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Gustine City Zoning Code

CHAPTER 4

26. - INDUSTRIAL AND PUBLIC DISTRICTS

Sec. 4-26-010. - Purpose.

This Chapter lists the land uses that may be allowed within the Industrial and Public Districts, determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

Sec. 4-26-020. - Definitions of industrial and public districts.

The purposes of the individual Industrial and Public Districts and the manner in which they are applied are as follows.

A.

I (Controlled Industrial) district. The I zoning district is applied to areas appropriate for industrial parks, research/office parks, warehouses and manufacturing activities not generating significant off-site impacts. The I zoning district is consistent with the Controlled Industrial land use designation of the General Plan.

B.

M (Manufacturing) district. The M zoning district is applied to areas appropriate for a full range of manufacturing, processing, fabrication and storage activities generating heavy truck and equipment traffic. The M zoning district is consistent with the Manufacturing land use designation of the General Plan.

C.

A-C (Agricultural-Commercial) district. The A-C zoning district is applied to properties that are intended to be transitional between urban and rural uses, which emphasize crop production, but which may also accommodate support uses directly related to, or part of, an on-site agricultural enterprise or operation. The A-C zoning district is consistent with the Agricultural-Commercial land use designation of the General Plan.

D.

AP (Airport) district. The AP zoning district is intended to protect the development of the Municipal Airport for the benefit of the public and to promote compatible uses of adjacent or nearby land; and to reserve land on the airport site for aircraft operations and related support facilities. The AP zoning district is consistent with the Public land use designation of the General Plan.

E.

P-I (Public-Institutional) district. The P-I zoning district is applied to areas appropriate for public facilities, utilities, and public gathering facilities including: parks, public schools, libraries, government offices, etc. The P-I zoning district is consistent with and implements the Public land use designation of the General Plan.

Sec. 4-26-030. - Industrial and public district land uses and permit requirements.

Table 2-7 identifies the uses of land allowed by this Zoning and Subdivision Code in the Industrial and Public Districts, and the planning permit required to establish each use, in compliance with Section 4-20.030 (Allowable Land Uses and Permit Requirements).

Note: Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning and Subdivision Code may also apply.

TABLE 2-7
Allowed Land Uses and Permit Requirements
for Industrial & Public Zoning Districts		 P  Permitted Use, Zoning Clearance required (2)

UP Use Permit required (2)

S  Permit requirement set by Specific Use Regulations

— Use not allowed
LAND USE (1)PERMIT REQUIRED BY DISTRICTSpecific Use
Regulations
IMA-CAPP-1
AGRICULTURAL, RESOURCE-BASED & OPEN SPACE USES
Agricultural accessory structure — — P — P 4-44-020
Aquaculture — — P — —
Crop production, horticulture, orchard, vineyard P(3) P(3) P(3) — P(3)
Dairies UP
Employee housing, 7 or more residents P P P(3) — P 4-44-220
Energy production facility (biomass, cogeneration, etc.) — — UP — —
Fertilizer/manure storage yards/fertilizer plants UP
Greenhouses and plant nurseries — UP P(3) — —
Ranch/Farm office P
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Agricultural chemical mixing and storage — — UP — —
Agricultural product processing and storage — UP P — —
Artisan/craft product manufacturing UP UP — — —
Construction contractors — UP UP(4) — —
Fertilizer plants and yard — — UP — —
Furniture and fixtures manufacturing, cabinet shop — UP — — —
Laboratory — Medical, analytical P P — — —
Laundry, dry cleaning plant — UP — — —
Manufacturing/processing — Heavy — UP — — —
Manufacturing/processing — Light UP P — — —
Manufacturing/processing — Medium intensity — UP — — —
Media production UP P — — —
Printing and publishing UP P — — —
Recycling — Reverse vending machines P P — — —
Recycling — Scrap and dismantling yards — UP — — —
Recycling — Small collection facility — UP — — —
Research and development P P — — —
Storage — Outdoor — UP — — —
Storage — Personal storage facility (mini-storage) UP UP — — —
Storage — RV and boat — UP — — — 4-44-120
Storage — Warehouse, indoor storage UP UP — — —
Wholesaling and distribution UP P — — —
Winery — UP UP — —

 

Key to Zoning District Symbols
I Controlled Industrial AP Airport
M Manufacturing P-I Public/Institutional
A-C Agricultural-Commercial

 

Notes:

(1)

See Article 9 for land use definitions.

(2)

Architectural Review may also be required; see Section 4-52-020.

(3)

Zoning Clearance not required if the use complies with all other applicable City approval requirements and standards.

(4)

Agriculturally-related construction contractors allowable in the A-C Zone by UP.

TABLE 2-7
Allowed Land Uses and Permit Requirements
for Industrial & Public Zoning Districts		 P  Permitted Use, Zoning Clearance required (2)

UP Use Permit required (2)

S  Permit requirement set by Specific Use Regulations

— Use not allowed
LAND USE (1)PERMIT REQUIRED BY DISTRICTSpecific Use
Regulations
IMA-CAPP-1
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Bar/tavern — UP — — —
Club, lodge, private meeting hall — UP — — —
Commercial recreation facility — Indoor — UP — — —
Commercial recreation facility — Outdoor — UP UP — UP
Community center — — — — UP
Conference/convention facility — Ag oriented/support — — UP — UP
Equestrian facility — — UP — UP
Fitness/health facility UP UP — — UP
Library, museum — — — — P
Night club — UP — — —
Park, playground — — UP (3) — P
Religious facility — — — — UP
School — Elementary, middle, secondary — — — — UP
School — Specialized education/training — — — — UP
Sports and entertainment assembly facility — — — — UP
Studio — Art, dance, martial arts, music, etc. — — — — UP
Theater, auditorium — — — — UP
RESIDENTIAL USES
Bed and Breakfast Inn — — UP — —
Caretaker quarters — UP P(4) UP UP
Emergency shelter — P — — UP 4-44-210
Employee housing, 6 or fewer clients P P P(3) — P 4-44-220
Home Occupation P
Live/work unit, single family dwelling — UP P(4) — —
Residential care facility for the elderly (RCFE) — — — — UP
Residential care facility, 7 or more clients — — — — UP

 

Key to Zoning District Symbols
I Controlled Industrial AP Airport
M Manufacturing P-I Public/Institutional
A-C Agricultural-Commercial

 

Notes:

(1)

See Article 9 for land use definitions.

(2)

Architectural Review may also be required; see Section 4-52-020.

(3)

Allowed in A-C Zone when used to buffer residential uses in adjacent residential zone.

(4)

One residence or caretaker unit in the A-C Zone, with a min. lot size of 0.5 acres; plus a 2nd unit for a family member or on-site agricultural worker, manufactured or conventional home (no mobile homes).

TABLE 2-7
Allowed Land Uses and Permit Requirements
for Industrial & Public Zoning Districts		 P  Permitted Use, Zoning Clearance required (2)

UP Use Permit required (2)

S  Permit requirement set by Specific Use Regulations

— Use not allowed
LAND USE (1)PERMIT REQUIRED BY DISTRICTSpecific Use
Regulations
IMA-CAPP-1
RETAIL TRADE
Accessory retail uses — — — UP UP
Auto and vehicle sales and rental — UP — — —
Auto parts sales with no installation services — UP — — —
Building and landscape materials sales — Indoor — UP — — —
Building and landscape materials sales — Outdoor — UP — — — 4-44-100
Construction and heavy equipment sales and rental — UP — — —
Convenience store — UP — — —
Drive-through retail — — — — —
Extended hour retail — — — — —
Farm supply and feed store — UP — — —
Farmers market — — UP — —
Fuel dealer (propane for home and farm use, etc.) — UP — — —
Furniture, furnishings and appliance store — — — — —
Gas station — S — UP — 4-44-150
General retail — 10,000 sf or less — — — — —
General retail — 10,001 to 19,999 sf — — — — —
General retail — 20,000 sf or more — — — — —
Groceries, specialty foods — 10,000 sf or less — — — — —
Groceries, specialty foods — More than 10,000 sf — — — — —
Mobile home, boat, or RV sales — UP — — —
Office-supporting retail — UP — — —
Outdoor retail sales and activities — UP — — —
Produce stand — UP UP — —
Restaurant, cafe, coffee shop — UP — UP —
Second hand store — UP — — —
Shopping center — — — — —
Warehouse retail — UP — — —

 

Key to Zoning District Symbols
I Controlled Industrial AP Airport
M Manufacturing P-I Public/Institutional
A-C Agricultural-Commercial

 

Notes:

(1)

See Article 9 for land use definitions.

(2)

Architectural Review may also be required; see Section 4-52-020.

(3)

Allowed in A-C Zone when used to buffer residential uses in adjacent residential zone.

(4)

One residence or caretaker unit in the A-C Zone, with a min. lot size of 0.5 acres; plus a 2nd unit for a family member or on-site agricultural worker, manufactured or conventional home (no mobile homes).

TABLE 2-7
Allowed Land Uses and Permit Requirements
for Industrial & Public Zoning Districts		 P  Permitted Use, Zoning Clearance required (2)

UP Use Permit required (2)

S  Permit requirement set by Specific Use Regulations

— Use not allowed
LAND USE (1)PERMIT REQUIRED BY DISTRICTSpecific Use
Regulations
IMA-CAPP-1
SERVICES — BUSINESS, FINANCIAL, PROFESSIONAL
ATM P — — — —
Bank, financial services — — — — —
Business support service — UP — — —
Medical services — Doctor office — — — — —
Medical services — Clinic, lab, urgent care — — — — —
Medical services — Extended care — — — — —
Office — Accessory P P — — —
Office — Business/service UP — — — —
Office — Government UP — — — —
Office — Processing UP — — — —
Office — Professional UP — — — —
SERVICES — GENERAL
Adult day care — — — — UP
Agricultural Auction Facilities UP
Catering service — P — — —
Child day care center — UP — — UP 4-44-040
Drive-through service — — — — —
Equipment rental — UP — — —
Kennel, animal boarding — UP UP — —
Maintenance service — Client site services — UP — — —
Mortuary, funeral home — UP — — —
Personal services — — — — —
Personal services — Restricted — — — — —
Public safety facility P P — — —
Repair service — Equipment, large appliances, etc. — UP — — —
Repair service — Farm and ranch equipment — UP UP — —
Social service organization UP — — — UP
Vehicle services — Major repair/body work — P — — —
Vehicle services — Minor maintenance/repair — P — — —
Veterinary clinic, animal hospital — UP UP — —

 

Key to Zoning District Symbols
I Controlled Industrial AP Airport
M Manufacturing P-I Public/Institutional
A-C Agricultural-Commercial

 

Notes:

(1)

See Article 9 for land use definitions.

(2)

Architectural Review may also be required; see Section 4-52-020.

TABLE 2-7
Allowed Land Uses and Permit Requirements
for Industrial & Public Zoning Districts		 P  Permitted Use, Zoning Clearance required (2)

UP Use Permit required (2)

S  Permit requirement set by Specific Use Regulations

— Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT
Specific Use
Regulations
IMA-CAPP-1
TRANSPORTATION, COMMUNICATIONS
& INFRASTRUCTURE
Airport and related facilities — — — UP —
Broadcasting studio UP — — — —
Parking facility, public or commercial UP UP UP(3) — UP
Pipeline, utility transmission or distribution line UP UP UP UP UP
Public scales — — UP — UP
Telecommunications facility or tower UP P UP — UP 4-44-150, 4-46
Transit station or terminal P UP — — UP
Utility facility UP P UP — UP
Utility infrastructure P P P P P

 

Key to Zoning District Symbols
I Controlled Industrial AP Airport
M Manufacturing P-I Public/Institutional
A-C Agricultural-Commercial

 

Notes:

(1)

See Article 9 for land use definitions.

(2)

Architectural Review may also be required; see Section 4-52-020.

(3)

Truck parking facility allowable by UP in support of Agricultural operations; also allowable as a permitted use (P) when used in bona fide agricultural operations on same property and owned by the property occupant or property owner; minimum five acre panel.

(Ord. No. 461, § 1(Exh. A), 10-2-12; Ord. No. 479, § 8, 3-6-18; Ord. No. 511, § 7, 10-19-21; Ord. No. 525, § 2(Att. A), 2-18-25)

Sec. 4-26-040. - Industrial district general development standards.

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-8, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3 of this Zoning and Subdivision Code.

TABLE 2-8 - M AND I DISTRICT DEVELOPMENT STANDARDS

Development FeatureRequirement by Zoning District
M
Manufacturing		I
Controlled Industrial
Minimum lot sizeMinimum area and width for parcels proposed in new subdivisions.
 Area (net) 5,000 sf 15,000 sf
 Width 50 ft. 80 ft
Residential densityMaximum number of dwelling units allowed in a project.
 Maximum density Residential not allowed
SetbacksMinimum and, where noted, maximum setbacks required for primary structures. See Section 4-30-090 for exceptions to these requirements.
 Front
Side - Interior (each)
Side - Corner
Rear 		Setbacks in this district must comply with the Uniform Building Code and the Uniform Fire Code and are subject to Architectural Review. Setbacks in this district must comply with the Uniform Building Code and the Uniform Fire Code and are subject to Architectural Review.
Lot coverageMaximum percentage of total lot area that may be covered by structures. When expressed as a range, the review authority may limit the maximum coverage allowed a specific project to less than the maximum of the range, as determined appropriate for the site and project.
60% 60%
Height limitMaximum allowable height of structures. See Section 9-30-040 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
 Maximum height Generally 50 ft. Tower structures not exceeding 75 feet in width in any dimension and not exceeding 150 feet in height may be approved with a Use Permit, subject to a determination based on evidence that the requested tower is necessary to provide for the proposed manufacturing process proposed and is of the minimum size so required. Compatibility with adjacent uses shall be a consideration in any such tower approval. 50 ft
Landscaping See Chapter 4-34 (Landscaping Standards)
Parking See Chapter 4.36 (Parking and Loading)
Signs See Chapter 4.38 (Signs)

 

(Ord. No. 469, § 1, 9-15-15)

Sec. 4-26-050. - Agricultural commercial district—General development.

A.

Minimum lot size - twenty (20) acres

Maximum residential density - residential not permitted except in support of on-site Agricultural-Commercial Activity, such as with a care-taker unit and residence of a family farm or agricultural business; mobile homes not permitted.

Residential setbacks - see R-E Zone

Commercial setbacks, lot coverage, height, etc. - see C-1 Zone.

B.

Subdivision Considerations - In order to determine conformity with the Gustine General Plan objectives of avoiding sprawl and preserving the agricultural character of Gustine, prior to approving a subdivision in the Agricultural - Commercial Zone, an applicant must identify, and the City must find conformity based upon;

1.

The applicant's reasons for the subdivision;

2.

Relationship to current parcel sizes and parcel configurations in the vicinity;

3.

Compatibility with existing agricultural uses in the vicinity.

Sec. 4-26-060. - Controlled industrial (I) district additional standards.

All primary structures within the Controlled Industrial (I) zoning district shall be of concrete or masonry construction.

Sec. 4-26-070. - Airport (AP) district standards.

A.

AP zoning district site planning and development standards. Within the AP zoning district, the minimum size for new parcels, building setbacks and height limits, lot coverage and landscaping requirements shall be established by the review authority through the subdivision, Use Permit, and/or Architectural Review process, as applicable. Proposed development and new land uses shall otherwise comply with all applicable provisions of this Zoning and Subdivision Code and the Merced County Airport Land Use Plan, including any requirements in Article 4 applicable to a specific land use.

B.

Interference with aircraft operations prohibited. No use shall be permitted in any airport zoning district that would interfere with aircraft takeoffs or landings at the Gustine Municipal Airport, or otherwise would constitute an airport hazard, whether or not the use would otherwise be permitted by Table 2-7.

Sec. 4-26-080. - Public/institutional (P-I) district standards.

Within the P-Z zoning district, the minimum size for new parcels, building setbacks and height limits, lot coverage and landscaping requirements shall be established by the review authority through the subdivision, Use Permit, and/or Architectural Review process, as applicable. Proposed development and new land uses shall otherwise comply with all applicable provisions of this Zoning and Subdivision Code, including any requirements in Article 4 applicable to a specific land use.