§ 1500-07

A.

General Commercial (GC). The GC District is intended to provide for a full range of neighborhood, community, highway, and regional retail, as well as office, service, and related uses to serve residents, employees, and visitors. The GC District implements the General Plan Commercial (COM) land use designation.

B.

Commercial Industrial (CM). The CM District is intended to provide for a mix of industrial and commercial uses. This includes uses that are often considered potentially incompatible in primary retail areas due to operational or compatibility characteristics. The type and intensity of CM uses may be limited by the County based upon the availability of infrastructure and services. The CM District implements the General Plan Industrial/Commercial (I/C) land use designation.

C.

Employment Corridor (EC). The EC District is intended to provide for a variety of employment and revenue generating land uses along the Highway 99 corridor north and south of Yuba City, and adjacent to the east side of Highway 70 in East Nicolaus. While the potential exists that public services and infrastructure may be extended to these areas, the type and intensity of development may be limited by the County based upon the availability of such services. The EC District implements the General Plan Employment Corridor (EC) land use designation.

D.

Light Industrial (M-1). The M-1 District is intended to provide for a full range of lower intensity manufacturing, assembly, processing, fabrication, bulk handling of products, storage, warehousing, and other similar uses conducted in a fashion that minimizes visual and operational impacts on adjoining uses. M-1 uses are to be compatible operating in relatively close proximity to residential and commercial uses. The M-1 District implements the General Plan Industrial (IND) land use designation.

E.

General Industrial (M-2). The M-2 District is intended to provide for a variety of intensive manufacturing, assembly, processing, fabrication, bulk handling of products, storage, warehousing, heavy trucking and other similar uses conducted in a manner that may affect surrounding uses. This district should be located away from residential neighborhoods and other potentially sensitive uses. The M-2 District implements the General Plan Industrial (IND) land use designation.

(Ord. of 6-28-2022)

Table 1500-07-1 identifies the allowed use types for Commercial and Employment Districts. Use types are defined in Article 3. Uses not specifically listed may be permitted by the Director pursuant to Section 150003-030. For findings relating to flood standards, see Article 25.

Wireless Telecommunications Facilities

(Ord. of 6-28-2022)

1500-07-030 - Supplemental Use Regulations

A.

Wayside Stands.

1.

One Wayside Stand shall be permitted per parcel.

2.

A Wayside Stand shall not exceed 400 square feet of floor area and may include up 50 square feet of floor area for the sale of prepackaged food and/or drinks.

3.

Adequate provision shall be made for off-street parking and safe ingress and egress to the adjacent street.

4.

Parking spaces for Wayside Stands shall be paved and striped to County standards.

5.

All structures and off-street parking shall not be located in any required front or side yard setback.

B.

Agricultural and General Truck Yards.

Agricultural Truck Yards.

a.

Parking—Driveways, parking, storage, and maneuvering areas for agricultural trucks shall be surfaced with aggregate, paving or other materials which adequately prevent dust from becoming airborne and prevent the tracking of dirt and/or mud onto public roadways. Adequate provision shall be made for safe ingress and egress to the adjacent street.

b.

Screening—Agricultural truck yards may be conditioned to be screened from view from public roadways through walls, chain link fencing with privacy slats, and/or landscaping.

c.

Maintenance—Agricultural truck yard maintenance, repair, and proper handling and disposal of hazardous materials shall comply with the requirements of the Development Services Department, Environmental Health Division.

2.

General Truck Yards, Small.

a.

In addition to other noticing requirements, upon receipt of an application for a new or modified General Truck Yard, Small, notice shall be provided to all property owners of record, within one-half (1/2) mile of the proposed project property boundaries advising an application has been received, providing a summary of the application and the location where project documents can be reviewed.

b.

Prior to approving a General Truck Yard, Small, a Notice to Approve shall be provided in accordance with Article 23.

c.

General Truck Yards, Small, shall be subject to Table 1500-07-3 (Commercial and Employment Design Checklist) unless as otherwise noted in this section.

d.

Lighting shall be provided consistent with Table 1500-07-3 (Commercial and Employment Design Checklist). Light pole and fixture height shall not exceed 25 feet. Truck parking areas shall incorporate motion activated lighting that shall not spill onto adjoining properties. A photometric plan, prepared by an appropriately licensed design professional, shall be submitted demonstrating compliance with this section prior to project approval. The requirement for a photometric plan may be waived by the Director if it is

determined the General Truck Yard, Small, is a sufficient distance from adjacent parcels or that, due existing vegetation or structures, site lighting will not spill onto adjacent properties.

e.

Driveways shall be a minimum of 25 feet in width, measured at the public right-of-way, or as determined necessary by the Road Commissioner.

f.

When proposed, access gates shall be setback a minimum of 65 feet from the public right-of-way to allow trucks with trailers to completely exit the roadway.

g.

All maneuvering and parking areas for automobiles, trucks and trailers shall be located onsite and shall be graveled consistent with Article 20. No parking or maneuvering for parking shall occur in a public road right-of-way. Parking and circulation areas shall be maintained and shall not deteriorate to allow mud or dirt to be tracked onto the public right-of-way. At their discretion, the Director may require the installation of wheel washing facilities or other measures deemed necessary to eliminate impacts to the County road system.

h.

1.

When located outside a designated floodplain, permanent bathroom facilities (not portable toilets) shall be established onsite and shall be accessible during hours of operation and shall not be visible from the public right-of-way. Bathroom facilities shall include, at a minimum, a flushing toilet and a handwashing station and shall be serviced, as needed, on a regular basis. Bathrooms shall be provided at a minimum ratio of one restroom per 25 trucks or as otherwise determined by the Director.

2.

When located in a designated floodplain, portable trailer mounted bathroom facilities may be established onsite and shall be accessible during hours of operation and shall not be visible from the public right-ofway. Bathroom facilities shall include, at a minimum, a toilet and handwashing station. Facilities shall be serviced, as needed, on a regular basis. The County may require an operator to document through a contract, or other means deemed sufficient, that bathroom facilities are being properly maintained. Bathrooms shall be provided at a minimum ratio of one restroom per 25 trucks or as otherwise determined by the Director.

i.

The minimum usable sewage disposal area shall be barricaded or have access physically restricted to prevent vehicles from driving or parking over it to the satisfaction of the Development Services Environmental Health Division. This requirement may be eliminated if it is determined that existing agricultural operations or other permitted onsite uses provide sufficient protection for sewage disposal areas.

j.

A drainage plan, prepared consistent with the County Improvement Standards, shall be submitted demonstrating runoff resulting from site development will not adversely impact surrounding property owners or public rights-of-way. This requirement may be waived by the Director if it is determined the project site is of sufficient size to not result in drainage impacts to surrounding property owners or public rights-of-way.

k.

There shall be no outdoor storage of loose materials onsite, including but not limited to, truck parts, tires and/or related items.

l.

General Truck Yards, Small, shall be located a sufficient distance from adjacent properties to screen their location by existing onsite agricultural operations or structures or shall be screened from public rights of way and adjoining parcels by walls, or chain-link fencing with privacy slats, having a minimum privacy rating of 90 percent or greater, and landscaping. All walls, fencing and landscaping shall be continuously maintained, and the Director may require replacement to damaged items.

m.

A minimum of one 55 gallon trash waste receptacle, or equivalent, shall be conveniently located in the truck parking area. The County may allow other means of trash collection and control as appropriate.

n.

Truck engine idling shall occur consistent with State law and compliance with this requirement shall be included as a project condition.

o.

The operation of Transportation refrigeration units shall occur consistent with California Code of Regulations, Title 13, Division 3, Chapter 9, Article 8 commencing at Section 2477 or as amended.

3.

General Truck Yards, Large.

a.

In addition to other noticing requirements, upon receipt of an application for a new or modified General Truck Yard, Large, notice shall be provided to all property owners of record, within one-half mile of the proposed project property boundaries advising an application has been received, provides a summary of the application and the location where project documents can be reviewed.

b.

General Truck Yards, Large, shall comply with the applicable requirements of Table 1500-07-3 (Commercial and Employment Design Checklist) or as modified in this section.

c.

General truck Yards, Large, may only be established when located immediately adjacent to a State Highway or a designated T or S-route (STAA).

d.

Light pole and fixture height shall not exceed 25 feet. Truck parking areas shall incorporate motion activated lighting that shall not spill onto adjoining properties. A photometric plan, prepared by an appropriately licensed design professional, shall be submitted at the time of application demonstrating compliance with this requirement.

e.

Facility access shall incorporate acceleration and deceleration lanes, the criteria for which is determined by the completion of a traffic study prepared to recognized engineering standards, including County Improvement Standards that shall also determine any additional needed traffic related improvements. No vehicle shall be permitted to obstruct or back onto a public roadway. Facilities shall be designed so that trucks entering and exiting yards do not need to cross the road center line into opposing traffic. The traffic study shall be submitted at the time application is made to the Development Services Planning Division.

f.

Facilities located along a State Highway shall comply with the California Department of Transportation standards for roads, freeway entrances, sight distance and turning radius.

g.

Driveways shall be a minimum of 40 feet in width measured at the public right-of-way or as deemed necessary by the Road Commissioner. Driveways shall be designed to allow trucks to enter and exit a facility without entering into opposing lanes of traffic.

h.

When proposed, access gates shall be setback a minimum of 65 feet, or a sufficient distance, from the public right-of-way to allow trucks with trailers to completely exit the roadway when the gates are closed.

i.

All maneuvering and parking areas for automobiles, trucks and trailers shall be located onsite and shall be paved and maintained consistent with Article 20. No parking or maneuvering for parking shall occur in a public road right-of-way. Wheel stops shall be provided for both automobile and truck parking areas to protect fencing, landscaping, structures and adjacent properties. The County may require operators to resurface deteriorated asphalt areas and such work shall be completed within 180-days of the County making a request or by a mutually agreed time as approved by the Director. At his or her discretion, the

Director may require the installation of wheel washing facilities or other measures necessary to eliminate impacts to the County road system.

j.

1.

When located outside a designated floodplain, permanent bathroom facilities (not portable toilets) shall be established onsite and shall be accessible during hours of operation and shall not be visible from the public right-of-way. Bathroom facilities shall include, at a minimum, a flushing toilet and a handwashing station and shall be serviced, as needed, on a regular basis. Bathrooms shall be provided at a minimum ratio of one restroom per 25 trucks or as otherwise determined by the Director.

2.

When located in a designated floodplain, portable trailer mounted bathroom facilities may be established onsite and shall be accessible during hours of operation and shall not be visible from the public right-ofway. Bathroom facilities shall include, at a minimum, a toilet and handwashing station. Facilities shall be serviced, as needed, on a regular basis. The County may require an operator to document through a contract, or other means deemed sufficient, that bathroom facilities are being properly maintained. Bathrooms shall be provided at a minimum ratio of one restroom per 25 trucks or as otherwise determined by the Director.

k.

The minimum usable sewage disposal area shall be barricaded or have access physically restricted to prevent vehicles from driving or parking over it.

l.

A drainage plan, consistent with the County Improvement Standards, shall be submitted at the time application is made, demonstrating runoff resulting from site development will not adversely impact surrounding property owners, or public rights-of-way. Drainage from parking areas shall utilize best available technology to minimize pollution and shall comply with State law.

m.

Materials including truck parts, tires and related items, shall be contained inside a building, and in accordance with applicable State law. If a General Truck Yard, Large, proposes to conduct onsite repairs, such work shall occur within a building approved for said work. This requirement shall not apply to windshield, wiper, or truck headlight replacement work. A maximum of two inoperable trucks may be kept onsite for rebuilding or parts and shall be contained in a designated area, surfaced with concrete and designed to contain spilled fluids, and shall be located so as not to be visible from a public right-of-way or neighboring properties.

n.

Truck and/or trailer maintenance, repair, and proper handling and disposal of hazardous materials shall comply with the requirements of the Development Services Department and applicable State law.

o.

Facilities shall be screened from public view, roadways and adjoining, non-employment zoned, land through concrete masonry unit walls or chain-link fencing with privacy slats, having a minimum privacy rating of 90 percent or greater, and landscaping. All walls, fencing and landscaping shall be continuously maintained, and the Director may require replacement to damaged items.

p.

Fifty-five gallon trash waste receptacles, or equivalent, shall be provided at a minimum ratio of one receptacle per five trucks and shall be conveniently located in the truck/trailer parking area to facilitate their use. The County may allow other means of trash collection and control as appropriate.

q.

Truck engine idling shall occur consistent with State law and compliance with this requirement shall be included as a project condition.

r.

The operation of Transportation refrigeration units shall occur consistent with California Code of Regulations, Title 13, Division 3, Chapter 9, Article 8 commencing at Section 2477 or as amended.

s.

At the time application is made, a plan shall be submitted demonstrating how undeveloped areas shall be maintained to prevent the creation of dust, erosion and shall not become a health hazard or create a public nuisance.

t.

The County will consider as part of its review, indirect sources of traffic, noise and pollution, such as service trucks and passenger vehicles visiting facilities.

u.

The County will consider requiring permanent onsite landscape setback buffers from existing adjacent residences, to be maintained by the property owner, to the extent feasible, for new or expanded facilities.

C.

Animal Processing.

1.

All barns, corrals, feed and manure storage areas, lagoons, processing facilities and structures not used as dwelling units, labor quarters, or administration, shall be located a minimum of one mile from any existing residential district, Rural Community boundary, or city sphere of influence line.

Storage of manure, silage and animal matter shall occur in a manner which minimizes odors and vector nuisances to the greatest extent practicable, based on current industry practices.

3.

Incorporate measures to protect pollutants from entering into creeks, streams, drainage ditches or groundwater supplies.

4.

Incorporate measures to control odor, dust, noise, and waste disposal so as not to constitute a nuisance or a hazard.

D.

Special Events. Special events such as weddings, dances, assemblies, picnics, dinners, craft fairs, and similar are allowed at Wineries, Breweries and Mills and Special Event Facilities use types on parcels of sufficient size to not impact adjoining agricultural operations. These use types require approval of an Administrative Permit as indicated on Table 1500-07-1. The permit shall specify the frequency of allowed events, hours of operations, maximum number of permitted guests, and any other conditions of approval deemed necessary by the approving authority.

E.

Kennels. Kennels shall be kept in a clean and sanitary manner by the daily removal of waste and by the use of spray and disinfectants to prevent the accumulation of flies, the spread of disease, or offensive odor. Animal odors shall not be detectable beyond the property lines of the property where the kennel is located.

F.

Retail Use Limitation in M-1 and M-2 Districts. Retail uses shall not exceed 15 percent of the total square footage of any lot or building complex within the M-1 and M-2 Districts.

G.

Vehicle Rental, Sales and Leasing; Equipment and Material Storage Yards; and Impound and Towing Yards.

1.

All equipment, materials and inoperable vehicles (those vehicles not capable of being driven on a public road), and equipment under repair because of damage, missing parts, or any other condition that precludes its use, shall be separated and screened from the public right-of-way and/or adjacent properties with a sixfoot-tall solid fence. A solid hedge of landscaping may be required to be used in conjunction with the fencing if the surrounding circumstances warrant a higher screen. None of the above items shall be stored, racked, or stacked above the height of the fence. Individual equipment or vehicles which exceed six feet in height shall be stored at a distance from the fence/landscape screen so said equipment or vehicles will not be visible from the public right-of-way.

Sales lots shall be paved, and all vehicles displayed for sale shall be separated from adjacent rights-of-way by an improved landscape area.

H.

Oil and Gas Extraction and Injection Wells. Exploratory and/or production gas or oil well drilling and injection wells meeting the following criteria shall be permitted by issuance of a Zoning Clearance:

1.

Wells shall be located a minimum of 500 feet from any existing residence and not on lands controlled by any State or Federal agency.

2.

The location of the well, access road, pipelines and other appurtenances have been coordinated with the surface rights operator, manager or tenant as well as the owner of the surface rights to the property to be used as a well site.

3.

All drilling equipment except that required for well operation and maintenance shall be removed and the site restored to its original condition within a time period as arranged with the surface owner, but in no event longer than 90 days after completion of the drilling process.

4.

Within ten days of cessation of drilling operations, the Director shall be notified of completion or abandonment of the well.

5.

The applicant shall comply with all applicable local and State regulations including but not limited to, requirements of the County Environmental Health Program and California Division of Oil and Gas for on-site sanitary facilities and waste disposal, the County Development Services Engineering Division for necessary encroachment permits of driveway connections with the County roads, and the California Division of Oil and Gas for all necessary permits.

Before the issuance of a Zoning Clearance for gas or oil well drilling or an injection well, a Notice of Intent to approve shall be mailed or delivered at least ten days prior to action on the application to the applicant, the property owner, the owners as shown on the most recent secured assessor's roll of property within 400 feet of the property involved in the application, and all other persons who have requested notice in accordance with Section 1500-23-060(B). Such other notice as the County deems appropriate may also be given. All Zoning Clearances shall be processed in accordance with Section 1500-25-030.

t, the property owner, the owners as shown on the most recent secured assessor's roll of property within 400 feet of the property involved in the application, and all other persons who have requested notice in accordance with Section 1500-23-060(B). Such other notice as the County deems appropriate may also be given. All Zoning Clearances shall be processed in accordance with Section 1500-25-030.

Oil and Gas Drilling and injection well Zoning Clearances shall be valid for a one-year term period. If an approved permit has not been used within one year after permit issuance, it shall become null and void without further action.

(Ord. of 6-28-2022)

Table 1500-07-2 identifies the development standards and allowed exceptions to those standards for Commercial and Employment Districts. Allowed use types and associated structures shall comply with the following in addition to any other applicable requirements of this Zoning Code:

Table 1500-07-2: DEVELOPMENT STANDARDS AND EXCEPTIONS

NOTES:

1.

Measured from edge of adopted right-of-way. Where right-of-way is not recorded, the setback shall be measured 25 feet from edge of planned right-of-way per the adopted County Design Standards for the

roadway as determined by the Director.

2.

Measured from property line. Does not apply to common wall product types.

3.

Measured from property line.

4.

Measured as the vertical distance from the average level of the highest and lowest point of that portion of the lot covered by the building, to the highest point of the building roof, ridge, or parapet wall. See Article 2 for additional detail.

5.

May not exceed FAR for associated General Plan Land Use designation.

(Ord. of 6-28-2022)

1500-07-050 - Commercial and Employment Design Checklist

A.

Intent. The Design Checklist (Table 1500-07-3) specifies the County's requirements for the design of new development and revitalization and forms the basis for the review of projects within all Commercial and Employment Districts (GC, CM, EC, M-1 and M-2). The Checklist is not intended to dictate a specific style or look for a particular project, but rather define the general elements of project design appropriate to the type and character of development anticipated within Sutter County. The intent is to ensure consistency and fairness in the design review process; promote high quality and functional design; ensure compatibility between adjacent uses; and attract economic growth by creating an aesthetically pleasing living and working environment.

B.

Design Review Required. Approval of a Design Review application is required for all projects located within a Commercial or Employment District, regardless of whether or not a building is proposed (i.e. contractors' yard, truck yard, etc.). The Design Review application shall be reviewed in accordance with Section 150025-040. All of the individual design criteria included on Table 1500-07-3 shall be required of projects subject to Design Review approval, unless otherwise determined by the County as not applicable or appropriate based on a particular project's use, scale, location or other distinct circumstance. Additions to existing residences and new or the expansion of existing residential accessory buildings shall not require Design Review.

C.

Supplemental Requirements along Highway 20. Table 1500-07-3 includes supplemental design requirements intended to ensure that new development maintains views of the Sutter Buttes from Highway 20. Given their visual prominence and contribution to the overall image of Sutter County, protecting views

of the Buttes is a primary objective of the County. The Highway 20 design requirements are in addition to the other design requirements included in Table 1500-07-3 and are applicable to all projects subject to Design Review within Commercial and Employment Districts along Highway 20 that have the potential to impact views of the Sutter Buttes.

D.

Flexibility in Implementation. The Design Checklist is intended to be flexible in its implementation. Alternatives to the Design Checklist may be considered by the Director if it is determined to provide an equivalent design approach. Given the wide range of circumstances and potential design solutions, creativity is encouraged to satisfy the intent of the individual criteria incorporated.

E.

Design Checklist.

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4. Pedestrian and Bicycle Facilities Plan Complies
(Y/N/NA)
a. Facilities for pedestrian and bicycle circulation are physically separated from vehicular circulation to the
extent feasible. Primary pedestrian routes and access points are specially treated and include shade trees,
adequate lighting, paving, and/or other elements that distinguishes pedestrian from automobile areas.
b. Pedestrian crossings of vehicular routes are emphasized with a change in grade, materials, textures,
colors and/or other elements to improve visibility and safety.
c. Bicycle racks and lockers, where provided, are located near building entries in highly visible and well
lighted areas.
d. Pedestrian and bicycle access between adjacent projects and use is provided as appropriate.
5. Walls Plan Complies
(Y/N/NA)
a. Walls that are either proposed by the applicant or that are required (i.e. for screening purposes, to
attenuate noise impacts, etc.) along highways and arterial roadways are solid, located outside of any
required landscape planter, and are constructed of either decorative masonry block (i.e. split face block,
masonry block with stucco coat), or solid wood frame with stucco coat that complements the design of
the building(s).
b. If a wall is required due to noise impacts, it has been clearly demonstrated that the proposed materials
and construction will adequately attenuate noise to acceptable levels.
c. Changes in wall planes, materials, and surface textures as well as the placement of pilasters, trim caps,
landscape massing's, vines and similar elements are incorporated as appropriate to break up long sections
of walls along highways and arterial roadways.
d. Projects that abut residentially zoned parcels include a minimum 6-foot-high solid wall (i.e. decorative
masonry block such as split face or masonry block with stucco coat, solid wood frame with stucco coat,
or similar alternative as approved by the Director) along the shared property boundary. The height of the
wall may be reduced to a minimum of 4.5 feet high along a shared property boundary that abuts a parking
area.
e. Wall openings are provided as appropriate to allow pedestrian and bicycle access between uses.
6. Lighting Plan Complies
(Y/N/NA)
a. Parking lot lighting does not exceed 20 feet in total height (25 feet for General Truck Yards), is oriented
and shielded to direct the light downward onto the subject property and not spill onto adjacent properties
or road rights-of-way. Lower lighting standards may be required adjacent to single-family development in
order to minimize light spillage.
b. Full cutoff lighting fixtures, diffusers and other "dark-sky" and low glare technologies are used to reduce
light pollution and glare.
c. Energy efficient lighting fixtures, sources and practices are incorporated as appropriate.
d. Conditions are incorporated satisfactory to the County to ensure that, prior to issuance of a building
permit, a point-by-point exterior lighting (photometric) plan will be submitted which demonstrates
compliance with the following illumination requirements:
i. Parking lots, driveways and trash enclosures are illuminated with a minimum maintained 1 foot-candle
of light, a uniform ration (maximum to minimum) of 4:1, and an average not to exceed 4 foot-candles of
light.
ii. Pedestrian walkways are illuminated with a minimum maintained 0.5 foot-candle of light and an
average not to exceed 2 foot-candles of light.
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, driveways and trash enclosures are illuminated with a minimum maintained 1 foot-candle
of light, a uniform ration (maximum to minimum) of 4:1, and an average not to exceed 4 foot-candles of
light.
ii. Pedestrian walkways are illuminated with a minimum maintained 0.5 foot-candle of light and an
average not to exceed 2 foot-candles of light.
----- End of picture text -----

(Ord. of 6-28-2022)

Article 8 - Overlay and Combining Districts

Chapter - 1500-08