Article 2 — Chapter 17.14 — Tuolumne County Zoning Code

COMMERCIAL AND MIXED USE ZONING DISTRICTS

Sections:

17.14.010 Purpose. 17.14.020 Mixed Use District or (MU) District.

17.14.030 Commercial Recreational District or (C-K) District. 17.14.040 Neighborhood Commercial District or (C-O) District. 17.14.050 General Commercial District or (C-1) District. 17.14.060 Heavy Commercial District or (C-2) District. 17.14.070 Special Commercial District or (C-S) District. 17.14.080 Business Park District or (BP) District

17.14.010 Purpose. This Chapter lists the commercial and mixed-use zoning districts and establishes regulations for permitted uses, conditional uses, minimum parcel size, building intensity, and minimum residential density. Except as otherwise noted, development within these districts shall be served with public water, public sewer, paved streets and adequate police and fire protection according to the policies of the General Plan with applicable federal, State, and local regulations concerning the provision of water and sewage disposal to serve the development.

A. Purposes of Commercial and Mixed Use Districts:

Mixed Use District or (MU) District. The purpose of the Mixed Use (MU) District is to provide for a mixture of residential, commercial, and recreational facilities in an urban setting. It is intended that this district be established within urban areas, where a mixture of these uses is desirable near transportation corridors, downtowns, defined community centers, major commercial centers, schools, and community services. This district is not intended to provide shopping centers or major commercial

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developments of a community or regional nature. Development within this district shall be served with public water, public sewer, paved streets and adequate police and fire protection according to the policies of the general plan. General Commercial District or (C-1) District. The purpose of the General Commercial (C-1) district is to provide for a variety of sales establishments that serve both the residents and traveling public. Development within this district shall be served with public water, public sewer, paved streets and adequate police and fire protection according to the policies of the general plan. Heavy Commercial District or (C-2) District. The purpose of the Heavy Commercial (C-2) District is to provide for a location for the wholesale and Heavy Commercial uses and services necessary within the county. Development within this district shall be served with public water, public sewer, paved streets and adequate police and fire protection according to the policies of the general plan. Special Commercial District or (C-S) District. The purpose of the Special Commercial (C-S) District is to provide for a variety of sales and service establishments that serve both the residents and visitors in areas that do not have public water and sewer service. Development within this district shall be served paved roads and adequate police and fire protection according to the policies of the general plan.

Development in this zone must comply with Title 15 of this code relative to fire safety standards and with applicable Federal, State and local regulations concerning the provision of water and sewage disposal to serve the development.

Business Park District or (BP) District. The purpose of the Business Park (BP) District is to provide for a mixture of industrial and commercial land uses with an emphasis on manufacturing, processing, assembly, storage, distribution, wholesale business, and research and development activities in campus-like business or industrial park settings (Ord. 3471 § 5, 2024).

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17.14.020 Mixed Use District or (MU) District. ¶

A. Allowed uses. Table 17.14.1 lists uses allowed and the level of review required within any Mixed Use (MU) District.

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Minimum parcel size. Within any Mixed Use (MU) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 2,500 square feet in area or less than 50 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the width at front setback of the existing parcel. Parcels

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resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

B. Building intensity. Within any Mixed Use (MU) District, the maximum residential building intensity shall be 15 dwelling units per acre permitted without discretionary review. The maximum ratio of the coverage of all buildings on a parcel, referred to as the floor area ratio (FAR), shall be 2.0. Additional units/building coverage are possible through a density bonus for the provision of affordable housing in accordance with the California Government Code.

C. Minimum residential density. Residential development within any Mixed Use (MU) District shall require a minimum density of eight dwelling units per acre, exclusive of areas zoned Open Space or Open Space-1, designated for park or recreational facilities, or encumbered by or proposed for deeded or dedicated easements, unless the property owner can demonstrate and the Board of Supervisors determines that physical or environmental constraints on the property make development to the minimum density infeasible.

D. Additional Multiple-Family Use Provisions. The following provisions apply to the development of multiple-family uses.

Multiple-family developments are encouraged to include smoke-free policies to limit residents’ exposure to the harmful effects of secondhand smoke.

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Multiple-family developments consisting of five or more units, such as apartments or mobile home parks, shall provide at least 200 square feet of recreation space on site.

17.14.030 Commercial Recreational District or (C-K) District. ¶

A. Allowed uses. Table 17.14.1 lists uses allowed and the level of review required within any Commercial Recreational (C-K) District.

B. Minimum parcel size. Within any Commercial Recreational (C-K) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than two gross acres in area or less than 100 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

C. Building intensity. Within any Commercial Recreational (C-K) District, the maximum residential building intensity shall be one (1) dwelling unit per two (2) acres. The maximum ratio of the coverage of all buildings on a parcel, referred to as the FAR, shall be 0.5. Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

17.14.040 Neighborhood Commercial District or (C-O) District. ¶

A. Allowed uses. Table 17.14.1 lists uses allowed and the level of review required within any Neighborhood Commercial (C-O) District.

B. Minimum parcel size. Within any Neighborhood Commercial (C-O) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 2,500 square feet (net acreage) in area or less than 50 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the width at front setback of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

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C. Building intensity. Within any Neighborhood Commercial (C-O) District, the maximum residential building intensity shall be 15 dwelling units per acre permitted without discretionary review. The maximum ratio of the coverage of all buildings on a parcel, referred to as the FAR, shall be 2.0. Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

D. Additional Multiple-Family Use Provisions. The following provisions apply to the development of multiple-family uses.

Multiple-family developments are encouraged to include smoke-free policies to limit residents’ exposure to the harmful effects of secondhand smoke.

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Multiple-family developments consisting of five or more units, such as apartments or mobile home parks, shall provide at least 200 square feet of recreation space on site.

17.14.050 General Commercial District or (C1) District. ¶

A. Allowed uses. Table 17.14.1 lists uses allowed and the level of review required within any General Commercial (C-1) District.

B. Minimum parcel size. Within any General Commercial (C-1) District, or no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 2,500 square feet (net acreage) in area or less than 25 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the width at front setback of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

C. Building intensity. Within any General Commercial (C-1) District, the maximum residential building intensity shall be 15 dwelling units per acre permitted without discretionary review. The maximum ratio of the coverage of all buildings on a parcel, referred to as the FAR, shall be 2.0.

Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

D. Additional Multiple-Family Use Provisions. The following provisions apply to the development of multiple-family uses.

Multiple-family developments are encouraged to include smoke-free policies to limit residents’ exposure to the harmful effects of secondhand smoke.

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Multiple-family developments consisting of five or more units, such as apartments or mobile home parks, shall provide at least 200 square feet of recreation space on site.

17.14.060 Heavy Commercial District or (C-2) District. ¶

A. Allowed uses. Table 17.14.1 lists uses allowed and the level of review required within any Heavy Commercial (C-2) District.

B. Minimum parcel size. Within any Heavy Commercial (C-2) District, no parcel of real property shall be divided or reconfigured where any parcel so created with be less than 2,500 square feet (net acreage) in area or less than 25 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the width at front setback of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

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C. Building intensity. Within any Heavy Commercial (C-2) District, the maximum residential building intensity shall be one dwelling unit per 2,500 square feet. The maximum ratio of the coverage of all buildings on a parcel, referred to as the FAR, shall be 2.0. Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

17.14.070 Special Commercial District or (CS) District. ¶

A. Allowed uses. Table 17.14.1 lists uses allowed and the level of review required within any Special Commercial (C-S) District.

B. Minimum parcel size. Within any Special Commercial (C-S) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than two gross acres or less than 100 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the width at front setback of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

A. Allowed uses. Table 17.14.1 lists uses allowed and the level of review required within any Business Park (BP) District.

B. Minimum parcel size. Within any Business Park (BP) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 2,500 square feet (net acreage) in area or less than 50 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of existing parcel and in the width at front setback of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

C. Building intensity. Within any Business Park (BP) District, the maximum residential building intensity shall be one dwelling unit per 2,500 square feet. The maximum ratio of the coverage of all buildings on a parcel, referred to as the FAR, shall be 1.0. Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

C. Building intensity. Within any Special Commercial (C-S) District, the maximum residential building intensity shall be one dwelling unit per two acres. The maximum ratio of the coverage of all buildings on a parcel, referred to as the FAR, shall be 1.0. Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

D. Development in the Special Commercial (C-S) District does not require public water/sewer.

17.14.080 Business Park Commercial District or (BP) District.

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TABLE 17.14.1 ALLOWED LAND USES AND PERMIT REQUIREMENTS

TABLE17.14.1 ALLOWEDLANDUSES ANDPERMITREQUIREM	ENTS	ENTS	ENTS	ENTS	ENTS	ENTS
Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. MU	C. C-K	D. C-O	E. C-1	F. C-2	G. C-S	H. BP	I. Additional Regulations
Residential Uses
One single-family dwelling per parcel	P	P	P1	P1	P1	P1	P1
Additional single-family dwellings when incidental to a commercial or business use of theparcel		C1	C2	C2	C3	C2	C3
Two single-family dwellings or one duplex per parcel	P
Multifamily dwellings	P		P	P
Accessory dwelling unit	P	P	P	P	P	P	P	Ch. 17.36
Junior accessory dwelling unit	P	P	P	P	P	P	P	Ch. 17.36
Day care centers for not more than eight nonemployee occupants	P4	P4	P4	P4	P4	P4	P4
Small or large family day care home within a permitted or conditional use single-family dwelling, subject to the requirements of Chapter 17.54	P	P	P	P	P	P	P	Ch. 17.54
Emergency shelters	P		P	P				Ch. 17.58
Transitional housing and supportive housing within a permitted single-family dwelling or multifamilydwelling19	P	P	P	P	P	P	P
Supportive housing in other structures besides single-family dwellings or multifamily dwellings	P	P	P	P
Low barrier navigation centers	P	P	P	P
Day care centers, other than family day care homes	C	C	C	C	C	C	P

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. MU	C. C-K	D. C-O	E. C-1	F. C-2	G. C-S	H. BP	I. Additional Regulations
Residential care homes of any size regardless of state licensing	P4	P4	P4	P4	P4	P4	P4
Skilled nursing facility	C	C	C	C	C	C	C
Single-room occupancies within not more than one-third of the rooms in a hotel or motel		C	C	C	C	C
Single-room occupancy units				C
Boardinghouse		C	C	C	C	C
Agricultural laborer housing	P	P	P	P	P	P	P
Employee housing for six persons or less		P4	P4	P4	P4	P4	P4
Seasonal or Resident Employee Housing within a hotel or motel room	P18	P18	C	P18	P18
Home occupation	P							Ch. 17.64
Agricultural and Resources Uses
Nurseries and greenhouses	P	C	P	P	P	P	P
Christmas tree farms	C		P	P	C	P	C
General farming and ranching		P					C
Roadside stand		P5					C6
Growing and harvesting of timber		P				P
Agricultural processing, indoor		C					P
Agricultural marketing facilities or activities		C
Commercial stables, riding clubs, and guest ranches		C
Sawmills		C
Institutional and Recreation Uses

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. MU	C. C-K	D. C-O	E. C-1	F. C-2	G. C-S	H. BP	I. Additional Regulations
General non-commercial recreational use incidental to the primary use of the parcel	P		P	P	P	P	P
Schools (public, private, and alternative)	P	C	P	P	P	P
Places of worship, libraries, museums, art galleries, tourist information facilities	P	C	P	P	P	P
Public utility distribution facilities	P	P	P	P	P		P
Public safety facilities	P	P		P	P	P
On- and off-shore marina facilities	C	C	C	P	P	P	P
Tent revivals, circuses and carnivals	C	C	C	C	C	C	C
Flea markets		C		C	C	C	C
Weddings and Commercial Events7	C	C	C	C	C	C	C
Public transportation stations or depots	C	C	C	P	P	P	P
Places of public assembly, social clubs, lodges, and clubhouses	C	C	C	P	P	P
Health care facilities	C	C	C	C	C	C	P
Public utility uses	C	C8	C	C	C	C	C
Recreational development		P	C	C	C	C	C
Commercial recreation and amusement center		P	C	C		C	C
Commercial motorcycle, snowmobile, and auto clubs and facilities including trails, test areas,and racetracks		C
Recreational vehicle parks and campgrounds		C				C
Refuse and sewage disposal sites and water and sewer treatmentplants		C	C	C	C	C	C

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. MU	C. C-K	D. C-O	E. C-1	F. C-2	G. C-S	H. BP	I. Additional Regulations
Airports and heliports		C		C9	C	C	C
Farmers markets	P	P	P	P	P	P
Firehouses, police stations, and ambulance stations			P	P			P
Civic events	P	P	P	P		P	P
Commercial Uses
Hotels and motels	P	P	C	P	P	P
Personal services	P	P13,14	P11,14	P14	P14	P13,14		Ch. 17.78
Retail sales, indoor (small), retail services, indoor (small), or shopping centers	P10	P13	P11	P	P	P13		Ch. 17.76
Retail sales, indoor (large)	P12	P13	P11	P	P	P13		Ch. 17.76
Retail sales, outdoor		C		C	P	C
Retail services, indoor	P12	P13,14	P11,14	P14	P14	P13,14		Ch. 17.76
Retail services, outdoor		C		C	P	C
Shopping centers	P12	P13		P	P	P13		Ch. 17.76
Mobile food vendors21		P	P	P	P	P	P	Ch. 17.68
Professional offices	P		P	P	P	P
Fitness studios, including associated retail services when incidental to theprimaryuse	P	P	P	P	P	P	P
Bed and breakfast establishments, six bedrooms or less	P4	P4	P4	P4	P	P
Animal hospitals, indoors	P		P	P	P	P	P
Animal hospitals, outdoors				C	C	C	C
Kennels		C		C	C	C	C

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. MU	C. C-K	D. C-O	E. C-1	F. C-2	G. C-S	H. BP	I. Additional Regulations
Restaurants or take-out restaurants, with or without outdoor seating, in accordance with Chapter 17.60	P	P	P	P	P	P		Ch. 17.60
Bars, without outdoor seating	P15			P15	P15	P15		Ch. 17.60
Bars, with or without outdoor seating		C15	C15					Ch. 17.60
Bars, with or without outdoor seating, for the service of beer and wine in conjunction with restaurants located within 200 feet of a residential district in accordance with Chapter 17.60 or bars with outdoor seating located more than 200 feet from a residential district				P	P	P		Ch. 17.60
Mini-marts	C	C	C	P	C	C	C
Mortuaries, funeral homes, mausoleums, columbaria,and crematoria	C		C	P	P	P	C
Gas stations	C	C	C	C	P	C	C	Ch. 17.44
Automotive Repair, minor (e.g., brakes, tires, radiators,electrical)				P	P	P	P	Ch. 17.44
Automotive Repair, major (e.g., engine and transmission repair/rebuild)				C	P	P	P	Ch. 17.44
Service centers, such as telephone call facilities							P
Commercial laundry or dry cleaning plants			C	P	P	P	P
Outdoor storage and outdoor sales		C		C	P	C	P16	Ch. 17.90

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. MU	C. C-K	D. C-O	E. C-1	F. C-2	G. C-S	H. BP	I. Additional Regulations
Wholesaling					P		P
Retail and service commercial uses to support manufacturing and processing activities or those employed in those activities							P
Businesses with a retail or other commercial component that devote the majority of the developed area for manufacturing, processing, storage, or warehousing and the minorityfor sales and display							P
Day care centers	P		P				P
Commercial coaches				P	P	P	P	Ch. 17.70
Industrial Uses
Prospecting	P		P	P	P	P	C
Development of aggregate resources	C	C	C	C	C	C	C
Equipment repair facilities, indoor/outdoor			C17	C17	P	P	P/C
Mini-storage facilities				C	P	C	C
Enclosed storage of equipment and materials				P	P	P	P	Ch. 17.90
Open storage of equipment and materials				C	P	C	C
Storage tanks for liquids or gases				C	C	C	C	Ch. 17.90
Log decks					P20		C	Ch. 17.90
Green waste uses				C	C	C	C
Warehouses				C	P	C	C	Ch. 17.90
General manufacturing, processing and refining,indoor/outdoor					C		P/C

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. MU	C. C-K	D. C-O	E. C-1	F. C-2	G. C-S	H. BP	I. Additional Regulations
Research and development facilities							P
Construction material processing							P
Communications Facilities
Wireless Communication Towers		C	C	C	C	C	C	Ch. 17.94
Temporary Uses
Temporary sales offices for parcels and residences	C	C	C	C	C	C	C
Accessory Uses
Accessory uses and structures appurtenant to permitted uses	P	P	P	P	P	P	P
Accessory uses and structures appurtenant to conditional uses	C	C	C	C	C	C	C

1 Use shall not be converted to a commercial use unless it is brought into compliance with Title 15 of this Code relative to fire safety standards.

2 One unit per two acres maximum density.

3 2,500 net square feet per unit maximum density.

4 Within a permitted single-family dwelling.

5 For the sale of agricultural products, primarily for a farm or ranch located on the parcel or a combination of the parcel and other parcels under the same ownership, all of which are located in the county.

6 For the sale of agricultural products.

7 Where a fee is required.

8 All uses other than distribution facilities.

9 For provisions on airport zoning, see Ch. 18.28 of this Code.

10 Under 15,000 square feet of gross floor area, maximum.

11 Under 10,000 square feet of gross floor area, maximum. A conditional use permit is required for these uses from 10,000 to 25,000 square feet of gross floor area, subject to the requirements of Chapter 17.76.

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12 Over 15,000 square feet of gross floor area, subject to the requirements of Chapter 17.76.

13 Under 25,000 square feet of gross floor area, maximum. A conditional use permit is required for these uses over 25,000 square feet of gross floor area, subject to the requirements of Chapter 17.76.

14 Permit requirements also apply to other business establishments in an enclosed building.

15 Not permitted within 200 feet of a residential district in accordance with Chapter 17.60.

16 Outdoor sales not permitted.

17 Use is conditional in an enclosed building. Use is not permitted at all otherwise.

18 Limit to one person per bed, the maximum 3 beds per room. Seasonal – 6 months or less, housing as part of the conditions or benefits of employment. Resident – HSC Division 13, Part 1, Section 1700 “Employee Housing Act” “Resident-employment housing,” as used in this part, means apartment houses, hotels, motels, or dwellings, where living quarters are provided for five or more employees employed in the management, maintenance, or operation of an apartment house, hotel, motel, or dwellings.

19 Multifamily dwellings include duplexes, triplexes, and fourplexes in addition to buildings with a higher number of residential units.

20Log decks are permitted for up to 18 months. Log decks to be in place longer than 18 months require a conditional use permit.

21Mobile food vendors allowed for up to 6 hours, then a conditional use permit is required. See Chapter 17.68.

(Ord. 3471 § 5, 2024)

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ARTICLE 2 - Chapter 17.16

INDUSTRIAL ZONING DISTRICTS

Sections:

17.16.010 Purpose.

17.16.020 Light Industrial District, or (M-1) District. 17.16.030 Heavy Industrial District, or (M-2) District.

17.16.010 Purpose . This Chapter lists the industrial zoning districts and establishes regulations for permitted land uses, conditional uses, minimum parcel size, building intensity, and minimum residential density.

A. Purposes of Industrial Zoning Districts: 1. The purpose of the Light Industrial (M-1) District is to provide an area primarily for light industry.

The purpose of the Heavy Industrial (M-2) District is to provide an area for heavy industry.

17.16.020 Light Industrial District, or (M-1) District. ¶

A. Allowed Uses. Table 17.16.1 lists uses allowed and the level of review required within any Light Industrial (M-1) District.

B. Minimize Parcel Size. Within any Light Industrial (M-1) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 7,500 square feet (net acreage) in area or less than 50 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the width at front setback of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

C. Building Intensity. Within any Light Industrial (M-1) District, the maximum residential building intensity shall be one dwelling unit per 7,500 square feet. The maximum ratio of the coverage of all buildings on a parcel, referred to as the floor area ratio (FAR), shall be 1.0. Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

17.16.030 Heavy Industrial District, or (M-2) District ¶

A. Allowed Uses. Table 17.16.1 lists uses allowed and the level of review required within any Heavy Industrial (M-2) District.

B. Minimum parcel size. Within any Heavy Industrial (M-2) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 7,500 square feet (net acreage) in area or less than 50 feet in width at the front setback line. An existing parcel that does not meet the minimum parcel size or width at front setback requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and width at front setback requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the width at front setback of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and width at front setback requirements.

C. Building intensity. Within any Heavy Industrial (M-2) District, the maximum residential building intensity shall be one dwelling unit per 7,500 net square feet. The maximum ratio of the coverage of all buildings on a parcel, referred to as the FAR,

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shall be 1.0. Additional building coverage is possible in accordance with the density bonus regulations of the California Government Code.

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TABLE 17.16.1 ALLOWED LAND USES AND PERMIT REQUIREMENTS

TABLE17.16.1 ALLOWEDLANDUSESANDPERMITREQUIREMEN	TS	TS	TS
Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. M-1	C. M-2	D. Additional Regulations
Residential Uses
One single-family dwelling per parcel	P1	P2
Additional single-family dwellings when incidental to an industrial use of theparcel	C3	C3
Accessory dwelling unit	P	P	Ch. 17.36
Junior accessory dwelling unit	P	P	Ch. 17.36
Residential care homes of any size regardless of state licensing	P4	P4
Small or large family day care home within a single-family dwelling, subject to the requirements of Chapter 17.54	P		Ch. 17.54
Transitional housing and supportive housing within apermitted single-familydwelling	P	P
Day care centers other than family day care homes	C5	C
Agricultural laborer housing	P	P
Employee housing for six persons or less	P4	P4
Agricultural and Resources Uses
General farming and ranching	P	P
Agricultural processing	P	P
Roadside stand	P6	P6
Nurseries and greenhouses	P	P
Sawmills	C	P
Livestock feedlots, feed yards, auction yards, and animalprocessingfacilities	C	C
Christmas tree farms	C	C
Institutional and Recreation Uses
General non-commercial recreational use incidental to theprimaryuse of theparcel	P	P
On- and off-shore marina facilities	P	P
Public safety facilities	P	P
Public transportation stations or depots	P	P
Recreational development	C	C
Tent revivals, circuses, and carnivals	C	C
Flea markets	C

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. M-1	C. M-2	D. Additional Regulations
Weddings and Commercial Events7	C	C
Places of public assembly, social clubs, lodges, and clubhouses	C
Health care facilities	C	C
Commercial Uses
Fitness studios, including associated retail services when incidental to the primary use	P	P
Gas stations	P	P	Ch. 17.44
Automotive Repair, minor (e.g., brakes, tires, radiators,electrical)	P	P	Ch. 17.44
Automotive Repair, major (e.g., engine and transmission repair/rebuild)	P	P	Ch. 17.44
Animal hospitals, indoors	P	P
Animal hospitals, outdoors	C	P
Kennels	C	P
Outdoor sales and storage	P	P	Ch. 17.90
Wholesale businesses	P	P
Commercial laundry or dry-cleaning plants	P	P
Mini-mart	P	P
Mobile Food Vendors	P	P	Ch. 17.68
Mortuaries, funeral homes, mausoleums, columbaria,and crematoria	C
Commercial coaches	P	P	Ch. 17.70
Industrial Uses
Prospecting	P	P
General manufacturing, processing, and refining	P	P
Log decks	P8	P8	Ch. 17.90
Green waste uses	C	C
Equipment repair facilities	P	P
Mini-storage facilities	P	P
Warehouses	P	P	Ch. 17.90
Storage of equipment and materials	P	P	Ch. 17.90
Storage tanks for liquids or gases	P	P	Ch. 17.90

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. M-1	C. M-2	D. Additional Regulations
Public utility distribution facilities	P	P
Biomass facilities	P	P
Recycling facilities	C	P
Auto wrecking and junk storage	C	C
Refuse and sewage disposal sites and water and sewer treatmentplants	C	C
Public utility uses	C	C
Development of aggregate resources	C	C
Small-scale development of mineral resources, provided surface development does not occur within 200 feet of thepropertyline		P
Large-scale development of mineral resources and surface development of mineral resources within 200 feet of thepropertyline		C
Airports and heliports	C5	C5
Foundries and smelters		P
Solar power generation facilities/equipment	P	P	Ch. 17.88
Communications Facilities
Wireless Communication Tower	C	C	Ch. 17.94
Temporary Uses
Temporary sales offices for parcels and residences	C	C
Accessory Uses
Accessory uses and structures appurtenant to permitted uses	P	P
Accessory uses and structures appurtenant to conditional uses	C	C

1 Shall not be converted to an industrial use unless it is brought into compliance with Title 15 of this Code relative to fire safety standards.

2 Shall not be converted to a commercial or industrial use unless it is brought into compliance with Title 15 of this Code relative to fire safety standards.

3 2,500 net square feet per unit maximum density.

4 Within a permitted single-family dwelling.

5 For provisions on airport zoning, see Ch. 18.28 of this Code.

6 For the sale of agricultural products primarily from the farm or ranch located on the parcel, or a combination of the parcel and other parcels under the same ownership, all of which are located in the county.

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7 Where a fee is required.

8 Log decks are permitted for up to 18 months. Log decks to be in place longer than 18 months require a conditional use permit.

(Ord. 3471 § 6, 2024)

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ARTICLE 2 - Chapter 17.18

SPECIAL PURPOSE ZONING DISTRICTS

Sections:

17.18.010 Purpose.

17.18.020 Public District or (P) District.

17.18.030 Timberland Production District. 17.18.040 Mineral Preserve (MPZ) District.

17.18.010 Purpose. This Chapter lists the types of special purpose zoning districts and establishes the respective regulations for permitted land uses, conditional uses, minimum parcel size, building intensity, and transfer of ownership.

A. Purposes of Special Purpose Zoning Districts.

Public District or (P) District. The purpose of the Public (P) District is to acknowledge the limited ability of the County to impose regulations on land under the jurisdiction of public agencies, including, but not limited to, federal, state and local governmental bodies and public utilities. This zoning is compatible with all General Plan land use designations.
Timberland Production District. The Timberland Production (TPZ) District is for the protection of timberland and in order to prevent encroachment upon it by incompatible uses of land, and for the general welfare of the County as a whole. This zone is intended to qualify its land pursuant to Z'bergWarren-Keene-Collier Forest Taxation Reform Act of 1976 or such other legislative statutes or constitutional authorization as may be developed for defining a timberland preserve.
Mineral Preserve (MPZ) District. The Mineral Preserve (MPZ) District is for the protection of lands best suited for mineral or aggregate extraction from the encroachment of incompatible uses and to preserve such land for resource production.

17.18.020 Public District or (P) District. ¶

A. Allowed uses. Table 17.18.1 lists uses allowed and the level of review required within any Public (P) District.

B. Minimum parcel size. Within the Public District, there shall be no minimum parcel size requirement for the purposes of creating new parcels.

C. Building intensity. Within the Public District, there shall be no limit to the building intensity.

D. Transfer of ownership. Upon transfer of lands from a public agency to a private individual or nonpublic entity, land uses shall be limited to those listed in Table 17.18.1 until such time as the land is reclassified to another zoning district. No entitlements, such as use permits or land division, shall be approved by the county until such time as this zoning reclassification becomes effective.

17.18.030 Timberland Production District. ¶

A. Allowed uses. Table 17.18.1 lists uses allowed and the level of review required within any Timberland Production (TPZ) District.

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B. Rezoning land. Land may be rezoned as a Timberland Production (TPZ) District upon a finding that the criteria of Government Code Section 51113(c) have been met.

C. Additional regulations. The term of the TPZ District shall be as set forth in Government Code Section 51114.

D. Inclusion of additional lands. Additional lands may be zoned TPZ and added to an existing timberland preserve pursuant to Government Code Section 51113.5.

E. Minimum parcel size. Within any TPZ District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 160 gross acres in area, except as provided by Government Code Section 51119.5. An existing parcel that does not meet the minimum parcel size regulation may be reconfigured to a resulting parcel that does not meet the minimum parcel size provided the reconfiguration does not result in a decrease in the size of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size requirement.

F. Building intensity. Within any Timberland Production (TPZ) District, the maximum residential building intensity shall be one dwelling per 37 acres without discretionary review. The maximum ratio of the coverage of all buildings on a parcel, referred to as the floor area ratio (FAR), shall be 0.05. Additional units/building coverage are possible through a density bonus for the provision of affordable housing in accordance with the California Government Code.

A. Allowed uses. Table 17.18.1 lists uses allowed and the level of review required within any Mineral Preserve(MPZ) District.

B. Minimum parcel size. Within any Mineral Preserve(MPZ) District, no parcel of real property shall be divided or reconfigured where any parcel so created will be less than 20 gross acres in area or have an average width of less than 500 feet. An existing parcel that does not meet the minimum parcel size and average width requirements may be reconfigured to a resulting parcel that does not meet the minimum parcel size and average width requirements provided the reconfiguration does not result in a decrease in the size of the existing parcel and in the average width of the existing parcel. Parcels resulting from a merger shall be exempt from the minimum parcel size and average width requirements.

C. Building intensity. Within any Mineral Preserve (MPZ) District, the maximum residential building intensity shall be one dwelling per 20 acres without discretionary review. The maximum ratio of the coverage of all building on a parcel, referred to as the FAR, shall be 0.2. Additional units/building coverage are possible through a density bonus for the provision of affordable housing in accordance with the California Government Code.

G. Rezoning. Parcels zoned TPZ may be rezoned pursuant to Government Code Sections 51120 et seq., or 51130 et seq.

H. Minimum parcel size requirement. Parcels of less than 37 acres shall not be zoned TPZ unless the parcel adjoins either lands within an existing TPZ District or the Stanislaus National Forest.

17.18.040 Mineral Preserve (MPZ) District. ¶

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TABLE 17.18.1 ALLOWED LAND USES AND PERMIT REQUIREMENTS

TABLE17.18.1 ALLOWEDLANDUSES ANDPERMITREQUIRE	MENTS	MENTS	MENTS	MENTS
Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. P	C. TPZ	D. MPZ	E. Additional Regulations
Residential Uses
One single-family dwelling per parcel		P1	P
Additional single-family dwellings		C1,2
Accessory dwelling unit		P	P	Ch. 17.36
Junior accessory dwelling unit		P	P	Ch. 17.36
Residential care homes of any size regardless of state licensing		P1,3	P3
Day care centers and small family day care homes, for not more than eight nonemployee occupants		P3,1	P3
Transitional housing or supportive housing within apermitted single-familydwelling		P1	P
Employee housing	C	C1	C
Employee housing for six persons or less		P3	P3
Agricultural laborer housing	P	P	P
Dormitory	P
Agricultural and Resources Uses
Christmas tree farms	P	P1	P
Uses integrally related to the growing, harvesting and processing of forest products, including but not limited to roads,loglandings,and logstorage areas	P	P1
Management for watershed	P	P1	P
Management for fish and wildlife habitat or huntingand fishing	P	P1	P
General farming and ranching - irrigated	P	C1	C
General farming and ranching – non-irrigated	P	P	P
Agricultural processing	P
Nurseries and greenhouses		C1
Wholesale nurseries			C
Agricultural processing facilities and activities and related accessory uses for products primarily from the farm or ranch located on theparcel or a combination of the		C1	C

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. P	C. TPZ	D. MPZ	E. Additional Regulations
parcel and other parcels under the same ownership, all of which are located in the county
Roadside stand for the sale of agricultural products primarily from the farm or ranch located on the parcel or a combination of the parcel and other parcels under the same ownership, all of which are located in the county		C1
Sawmills		C1
Portable sawmills and portable planing mills			C
Growing and harvesting of forest products		P	P
Institutional and Recreation Uses
Refuse and sewage disposal sites	P
Water and sewer treatment plants	P	C1
General recreation and parks open to the public	P
General recreational use incidental to the primaryuse of theparcel		C1
Recreational development		C1
Noncommercial recreational development			C
On- and off-shore marina facilities	P	C1
Airports and heliports	P	C1	C
Airstrips			C
Public utility distribution facilities/public water or sewer system	P
Public transportation facilities	P
Churches, public schools, libraries, museums, art galleries, visitor centers, fire stations, post offices,and cemeteries	P
Law enforcement and judiciary facilities	P
Public safety facilities	P	C1
Health care facilities	P	C1
Tent revivals, circuses, and carnivals		C1	C
Weddings and Commercial Events4		C1	C
Flea market			C

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Key	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required	Blank Cell – Not Permitted “P” – Permitted without Discretionary Review “C” – Discretionary Review Required
A. Land Use Classification	B. P	C. TPZ	D. MPZ	E. Additional Regulations
Civic events	P
Music festivals	P
Commercial Uses
Administrative offices and related uses	P
Bed and breakfast establishments, not to exceed six guest bedrooms		C1,2
Industrial Uses
Prospecting		P1	P5
Mining, mineral processing, and any use related to subsurface or surface development of mineral resources			P5
Green waste uses	C	C1
Development of aggregate resources		C1	C
Commercial refuse and sewage sludge disposal sites and public water and sewer treatmentplants	C	C1
Outdoor storage of equipment and materials	P	C1	C	Ch. 17.90
Auto wrecking			C
Biomass facilities		C1
Storage tanks for liquids or gases	P		P	Ch. 17.90
Communications Facilities
Construction, alteration or maintenance of gas, electric, water or communication transmission facilities	P	C1
Wireless Communication Facilities	C	C	C	Ch. 17.94
Accessory Uses
Accessory uses and structures appurtenant to permitted uses	P	P1	P
Accessory buildings and structures appurtenant topermitted uses	P		P
Accessory uses and structures appurtenant to conditional uses	C	C1	C

1 The following use is permitted subject to first securing the applicable permit if it is found that, in the specific instance, such a use would not significantly detract from the use of the parcel for, or inhibit, growing and harvesting of timber.

2 Up to 37 acres per unit maximum density.

3 Within a permitted single-family dwelling.

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4 Where a fee is required.

5 Subject to the requirements of Title 8. (Ord. 3471 § 7, 2024).

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