§ 9-5

Division 5 constitutes the industrial zones. The intent of this Division is to prescribe use, lot, and structure regulations for industrial zones in the City of Mountain House, consistent with the Community Development portion of the General Plan. The names and intents of the industrial zones are as follows:

(a)

I-P Zone. The Industrial Park (I-P) Zone is intended to allow for the development of a combination of corporate offices, warehousing, light manufacturing, wholesaling, and professional offices, as well as the services necessary to support those uses. Design and development within this zone, enforced through the use of covenants, conditions, and restrictions (CC&R), should be such as to allow location near planned or existing residential zones with a minimum of environmental conflict. This zone is intended to implement the Limited Industrial land use category of the General Plan.

(b)

I-L Zone. The Limited Industrial (I-L) Zone is intended to provide for light impact manufacturing, warehousing, wholesaling, construction contracting, and distribution uses. Activities within this zone have external physical effects that are generally restricted to the immediate area, are compatible with surrounding uses, are conducted entirely within enclosed buildings, and have outdoor storage areas that are screened. Business and professional offices may also be appropriate within this zone. This zone is intended to implement the Limited Industrial land use category of the General Plan.

(c)

I-G Zone. The General Industrial (I-G) Zone provides for a wide range of manufacturing, distribution, and storage uses. Uses within this zone tend to have moderate to high nuisance characteristics, such as noise, heat, glare, odor, and vibration, requiring segregation from other land uses, and/or may require extensive outside storage areas. This zone is intended to implement the General Industrial land use category of the General Plan.

(Ord. 2024-18, § 1(Exh. A), 2024)

CHAPTER 2. - INDUSTRIAL ZONES: USE REGULATIONS

The intent of this Chapter is to specify the range of uses and structures allowed within the industrial zones, consistent with the policies and principles of the General Plan.

(Ord. 2024-18, § 1(Exh. A), 2024)

Permitted, not permitted and conditionally permitted use types shall be as provided in Table 9-5-2.1.

(Ord. 2024-18, § 1(Exh. A), 2024)

Uses or structures that require discretionary review may be expanded with an Improvement Plan, provided the following conditions are met:

(a)

The proposed expansion of a structure involves less than a twenty-five percent (25%) increase in floor area covered by the existing use; and

(b)

The proposed expansion involves less than a ten percent (10%) increase in the overall site area covered by the existing use; and

(c)

The proposed expansion, in the opinion of the Director, will not have a substantial, adverse effect on adjacent property; and

(d)

The proposed expansion will comply with existing requirements of agencies having jurisdiction and any other appropriate regulatory agency; or

(e)

Where conditions in Subsections (a) through (d) of this Section are not met, the level of review for the expansion shall be the same as the level of review required in Table 9-5-2.1.

(Ord. 2024-18, § 1(Exh. A), 2024)

Permitted, not permitted and conditionally permitted temporary uses and structures shall be as provided in Table 9-5-2.2. Temporary uses or structures not specifically listed in Table 9-5-2.2 may be allowed, subject to approval of an Improvement Plan.

(Ord. 2024-18, § 1(Exh. A), 2024)

In addition to the provisions of Section 9-5-201 through 9-5-204, the following regulations shall apply to industrial zones:

(a)

Unless the use type is more restrictive, a Site Approval (Chapter 9 of Division 8) is required for any industrial use that is:

(1)

Six thousand (6,000) square feet or greater in ground floor area;

(2)

Occupies ten (10) or more acres of site area; or

(3)

Not served by a public wastewater treatment plant, public water system, and a public drainage system.

(b)

Any change in an existing use to a new use which requires either a Use Permit, Site Approval, or an Improvement Plan shall be permitted without a Use Permit, Site Approval, or Improvement Plan, provided the Review Authority finds that the proposed use is less detrimental to, or will have no greater impact in, the zone than the existing use.

(c)

Uses allowed in all Commercial zones, except Neighborhood Commercial (C-N) and Commercial Recreation (C-R), may be allowed in Limited Industrial (I-L) and General Industrial (I-G) zones under the following conditions:

(1)

The Commercial zone is immediately adjacent to the Industrial zone;

(2)

The uses are located in a "transition area" between the two zones that is designated in an adopted Special Purpose Plan;

(3)

The specific uses that may be allowed in the "transition area" must conform with the use regulations of the particular Industrial and Commercial zones that are located adjacent to each other;

(4)

The specific uses that may be allowed must be based upon land use plans and criteria included in an adopted Special Purpose Plan;

(5)

A full range of public services is provided to all of the properties.

(d)

Public Display of Fireworks. An Improvement Plan shall be required for all public displays of fireworks and are subject to the following regulations:

(1)

An Improvement Plan shall be approved a minimum of two (2) weeks prior to the proposed public display of fireworks. An approved Operational Fire permit shall be submitted with every Improvement Plan.

(2)

All property owners of parcels adjacent to the parcel(s) approved by the Improvement Plan shall be notified of the details of the public display of fireworks which shall include the date of the event, time of event, and length of time for the fire The Community Development Department shall notify property owners in writing a minimum of one (1) week prior to the public display of fireworks date.

(3)

The Community Development Department shall notify the appropriate Municipal Advisory Council in writing a minimum of one (1) week prior to the public display of fireworks date if a public display of fireworks is proposed on a parcel located within a Municipal Advisory Council district.

(e)

Deleted.

(f)

Deleted.

(g)

Automotive Sales and Services. Automotive Sales, Use Type. Uses classified under the Automotive Sales and Services: "Automotive Sales, Use Type" shall be adjacent to a freeway.

(h)

Medical Services Use Type.

(1)

Medical offices shall be designed and configured to appear as office type uses in those commercial zones where they are allowed.

(2)

Urgent care centers, and other facilities included under the medical services use type that provides emergency medical care, shall be situated on and accessed from arterial roadways. Said facilities shall be separated from residential and other sensitive land uses by means of an arterial roadway, landscape easement, or other effective buffer.

(i)

Public Services: Essential, Use Type.

(1)

Hospitals shall be situated on and accessed from arterial roadways. Said facilities shall be separated from residential and other sensitive land uses by means of an arterial roadway, landscape easement, or other effective buffer.

(Ord. 2024-18, § 1(Exh. A), 2024)

In addition to the provisions of Sections 9-5-202 through 9-5-204, the following Special Use Regulations shall apply to truck terminals in the Truck Terminal Zone:

(a)

Any truck terminal in operation during nighttime hours shall have twenty-five (25) foot light standards whose lights are hooded and directed downward so as not to disturb adjoining properties or roads.

(b)

Noise levels of trucks entering and leaving the truck terminal shall comply with the California Vehicle Code sections regarding noise.

(c)

Noise levels at the property line shall be no greater that 65 db Ldn.

(d)

All loose materials shall be contained in bins.

(e)

Truck parts or inoperable trucks kept for rebuilding or for parts that are stored on the property of the truck terminal must be directly related to the operation of the truck terminal and shall be contained within a specified area that is fenced to provide an effective visual barrier.

(f)

Any construction materials and necessary equipment for the transfer and/or storage of construction materials shall be contained in a specified area that is fenced to provide an effective visual barrier.

(Ord. 2024-18, § 1(Exh. A), 2024)

In addition to the provisions of Sections 9-5-202 through 9-5-204, the following Special Use Regulations shall apply to all truck terminal projects:

(a)

Any entrance or exit to a truck terminal shall have acceleration and deceleration lanes, the criteria for which are to be determined by the traffic study and recognized engineering standards, or other traffic control devices determined to be necessary by the Department of Public Works. No vehicle shall be permitted to obstruct or back onto a public roadway.

(b)

The terminal shall comply with all California Department of Transportation regulations and standards for roads, freeway entrances, sight distance, and turning radius.

(c)

Driveway width at the ultimate right-of-way shall be forty (40) feet maximum. The design of driveway shall be such as to allow trucks to enter and exit property without entering into opposing lane of traffic.

(d)

Access gates shall be recessed from the property line a minimum of sixty-five (65) feet.

(e)

All maneuvering and parking areas of automobiles and trucks shall be located on the site of the truck terminal. No parking or maneuvering is allowed within the public road right-of-way.

(f)

All automobile parking spaces and all major circulation drive lanes (automobile and truck) shall be surfaced and permanently maintained with a minimum of two (2) inches of asphalt concrete over an appropriate base, or four (4) inches of Portland cement concrete over an appropriate base. Bumper guards shall be provided when necessary to protect adjacent structures or properties. All other areas that are used for vehicular traffic shall be surfaced and permanently maintained with a chip seal. These improvements shall be constructed prior to the initiation of the use or prior to the issuance of the Certificate of Occupancy, whichever comes first.

(g)

Leach fields shall be barricaded to prevent vehicles from driving or parking over them.

(h)

Undeveloped areas within the truck terminal will be maintained to prevent the creation of dust or erosion and not become a health hazard.

(i)

All drainage from asphalted and concreted parking and driveway areas shall be routed through an oil sand trap tank prior to entering a public sewage treatment plant or a terminal drainage system.

(j)

All truck parking shall comply with truck parking standards in Section 9-10-406, Truck Parking and Loading.

(k)

Vehicle parking shall comply with parking standards in Section 9-10-410 for Handicap Parking and Table 9- 10-2.1 for Parking Space Requirements.

(l)

Truck terminals shall comply with landscape standards in Section 9-10-508, Requirements for Industrial Projects.

(Ord. 2024-18, § 1(Exh. A), 2024)

Applications for industrial development projects located in an Enterprise Zone, as designated by the State of California, normally processed under the Public Hearing Review Procedure in Chapter 5 of Division 2, shall be processed under the Staff Review with Notice Procedure in Chapter 4 of Division 2.

(Ord. 2024-18, § 1(Exh. A), 2024)

In addition to the provisions of Sections 9-5-202 through 9-5-205, the following Special Use Regulations shall apply to the Warehouse Zone:

(a)

No industrial or hazardous waste shall be discharged into the wastewater or storm drainage system; only domestic waste may be discharged;

(b)

The use shall meet all the requirements for wastewater, water, and drainage in Division 11;

(c)

Uses shall be subject to an annual inspection by the Health Department at the business's expense to insure compliance with ordinance and permit requirements;

(d)

Deleted.

(e)

Temporary Agricultural Truck Driver Housing. Permit approval shall be subject to the following minimum requirements:

(1)

The housing, defined as recreational vehicles or trailers (excluding pick-up camper shells) provided by the driver(s), must be used in conjunction with raw agricultural product truck driving activities performed on the site;

(2)

The housing sites, provided at no cost to the driver(s), may not be occupied for more than twenty-six (26) continuous weeks per year between the months of June through November;

(3)

The permittee shall annually verify in writing the initiation and termination dates to substantiate compliance with Subsection (2);

(4)

The landowner shall provide, at no cost to the driver(s), sanitation and shower facilities, and waste discharge facilities to be approved by the Environmental Health Department;

(5)

The housing must be under permit of the Environmental Health Department and under an approved Use Permit application of the Community Development Department;

(6)

The occupancy level shall not exceed the average of thirty (30) occupied units and shall not exceed the maximum of forty (40) occupied units. All units shall be removed each year after the expiration of the allowed occupancy period in November;

(7)

The Use Permit requirement shall include an annual review for compliance; and

(8)

The minimum requirements shall be posted in English and Spanish at the site.

(f)

Equipment Sales and Repair—Farm Machinery, Repair and Equipment Sales and Repair. Heavy Equipment, Repair in the I-W zone shall be subject to a review by and conditions from the Environmental Health Department prior to any consideration for staff or administrative approval to ensure that there is no potential for industrial or hazardous waste generation from such proposed uses which would potentially be discharged into the wastewater or storm drainage system and lead to the contamination of soil and/or groundwater.

(Ord. 2024-18, § 1(Exh. A), 2024)

In addition to the provisions of Sections 9-5-202 through 9-5-205, the following Special Use Regulations shall apply to the Automotive Sales use type in the Limited Industrial Zone:

(a)

Only used collectible car sales shall be allowed in the Limited Industrial Zone, new car sales shall be prohibited;

(b)

A maximum of ten (10) cars shall be displayed at any given time; and

(c)

All display and maintenance of cars shall occur within a building.

(Ord. 2024-18, § 1(Exh. A), 2024)

Design Guidelines shall be submitted for consistency review prior to approval of the final map or parcel map or other Development Permit.

TABLE 9-5-2.1 USES IN INDUSTRIAL ZONES

1 Applies within Specific Plan III area of Mountain House.

TABLE 9-5-2.2 TEMPORARY USES AND STRUCTURES IN INDUSTRIAL ZONES

1 Applies within Specific Plan III area of Mountain House.

(Ord. 2024-18, § 1(Exh. A), 2024)