There is hereby adopted, as provided herein, a Zoning Code for the City of Corcoran, State of California, which is a part of the Corcoran City Code. (Ord. 527, 8-4-1997)

   A.   The Zoning Code is adopted to preserve, protect and promote the public health, safety, peace, comfort, convenience, prosperity and general welfare. More specifically, the code is adopted to achieve the following objectives:

      1.   To provide a zone plan to guide the physical development of the City in such a manner as to achieve progressively the general arrangement of land uses described and depicted in the General Plan.

      2.   To foster a wholesome, serviceable and attractive living environment, the beneficial development of areas which exhibit conflicting patterns of use, and the stability of existing land uses which conform with objectives, policies, principles and standards of the General Plan.

      3.   To prevent excessive population densities and overcrowding of land with structures.

      4.   To promote a safe, effective traffic circulation system, the provision of adequate off-street parking and truck loading facilities, and the appropriate location of community facilities.

      5.   To protect and promote appropriately located commercial and industrial activities in order to preserve and strengthen the City's economic base.

      6.   To protect and enhance real property values and the City's natural assets.

      7.   To ensure unimpeded development of such new urban expansion that is logical, desirable and in conformance with objectives and policies of the General Plan.

      8.   To provide and protect open space in accordance with policies of the open space element of the General Plan. (Ord. 527, 8-4-1997)

This Title shall be known as the ZONING CODE; the word "Title" as used herein shall have the same meaning. (Ord. 527, 8-4-1997)

The Zoning Code shall consist of a zone plan designating certain districts and a set of regulations controlling the uses of land, not in conflict with the Uniform Building Code as adopted by the City; the density of population; the uses and locations of structures; the height and bulk of structures; the open spaces about structures; the appearance of certain uses and structures; the areas and dimensions of sites; the location, size and illumination of signs; and, requiring the provision of off-street parking and off-street loading facilities. (Ord. 527, 8-4-1997)

   A.   Interpretation And Application: In their interpretation and application, the provisions of this Title are held to be minimum requirements except where they are expressly stated to be otherwise. No provision of this Title is intended to abrogate, repeal, annul, impair or interfere with any existing ordinance of the City, except as specifically repealed herein, or deed restriction, covenant, easement, or other agreement between parties, provided that where this Title imposes greater restrictions or regulations than are imposed by an existing ordinance, deed restriction, covenant, easement, or agreement between parties, this Title shall control.

   B.   Allowable Uses Of The Land: If a proposed use of land is not specifically listed in any chapter or section, the use shall not be allowed, except as follows.

      1.   The Planning Director may determine that a proposed use not listed in any chapter or section is allowable if all of the following findings are made:

         a.   The characteristics of, and activities associated with, the proposed use are equivalent to those of one or more of the uses listed in the zoning district as allowable, and will not involve a higher level of activity or population density than the uses listed in the district;

         b.   The proposed use will meet the purpose/intent of the zoning district that is applied to the site; and

         c.   The proposed use will be consistent with the goals, objectives and policies of the General Plan.

      2.   When the Planning Director determines that a proposed, but unlisted, use is equivalent to the listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required and what other standards and requirements of the Zoning Code apply.

      3.   It is within the discretion of the Planning Director to forward questions about equivalent uses directly to the Planning Commission for a determination at a public hearing.

   C.   Procedure For Interpretations: The Planning Director shall respond in writing to any request for interpretation of the provisions of this Title.

      1.   Request For Interpretation: The request shall specifically state the provisions(s) in question, and provide any information to assist in their review.

      2.   Record Of Interpretations: Whenever the Planning Director determines that the meaning or applicability of any of the requirements of this Title are subject to interpretation generally or as applied to a specific case, the Planning Director may issue an official interpretation. Official interpretations shall be:

         a.   In writing, and shall quote the provisions of this Title being interpreted, and explain their meaning or applicability in the particular or general circumstances that caused the need for interpretation; and

         b.   Distributed to the City Council, Planning Commission, City Manager, City Attorney, City Clerk, and Department staff.

Any provisions of this Title that are determined by the Planning Director to need refinement or revision will be corrected by amending this Title as soon as practical. Until amendments can occur, the Planning Director will maintain a complete record of all official interpretations, available for public review, and indexed by the number of the section that is the subject of the interpretation.

      3.   Appeals And Referral: Any interpretation(s) of this Title by the Planning Director may be appealed to the Planning Commission as provided in Section 11-17-4 of this Title and the decision of the Planning Commission may be appealed to the City Council as provided in Section 11-20-5 of this Zoning Code. The Planning Director may also refer any interpretation to the Planning Commission for discussion, direction, or approval. (Ord. 527, 8-4-1997)

   A.   This Title shall apply to all property, whether owned by private persons, firms, corporations or organizations; by the United States of America or any of its agencies; by the State or any of its agencies or political subdivisions; by any city or county, including the City of Corcoran or any of its agencies; or by any authority or district organized under the laws of the State, all subject to the following exceptions:

      1.   Public streets and alleys.

      2.   Underground utility lines and facilities.

      3.   Overhead communication lines.

      4.   Overhead and underground electric and gas distribution and transmission facilities, subject to the provisions of Chapter 18 of this Title.

      5.   "Railroad rights of way", as defined in Chapter 2 of this Title.

      6.   Other exemptions specifically allowed by State law or amendments thereto. (Ord. 527, 8-4-1997)

   A.   The definitions of words used in this Title, and the construction of the words and provisions thereof, shall be as set forth in Chapter 2 of this Title.

   B.   Where there are conflicting provisions in this Zoning Code, the most restrictive shall apply at the discretion of the Planning Director. (Ord. 527, 8-4-1997)