Development standards for the CG-1 zone shall be as follows:

1. Location: This zone shall be located on, or easily accessible to state highways and designated primary county roads, i.e., collector and arterial roads as specified on the current official county road map, as amended from time to time.
2. Uses:
   1. Permitted uses:
      1. All uses permitted within the CN-1 and the CN- 2 zones;
      2. Automobile sales, new and used, with repair and service facilities incidental to the sales thereof;
      3. Mobile home, recreational vehicle, travel trailer or motorhome sales and service facilities, including rental;
      4. Lounges, bars, or other places where alcoholic beverages are served;
      5. Pet shops, kennels, and animal hospitals where animals are maintained within an enclosed structure;
      6. Enclosed warehousing, storage and similar uses;
      7. Bowling alleys, skating rinks, pool or billiard halls, gymnasiums, handball courts, miniature golf and similar recreational uses;
      8. Outdoor sales of goods and materials except wrecking or junk yards;
      9. Lodges and meeting halls;
      10. Mortuaries;
      11. Movie theaters, including outdoor or drive-in types;
      12. Churches; m. Lumber yards, construction and building material sales.
   2. Accessory uses:
      1. Shipping terminals;
      2. Water and wastewater treatment facilities and systems;
      3. Incidental services such as: restaurants, cafeterias, etc., to serve employees;
      4. Communication facilities and structures;
      5. Sales offices, showrooms, business offices, etc.
   3. Conditional uses: None.
   4. Prohibited Uses: All uses listed in section 17.108.200 of this title and other uses not listed above are prohibited.
3. Minimum parcel or lot sizes: No parcel of real property shall be divided or split into two (2) or more sub-parcels or lots by voluntary transfer, court action or other conveyance where any one (1) of the parcels or lots so created will be less than twenty (20) acres or one-half of a legal quarter-quarter section in gross area.
4. Density: One (1) single family residence per twenty (20) acres or one-half of a legal quarter-quarter section in gross area. The density contained herein shall remain unchanged regardless of whether or not the park is subdivided in sub-parcels as permitted by this title.

The setback standards for a CG-1 zone shall be as specified in the approved plan but in no case shall the requirements be less stringent than the following:

1. One hundred (100) feet from all property lines. This requirement shall be reduced to fifty (50) feet when the adjacent parcels are of the same zoning.
2. When adjacent to or traversed by a public road, setbacks from the roadway for all buildings requiring a building permit shall be the greater of:
   1. One hundred eighty (180) feet from the centerline of the dedicated public right-of-way; or
   2. One hundred eighty (180) feet from the centerline of the currently maintained public right-of-way.
3. Setbacks shall be fifty (50) feet between structures requiring building permits.
4. Parking or development: There shall be no parking or development within the setback area except as follows:
   1. Wells and utilities;
   2. Parking within setback areas contiguous to public road.

The design criteria for all CG-1 zones shall be as follows:

1. Structures: Each building site shall have ready access to common areas.
2. Circulation: Both vehicular and pedestrian traffic shall be incorporated into the plan so that safe and efficient circulation is obtained. Streets and driveway areas shall be kept to a minimum consistent with safe and efficient circulation.
3. Parking: Parking shall conform to the commercial parking requirements as contained in the publication "Urban Planning and Design Criteria" (UPC) by Joseph DeChiara and Lee Coppelman, as amended from time-to-time. No parking area shall have more than six (6) spaces which adjoin each other without intervening landscaping.
4. Open Spaces: The minimum open space required shall be forty percent (40%) of the gross project area. Larger areas may be required through approval of the plan. For purpose of this section, any area that is to be developed or improved with parking areas, streets, driveways, carports or any covered structure shall not be considered an open space area. Open space areas shall include unimproved land, landscaped areas, improved recreation areas, and water surfaces, all within the development.
5. Signage: Sign standards shall be as specified in section 17.76.020 of this title with the following exemptions:
   1. The maximum aggregate sign area for any business shall be one hundred twenty (120) sq. ft.
   2. The maximum size for a monument sign identifying a commercial center shall be sixty-four (64) sq. ft.

Project phasing shall be permitted in all CG-1 zones as long as the following criteria is met:

1. Each phase shall be complete enough to stand as an independent unit.
2. Phasing is requested by the project proponent prior to approval of the project. Any approval given shall specify the phasing, the required development standards for each phase, and subsequent approvals required prior to issuance of construction permits.

The procedures for establishing a CG-1 zone and appropriate environmental review policies shall be in accordance with Chapter 17.84 of this title. Special notification requirements shall include all property within twenty-five hundred (2500) feet of the project site.

In considering an application, the planning commission shall give due regard to the nature and condition of all adjacent properties, uses, and structures, and to the general or specific plan for the area affected by the proposed use.

1. The planning commission shall determine whether or not the establishment, maintenance, or operation of the use applied for will, under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood of such proposed use, or whether it will be injurious or detrimental to property and improvements in the neighborhood or to the general welfare of the county.
2. If the planning commission finds that the aforementioned conditions will not result from the particular use applied for and the use is consistent with the Mariposa County general plan and any applicable specific plan, it shall approve the application, provided the following findings can be made:
   1. That the site is physically suited for the proposed development.
   2. That adequate provisions have been made for sewage disposal and handling of solid waste.
   3. That the proposed development will have adequate potable water for public use and adequate water for fire protection.
   4. That the project complies with all standard and setback requirements and appropriate buffers have been provided for adjacent land uses.
   5. That appropriate access is available or is proposed to the development.
   6. That the project as approved will not have a significant effect on the environment, or the significant impacts have been eliminated or substantially lessened, or it is determined that the significant effects are unavoidable and acceptable due to overriding concerns.
3. The planning commission shall impose any conditions and/or requirements it finds necessary to guarantee compliance with the findings in this section.