincorporated urban communities or regional markets. This zone is typically located in the central business districts or along major transportation routes (i.e., arterial and major collector roads). This zone implements the General Commercial (GC) land use designation in the General Plan.

or a wide variety of retail stores, entertainment establishments, offices, and service businesses that serve unincorporated urban communities or regional markets. This zone is typically located in the central business districts or along major transportation routes (i.e., arterial and major collector roads). This zone implements the General Commercial (GC) land use designation in the General Plan.

4. C-3 Heavy Commercial Zone. The purpose of the C-3 Heavy Commercial Zone is to provide areas for intensive wholesale businesses and service commercial uses which may require large outdoor storage or activity areas. Uses in this zone include transportation of materials by heavy trucks which can require large loading and docking areas incompatible with neighborhood or community-scale retail uses. This zone is also appropriate for vehicleoriented uses outside central business districts and along major thoroughfares and highways. Typical uses in this zone include: vehicle, recreational vehicle, farm equipment and mobile home sales, building supplies, heavy equipment repair and warehousing, auto and truck stops, gas stations, and nurseries. This zone implements the General Commercial (GC) land use designation in the General Plan.

5. H-I-C Highway Interchange Center Zone. The purpose of the H-I-C Highway Interchange Center Zone is to provide areas for travel-serving commercial uses located adjacent to highway interchanges. Typical uses in this zone include restaurants, banks, hotels and motels, service stations, and truck stops. This zone implements the General Commercial (GC) land use designation in the General Plan.

6. MU Mixed-Use. The purpose of the MU Mixed-Use Zone is to provide for areas of highdensity residential development with commercial and office uses either on the same parcel or block or within a pedestrian-or transit-oriented urban environment. Typical uses in this zone include multi-family residential and general commercial uses that provide a variety of goods and services for ten-ants and residents, and offices. This zone implements the Mixed-Use (MU) land use designation in the General Plan.

• (Ord. 1976 § 2, 2019)

• A. Table 2-5 Commercial Zone Allowed Uses and Permit Requirements. Table 2-5 indicates the uses allowed within each commercial zone and any permits required to establish the use, in compliance with Article 6 (Permit Processing Procedures) and Article 7 (Zoning Code Administration).

• B. Additional Regulations. Where the last column in the Table 2-5 includes a chapter or section number, the regulations in the referenced chapter or section shall apply to the use. Provisions in other sections of this Zoning Code may also apply.

• C. Permit Requirement Where Construction is Involved. Each land use specified in the following land use table as allowed with a "P" as a use permitted-by-right that involves/contains construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) may require the issuance of a Zoning Clearance in compliance with Chapter 18.128 (Zoning Clearances) or a Site Plan and Design Review (Chapter 18.122 ).

• D. Definitions. See Article 8 (Definitions) for land use definitions and explanations.

• E. Uses Not Listed. Commercial uses not listed below may be reviewed by the director to determine if they are similar to those listed and appropriate in a particular zone and, if so, the type of permit required, in compliance with Section 18.04.040 (Uses Not Classified).

(click here to view the full table)

(Ord. 1976 § 2, 2019; Ord. 1990 § 1, 2020; Ord. 2039, 5/21/2024)

• A. Table 2-6 Commercial Zone Development Standards. The intent of the commercial zone development standards table is to clearly and precisely establish the basic site and structure regulations that apply to all developments in each of the commercial zones. The table also indicates where additional site and structure requirements, including, but not limited to, off-street parking, landscaping, signing, fences and obstructions, and performance standards, apply to commercial zones.

• B. Exceptions. The setbacks listed below may be increased for those uses requiring an Administrative or Conditional Use Permit when it is determined by the Director or Commission, as applicable, that the additional setbacks are necessary to make the use compatible with surrounding properties and uses.

• C. Density. Maximum density standards shall be consistent with the General Plan or applicable community plan.

• D. Zoning Map. The boundaries, designations, and locations of the zones established by this Zoning Code shall be shown upon the map(s) entitled "Zoning Map for Merced County" and referred to in this Zoning Code as the Zoning Map. Any additional maps (e.g., setback map) adopted shall also be a part of this Zoning Code by reference. This Zoning Code, together with the Zoning Map, is hereby adopted in compliance with current State planning, zoning, and development laws. Changes in the boundaries of any identified zones shall be made by ordinance in compliance with Chapter 18.142 (Amendments).

ning Code as the Zoning Map. Any additional maps (e.g., setback map) adopted shall also be a part of this Zoning Code by reference. This Zoning Code, together with the Zoning Map, is hereby adopted in compliance with current State planning, zoning, and development laws. Changes in the boundaries of any identified zones shall be made by ordinance in compliance with Chapter 18.142 (Amendments).

(Ord. 1976 § 2, 2019)

• A. General Regulations.

  1. Setbacks.

     • a. Interior Side Yard. If adjacent to a residential zone, the minimum setback shall be 10 feet and a six-foot-high masonry wall shall be constructed along the common property line.

     • b. Rear Yard. If adjacent to a residential zone, the minimum setback shall be 10 feet and a six-foot-high masonry wall shall be constructed along the common property line.

     • c. Setbacks for Dwelling Units. All setbacks for dwelling units shall be the same as in the R- 1 Zone, see Section 18.12.030 (Residential Zone Development Standards).

  2. Hotels and Motels. Hotels and motels are prohibited from renting any sleeping room by the hour or for any period of fewer than 10 consecutive hours or rent any sleeping room more than once within any consecutive 10-hour period measured from the start of one rental to the start of the next.

  3. Mobile Recycling Facilities. Mobile recycling facilities shall not include processing facilities.

  4. Personal Services, Restricted Uses. Sales establishments selling tobacco, paraphernalia, and vaping products and supplies shall not be located within a 1,000-foot radius of sensitive uses (i.e., schools, parks, youth facilities). The distance between a tobacco, paraphernalia, and vaping products and supplies sales establishment shall be made in a straight line, without regard to intervening structures or objects, from property line to property line of the parcel on which the structure, or portion of the structure, in which the sensitive use is located.

  5. Pet Stores. A pet store operator shall not sell a live dog, cat, or rabbit in a pet store unless the dog, cat, or rabbit was obtained from a public animal control agency or shelter, society for the prevention of cruelty to animals shelter, humane society shelter, or rescue group that is in a cooperative agreement with at least one private or public shelter pursuant to Assembly Bill 485 (AB485).

  6. Single-Family Dwelling. One single-family dwelling or caretaker unit per parcel may be allowed with the issuance of an Administrative Permit.

  7. Vehicle Service Stations. Service stations may not exceed 5,000 square feet of gross floor area. All repair shall be conducted within an enclosed structure. An Administrative Permit is required if the minimart includes the sales of alcoholic beverages.

  8. Short-Term Rentals. A short-term rental may be allowed on a lot in a Commercial Zone with the approval of an Administrative Permit, if the lot is currently developed with an existing single-family dwelling. Short-term rentals do not include County approved hotels, motels, hostels, and time shares.

• B. Specific Commercial Regulations.

  1. C-P Commercial-Professional Office Zone. A Zoning Clearance is required for restaurants, excluding bars, not exceeding a 100-person seating capacity.

  2. C-1 Neighborhood Commercial Zone.

     • a. Educational, Institutional, Public Assembly, and Recreational Uses. Gymnasiums shall not exceed 200-person capacity in the main structure area.

     • b. Retail Uses.

• (1) Clothing Stores. Clothing stores shall not exceed a 100-person capacity in the main structure area.

     - (2) Drug Stores. An Administrative Permit is required for alcoholic beverage sales. 
  
     - (3) Pharmacies. Pharmacies may not exceed 30,000 square feet of gross floor area. 
  

  3. C-2 General Commercial Zone. Pool halls may not exceed 30,000 square feet of gross floor area. An Administrative Permit is required if the gross floor area exceeds 30,000 square feet.

  4. H-I-C Highway Interchange Center Zone. Long-term parking shall not exceed 10 vehicles. An Administrative Permit is required when there are more than 10 vehicles.

• (Ord. 1976 § 2, 2019; Ord. 1990 § 1, 2020)