§ 9-204

The purpose of this Chapter is to prescribe land use regulations and development standards for the following zones.

P-F Zone. The Public Facilities (P-F) Zone is intended to provide for the establishment of major correctional, medical, and infrastructure facilities; publicly owned recreation facilities and similar facilities and areas; educational facilities for primary, secondary, and higher education; police and fire protection facilities; public facilities and supporting uses in areas where they are most likely to benefit County residents. This zone is intended to implement the Public Facilities land use designation of the General Plan.

M-X Zone. The Mixed-Use (M-X) Zone is intended to provide for activity centers containing a variety of compatible and integrated land uses under a coherent plan. This zone is intended to implement the MixedUse land use designation of the General Plan.

AP-X Zone. The Airport Multi-Use (AP-X) Zone is intended to provide for the establishment of a variety of commercial and industrial land uses that are compatible with and supportive of airport operations on or adjacent to the Stockton Metropolitan Airport property. This zone is intended to implement the Airport Multi-Use land use designation of the General Plan.

Table 9-204.020-1 prescribes the land use regulations for the P-F, M-X, and AP-X zones. Use types are defined in Chapter 9-901, Updated Use Type Classifications; key terms used in the classifications are defined in Chapter 9-900, Terms and Definitions. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity a classification that is substantially similar in character. Use classifications and sub classifications not listed in the table or not found to be substantially similar to the uses listed in the table are prohibited. The right-hand column in the table

includes specific section references for other regulations in this Title, in Chapter 9-409, Standards for Specific Uses and Activities.

(a)

Expansion of Uses and Structures. Uses or structures that require discretionary review may be expanded with a Zoning Compliance Review, provided the following conditions are met:

(1)

The proposed expansion or construction of a structure involves less than a 25 percent increase in the approved floor area, as shown on the most recent land use permit or Zoning Compliance Review on file. but no more than 10,000 square feet;

(2)

The proposed expansion involves less than a 25 percent increase in the developed area of the site;

(3)

The proposed expansion will not have a substantial, adverse effect; and

(4)

The expansion complies with existing requirements of agencies having jurisdiction and any other appropriate regulatory agency.

Where conditions in Subsections (1) through (4) of this Section are not met, the level of review for the expansion shall be the same as the review required in Table 9-203.020-1 for a new use.

(b)

Change in Use. Any change in an existing use to a new use that requires a land use permit shall be permitted without a land use permit, provided the Zoning Administrator finds that the proposed use:

(1)

will have no greater impact than the existing use; and

(2)

occupies the same floor area as the existing use.

The Zoning Administrator reserves the right to require a Zoning Compliance Review in lieu of the Use Permit or to allow a minor expansion, as needed.

(c)

Accessory Uses and Structures. Accessory uses and structures permitted, not permitted, and conditionally permitted are set forth in Table 9-204.020-2 and Section 9-409.040, Accessory Uses. Accessory uses and structures not specifically listed in Table 9-204.020-2 are allowed with a Zoning Compliance Review if the primary use is permitted or with an Administrative Use Permit if the primary use requires an Administrative Use Permit or a Conditional Use Permit. All accessory uses are subject to Section 9-409.040, Accessory Uses.

TABLE 9-204.020-2: ACCESSORY USES & STRUCTURES IN THE AIRPORT, MIXED USE, & PUBLIC FACILITIES ZONES

(d)

Temporary Uses and Structures. Accessory uses and structures permitted, not permitted, and conditionally permitted with a Temporary Use Permit are set forth in Table 9-204.020-3. Temporary uses and structures not specifically listed in Table 9-204.020-3 may be allowed by the Zoning Administrator, subject to the requirements of Section 9-804.080, Temporary Use Permits.

TABLE 9-204.020-3: TEMPORARY USES & STRUCTURES IN OTHER ZONES

(e)

Additional Use Regulations.

(1)

Additional Regulations for PF, M-X and AP-X Zones.

(A)

Commercial and Industrial Uses. Unless the permit type is more restrictive, an Administrative Use Permit is required for any commercial or industrial use that:

(i)

Will occupy 10,000 square feet or more in floor area;

(ii)

Has a site area of 10 or more acres; or

(B)

Use of a Zoning Compliance Review—When Allowed. A Zoning Compliance Review shall replace the permit type specified in Table 9-204.020-2 for a given use if a Special Purpose Plan was adopted for the site on which the use is to be located and the use is consistent with that Special Purpose Plan.

(2)

Special Use Regulations in the Mixed-Use Zone.

(A)

Building Use Mix.

(i)

At least 20 percent of the total square footage in a project shall be devoted to residential uses.

(ii)

In at least one main retail block, at least 75 percent of the ground floor frontage shall be retail, restaurants, personal services, or offices for walk-in clientele.

(iii)

Blocks adjacent to the main retail block(s) shall contain round floor frontages with at least 50 percent of the block devoted to:

1.

Retail uses;

2.

Commercial recreation and entertainment services, except radio and television studios;

3.

Eating and drinking establishments; or

4.

Public open space.

(iv)

No surface parking is allowed on the perimeter of the main retail block. All parking shall be in the interior of the block, underground, or in parking structures.

(B)

Public Spaces. There shall be at least one central public space with at least one linear foot of seating capacity per 30 square feet of public space.

(3)

Special Use Regulations in the Public Facilities Zone. In addition to the provisions of Sections 9-204.020(a) through 9-204.020(c), the following Special Use Regulations shall apply in the Public Facilities (P-F) Zone:

(A)

Accessory Uses and Structures. Only accessory residential structures for the owner-operator and/or employees who work on the site shall be permitted.

(B)

Stockton Metropolitan Airport. In addition to the uses permitted in Table 9-204.020-1 for the P-F Zone, additional uses may be permitted with a Special Purpose Plan if the Zoning Administrator finds that the use is an aviation related and consistent with FAA Grant Assurances.

(C)

Veterans Supportive Housing. Veterans Supportive Housing may be permitted in the P-F Zone subject to the following requirements:

(i)

A Zoning Compliance Review shall be required for projects where the total number of cumulative units for Veterans Supportive Housing is equal to or less than 49.

(ii)

An Administrative Use Permit shall be required for projects where the total number of units for Veterans Supportive Housing is equal or greater than 50.

(iii)

The housing shall be located on a site that is within one-half mile of a State or Federal Interstate Highway and one-half mile of a County-owned hospital.

(iv)

The project shall comply with multi-unit residential project landscaping requirements in Chapter 9-402, Landscaping, and parking landscaping requirements in Chapter 9-406, Parking and Loading.

(v)

Signs shall comply with Chapter 9-408, Signs.

(vi)

Veterans Supportive Housing shall be served by public water, sewer, and storm drainage.

(vii)

If, during the course of construction or any grading activity associated with the construction, subsurface cultural resources are uncovered anywhere within the project site, work shall be immediately halted in the vicinity of the finding, and a qualified cultural resources specialist consulted for an on-site evaluation.

(viii)

If artifacts or evidence of materials such as bone, shell, or nonnative stone are uncovered during construction activities, work shall immediately be halted in the vicinity of the finding, and a qualified archaeologist consulted for an on-site evaluation. This evaluation may entail an archaeological test excavation and/or mitigative data recovery.

(Ord. No. 4623, §§ 15, 16, 5-2-2023; Ord. No. 4632, § 8, 9-26-2023; Ord. No. 4671, §§ 19—21, 5-13-2025; Ord. No. 4683, § 7, 12-9-2025)

Table 9-204.030 prescribes the development standards for the P-F, M-X, and AP-X Zones. The numbers in each illustration refer to corresponding regulations in the "#" column in the associated table.

TABLE 9-204.030: DEVELOPMENT STANDARDS—P-F, M-X, AND AP-X ZONES

Notes:

1. See Section 9-400.050 or any applicable Special Purpose Plan, for exceptions to height limits.

2. The maximum height within the AP-X Zone shall be as specified in the Stockton Metropolitan Airport Special Purpose Plan.

3. Setbacks for yards shall be measured from the planned ultimate right-of-way width of the roadway, as shown on the General Plan or applicable Specific Plan or Special Purpose Plan.

4. The setbacks for yards within the AP-X Zone shall be as specified in the Stockton Metropolitan Airport Special Purpose Plan.

5. Public buildings may be up to 90 feet in height.

(a)

Lot Area and Width. Lots shall have the minimum areas and minimum widths set forth in Table 9-204.030.

(b)

Yard Dimensions. Yards shall have the minimum dimensions set forth in Table 9-204.030, except as modified for the Public Facilities Zone as follows:

(1)

Reduction of Required Yards. Required yards may be reduced as follows:

(A)

If more than 50 percent of the block on which the lot sits is developed, the required yard shall be the average of the existing yard dimensions of permitted structures on the block. In no case, however, shall a street side yard be less than 10 feet in width.

(B)

If the lot is less than 75 feet in width, the street side yard may be reduced to 10 feet in width.

(2)

Increase in Required Yards. If a side or rear yard abuts a lot developed with a conforming residential use, a lot zoned residentially, or a lot shown on the General Plan Map for residential development, such side yard shall be increased to 20 feet in width.

(3)

Development within Required Yards. The following structures may be located in or extend within required yards, subject to the provisions specified:

(A)

Architectural features, subject to the provisions of Chapter 9-400, General Site Regulations;

(B)

Screening, including fences and gates, subject to the provisions of Sections 9-400.040, Fences and Screening, and 9-400.050, Screening of Equipment;

(C)

Additions to nonconforming single-family dwellings, subject to the provisions of Chapter 9-405, Nonconformity Provisions; and

(D)

Structures adjacent to and associated with railroad spurs.

(c)

Height. Buildings and structures within the P-F, M-X, and AP-X Zones shall not exceed the heights set forth in Table 9-204.030, except as permitted by Section 9-400.020, Building Projections into Required Yards. Buildings and structures in these zones shall also be subject to the following limitations on height:

(1)

Within airport imaginary surface zones, buildings and structures shall comply with the height restrictions specified by the FAA or by the Stockton Metropolitan Airport regulatory documents.

(2)

In the Airport Multi-Use Zone, buildings and structures shall comply with the height requirements specified in the Stockton Metropolitan Airport Special Purpose Plan.

(3)

Screening devices, including fences, gates, and gateposts, shall comply with the requirements specified in Chapter 9-402, Landscaping.

Series 300: - Master Plans, Special Purpose Plans, Specific Plans, and Planned Development Chapter 9-300 - Master Plans