Merced County Unincorporated
City Zoning Code

CHAPTER 18

16 – Industrial Zones B-P, M-1, M-2

18.16.010 – Purpose of Industrial Zones

The purpose of this Chapter is to achieve the following:

Provide a range of industrial zones with appropriate location criteria and development standards for a broad variety of business office park, manufacturing, assembling, warehousing, wholesaling, and limited related retail sales consistent with the General Plan.
Help strengthen and diversify the County's economic base and provide employment opportunities for County residents by encouraging appropriate industrial development.
Ensure compatibility within industrial zones and with adjacent land uses.
Ensure adequate space to meet the needs of industrial development including loading areas and off-street parking.
Promote the consolidation of compatible uses into planned business and industrial parks.
Promote high standards of site planning and landscape design for industrial developments within the urban boundaries of the unincorporated communities.

The purpose of the individual industrial zones and the manner in which they are applied are as follows:

B-P Business Park Zone. The purpose of the B-P Business Park Zone is to provide for low-impact land uses (i.e., research and development facilities, professional offices, and light manufacturing), located within campus-like settings. Typical land uses include research and development; light industrial, fabrication; executive; administrative, and professional offices; warehouse and distribution centers limited retail and service uses to accommodate the needs of the employee population. This zone implements the Industrial (I) land use designation in the General Plan.
M-1 Light Manufacturing Zone. The purpose of the M-1 Light Manufacturing Zone is to provide for warehousing, assembling, manufacturing, wholesaling, research and development facilities, commercial offices, and limited accessory retail sales. Uses within this zone typically involve assembly of previously manufactured materials and have low nuisance characteristics (i.e., noise, heat, glare, odor, and vibration) and are compatible with each other and surrounding uses. Typical uses in this zone include electric motor shops and shoe, sign, and textile manufacturing plants. This zone implements the Industrial (I) land use designation in the General Plan.
M-2 General Manufacturing Zone. The purpose of the M-2 General Manufacturing Zone is to provide for all types of manufacturing, distribution, and storage uses. Uses within this zone tend to have moderate to high nuisance characteristics (i.e., noise, heat, glare, odor, and vibration) which may require buffering and separation from incompatible uses (i.e., residential and office commercial). Typical uses in this zone include manufacturing of motor vehicles, asphaltic materials, glass, and paint products. This zone implements the Industrial (I) land use designation in the General Plan.

(Ord. No. 1976, 2019)

18.16.020 – Industrial Zone Land Uses and Permit Requirements

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements. Table 2-7 indicates the uses allowed in each industrial zone and any permits required to establish the use, in compliance with ARTICLE 6 (Permit Processing Procedures) and ARTICLE 7 (Zoning Code Administration).

Additional Regulations. Where the last column in Table 2-7 includes a chapter or section number, the regulations in the referenced chapter or section shall apply to the use. Provisions in other sections of this Zoning Code may also apply.

Zoning Clearance required. Each land use specified in the following land use table as allowed with a “P” as a use permitted-by-right that involves/contains construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) shall require the issuance of a Zoning Clearance in compliance with Chapter 18.128 (Zoning Clearance).

Definitions. See ARTICLE 8 (Definitions) for land use definitions and explanations.

Uses not Listed. Industrial uses not listed below may be reviewed by the Director to determine if they are similar to those listed and appropriate in this zone and, if so, what type of permit is required, in compliance with Section 18.04.040 (Uses Not Classified).

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

(Ord. No. 1976, 2019)

18.16.030 – Industrial Zone Development Standards

Table 2-8 Industrial Zone Development Standards. The intent of the industrial zone development standards table is to clearly and precisely establish the basic site and structure regulations that apply to all developments in each of the industrial zones. The table also indicates where additional site and structure requirements, including, but not limited to, off-street parking, landscaping, signage, fences and obstructions, and performance standards, apply to all industrial zones.

Exceptions. The setbacks listed below may be increased for those uses requiring an Administrative or Conditional Use Permit when it is determined by the Director or Commission, as applicable, that the additional setbacks are necessary to make the use compatible with surrounding properties and uses.

Density. Maximum density standards shall be consistent with the General Plan or applicable community plan.

Zoning Map. The boundaries, designations, and locations of the zones established by this Zoning Code shall be shown on the map(s) entitled "Zoning Map for Merced County" and referred to in this Zoning Code as the Zoning Map. Any additional maps (e.g., setback map) adopted shall also be a part of this Zoning Code by reference. This Zoning Code, together with the Zoning Map, is hereby adopted in compliance with current State planning, zoning, and development laws. Changes in the boundaries of any identified zones shall be made by ordinance in compliance with Chapter 18.142 (Amendments).

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

(Ord. No. 1976, 2019)

18.16.040 – Other Applicable Industrial Zone Regulations

General Industrial Regulations.

Warehousing of Manufactured Products and Wrecking Yards. The storage of hazardous and toxic materials is prohibited.
Setbacks.
1. Front Setback. The setback shall be measured from the existing or adopted street right-of-way line (ultimate width of existing street).
2. Interior Side Setback. If adjacent to a residential zone, the minimum setback shall be 20 feet and a six-foot-high solid masonry wall shall be constructed along the common property line.
3. Street Side Setback. The setback shall be measured from the existing or adopted street right-of-way line (ultimate width of existing street).
4. Rear Setback. Where there is an alley at the rear of parcel, the rear setback may be measured to the center of the alley.

Specific Industrial Regulations.

M-1 Light Manufacturing Zones. Chemical manufacturing is prohibited.

(Ord. No. 1976, 2019)

Merced County Unincorporated
City Zoning Code

CHAPTER 18

16 – Industrial Zones B-P, M-1, M-2

18.16.010 – Purpose of Industrial Zones

The purpose of this Chapter is to achieve the following:

Provide a range of industrial zones with appropriate location criteria and development standards for a broad variety of business office park, manufacturing, assembling, warehousing, wholesaling, and limited related retail sales consistent with the General Plan.
Help strengthen and diversify the County's economic base and provide employment opportunities for County residents by encouraging appropriate industrial development.
Ensure compatibility within industrial zones and with adjacent land uses.
Ensure adequate space to meet the needs of industrial development including loading areas and off-street parking.
Promote the consolidation of compatible uses into planned business and industrial parks.
Promote high standards of site planning and landscape design for industrial developments within the urban boundaries of the unincorporated communities.

The purpose of the individual industrial zones and the manner in which they are applied are as follows:

B-P Business Park Zone. The purpose of the B-P Business Park Zone is to provide for low-impact land uses (i.e., research and development facilities, professional offices, and light manufacturing), located within campus-like settings. Typical land uses include research and development; light industrial, fabrication; executive; administrative, and professional offices; warehouse and distribution centers limited retail and service uses to accommodate the needs of the employee population. This zone implements the Industrial (I) land use designation in the General Plan.
M-1 Light Manufacturing Zone. The purpose of the M-1 Light Manufacturing Zone is to provide for warehousing, assembling, manufacturing, wholesaling, research and development facilities, commercial offices, and limited accessory retail sales. Uses within this zone typically involve assembly of previously manufactured materials and have low nuisance characteristics (i.e., noise, heat, glare, odor, and vibration) and are compatible with each other and surrounding uses. Typical uses in this zone include electric motor shops and shoe, sign, and textile manufacturing plants. This zone implements the Industrial (I) land use designation in the General Plan.
M-2 General Manufacturing Zone. The purpose of the M-2 General Manufacturing Zone is to provide for all types of manufacturing, distribution, and storage uses. Uses within this zone tend to have moderate to high nuisance characteristics (i.e., noise, heat, glare, odor, and vibration) which may require buffering and separation from incompatible uses (i.e., residential and office commercial). Typical uses in this zone include manufacturing of motor vehicles, asphaltic materials, glass, and paint products. This zone implements the Industrial (I) land use designation in the General Plan.

(Ord. No. 1976, 2019)

18.16.020 – Industrial Zone Land Uses and Permit Requirements

Definitions. See ARTICLE 8 (Definitions) for land use definitions and explanations.

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

(Ord. No. 1976, 2019)

18.16.030 – Industrial Zone Development Standards

Density. Maximum density standards shall be consistent with the General Plan or applicable community plan.

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

(Ord. No. 1976, 2019)

18.16.040 – Other Applicable Industrial Zone Regulations

General Industrial Regulations.

Warehousing of Manufactured Products and Wrecking Yards. The storage of hazardous and toxic materials is prohibited.
Setbacks.
1. Front Setback. The setback shall be measured from the existing or adopted street right-of-way line (ultimate width of existing street).
2. Interior Side Setback. If adjacent to a residential zone, the minimum setback shall be 20 feet and a six-foot-high solid masonry wall shall be constructed along the common property line.
3. Street Side Setback. The setback shall be measured from the existing or adopted street right-of-way line (ultimate width of existing street).
4. Rear Setback. Where there is an alley at the rear of parcel, the rear setback may be measured to the center of the alley.

Specific Industrial Regulations.

M-1 Light Manufacturing Zones. Chemical manufacturing is prohibited.

(Ord. No. 1976, 2019)

Merced County Unincorporated
City Zoning Code

CHAPTER 18

16 – Industrial Zones B-P, M-1, M-2

18.16.010 – Purpose of Industrial Zones

The purpose of this Chapter is to achieve the following:

Provide a range of industrial zones with appropriate location criteria and development standards for a broad variety of business office park, manufacturing, assembling, warehousing, wholesaling, and limited related retail sales consistent with the General Plan.
Help strengthen and diversify the County's economic base and provide employment opportunities for County residents by encouraging appropriate industrial development.
Ensure compatibility within industrial zones and with adjacent land uses.
Ensure adequate space to meet the needs of industrial development including loading areas and off-street parking.
Promote the consolidation of compatible uses into planned business and industrial parks.
Promote high standards of site planning and landscape design for industrial developments within the urban boundaries of the unincorporated communities.

The purpose of the individual industrial zones and the manner in which they are applied are as follows:

B-P Business Park Zone. The purpose of the B-P Business Park Zone is to provide for low-impact land uses (i.e., research and development facilities, professional offices, and light manufacturing), located within campus-like settings. Typical land uses include research and development; light industrial, fabrication; executive; administrative, and professional offices; warehouse and distribution centers limited retail and service uses to accommodate the needs of the employee population. This zone implements the Industrial (I) land use designation in the General Plan.
M-1 Light Manufacturing Zone. The purpose of the M-1 Light Manufacturing Zone is to provide for warehousing, assembling, manufacturing, wholesaling, research and development facilities, commercial offices, and limited accessory retail sales. Uses within this zone typically involve assembly of previously manufactured materials and have low nuisance characteristics (i.e., noise, heat, glare, odor, and vibration) and are compatible with each other and surrounding uses. Typical uses in this zone include electric motor shops and shoe, sign, and textile manufacturing plants. This zone implements the Industrial (I) land use designation in the General Plan.
M-2 General Manufacturing Zone. The purpose of the M-2 General Manufacturing Zone is to provide for all types of manufacturing, distribution, and storage uses. Uses within this zone tend to have moderate to high nuisance characteristics (i.e., noise, heat, glare, odor, and vibration) which may require buffering and separation from incompatible uses (i.e., residential and office commercial). Typical uses in this zone include manufacturing of motor vehicles, asphaltic materials, glass, and paint products. This zone implements the Industrial (I) land use designation in the General Plan.

(Ord. No. 1976, 2019)

18.16.020 – Industrial Zone Land Uses and Permit Requirements

Definitions. See ARTICLE 8 (Definitions) for land use definitions and explanations.

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

Table 2-7 Industrial Zone Allowed Uses and Permit Requirements	Industrial Zones Permit Requirements
	P A CUP TUP -		Allowed by Right Administrative Permit (Chapter 18.114) Conditional Use Permit (Chapter 18.116) Temporary Use Permits (Chapter 18.124) Not allowed
Land Use (see Article 8 for land use definitions)	BP	M-1		M-2	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Auction Establishments	-	A		A
Gym/Athletic Clubs	A	A		A
Schools (Specialized Training and Education)	A	A		A
Manufacturing and Fabrication
Asphalt Hot Mix Plants	-	A		A
Boat Building, Sales, and Repair	-	A		A
Bottling Plants	-	A		A
Brick and Tile Manufacturing Plant, Electrical, and Electronic Equipment	-	-		CUP
Building Materials Sales	-	P		P
Carpet and Rug Manufacturing	-	-		CUP
Cement, Lime, or other Building Materials	-	CUP		CUP
Clothing Products	A	A		A
Concrete, Gypsum, and Plaster Products	-	A		A
Fertilizer, Insecticides, etc., Storage and Distribution	-	CUP		CUP
Fertilizer, Insecticides, etc., Manufacturing	-	-		CUP
Food Products Packing Plants	-	A		A
Furniture Manufacturing	-	A		A
Machine Tools Manufacturing Plants	-	A		A
Manufacturing Plants	A	A		A
Paint, Shellac, Turpentine, or Varnish, Storage and Distribution	-	P		A	18.16.040 (B)
Paint, Shellac, Turpentine, or Varnish, Manufacturing	-	-		CUP	18.16.040 (B)
Paper Product Manufacturing	-	A		A
Printing and Publishing Plants	P	P		A
Rendering Plants	-	-		CUP
Rubber Fabrication	-	A		A
Sign and Banner Shops	P	P		P
Soap Manufacturing (cold mix)	-	A		A
Soap Manufacturing (hot mix)	-	-		CUP
Structural Clay and Pottery Products	-	P		P
Textile and Leather Products	-	A		A
Tire Manufacturing, Rebuilding, Recapping, and Retreading Plants	-	-		CUP
Wineries, Distilleries, and Breweries	-	-		CUP
Residential
Emergency Shelters	-	P		P	18.60.060
Employee Housing, Residential (six or less residents)	-	A		A	18.60.090
Community Care Facilities	-	A		A
One Caretaker Dwelling per Parcel	A	A		A
Retail
Accessory Products Sold Wholesale or Manufactured on Site	-	P		P
Adult Entertainment	-	CUP		CUP	Merced County Code Chapter 6.12
Flea Market	-	CUP		CUP
Temporary Uses	TUP	TUP		TUP	18.60.290 Chapter 18.124
Service
Dry Cleaning Plants and Laundries	-	A		A
Medical Laboratories	P	A		A
Offices	P	A		A
Recycling Facilities	-	A		P	18.60.240
Restaurants	A	A		A
Semi-Mobile Food Vendors	A	A		A	18.60.260
Vehicle Repair Facilities	-	A		A	18.60.330
Storage
Mini Storage Facilities	-	P		P	18.60.160
Outdoor Storage	-	P		P	18.32.030
Warehousing of Manufactured Products	A	-		CUP	18.16.040 (A)
Transportation and Communication
Heliports	-	CUP		CUP
Wireless Telecommunication Towers (100 feet or less in height)	-	A		A	Chapter 18.68
Wireless Telecommunication Towers (greater than 100 feet in height)	-	CUP		CUP	Chapter 18.68
Truck Stops	-	A		A
Vehicle and Truck Storage	-	P		P
Vehicle Impound Lots	-	A		A	18.60.320
Wrecking Yards	-	-		CUP	18.16.040 (A) 18.60.310

(Ord. No. 1976, 2019)

18.16.030 – Industrial Zone Development Standards

Density. Maximum density standards shall be consistent with the General Plan or applicable community plan.

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

Table 2-8 Industrial Zone Development Standards
Development Feature (minimum unless otherwise indicated)	B-P	M-1	M-2	Additional Regulations
Parcel Area (minimum) — Area required for each NEWLY CREATED parcel.
Minimum Parcel Size (square feet)	8,000	10,000	10,000
Setbacks (minimum) Property lines are measured in feet, with those adjacent to the street measured from the face of the curb, or right-of-way where no curb exists.
Front	15	15	15	18.16.040 (A)
Side (Interior)	0	0	0	18.16.040 (A)
Side (Street Side)	10	10	10	18.16.040 (A)
Rear	0	0	0	18.16.040 (A)
Width	100	100	100
Height and Structure Coverage (maximum) — Measured in feet
Maximum Structure Height	30	75	75
Maximum Structure Coverage (percent)	80	80	80
Additional Regulations
Accessory Uses	Chapter 18.32
Fences, Walls, and Hedges	Chapter 18.34
Landscaping	Chapter 18.36
Off-Street Parking Regulations and Design Standards	Chapter 18.38
Performance Standards	Chapter 18.40
Sign Regulations	Chapter 18.44
Solid Waste	Chapter 18.46

(Ord. No. 1976, 2019)

18.16.040 – Other Applicable Industrial Zone Regulations

General Industrial Regulations.

Warehousing of Manufactured Products and Wrecking Yards. The storage of hazardous and toxic materials is prohibited.
Setbacks.
1. Front Setback. The setback shall be measured from the existing or adopted street right-of-way line (ultimate width of existing street).
2. Interior Side Setback. If adjacent to a residential zone, the minimum setback shall be 20 feet and a six-foot-high solid masonry wall shall be constructed along the common property line.
3. Street Side Setback. The setback shall be measured from the existing or adopted street right-of-way line (ultimate width of existing street).
4. Rear Setback. Where there is an alley at the rear of parcel, the rear setback may be measured to the center of the alley.

Specific Industrial Regulations.

M-1 Light Manufacturing Zones. Chemical manufacturing is prohibited.

(Ord. No. 1976, 2019)

Merced County UnincorporatedCity Zoning Code

CHAPTER 18

18.16.010 – Purpose of Industrial Zones

18.16.020 – Industrial Zone Land Uses and Permit Requirements

18.16.030 – Industrial Zone Development Standards

18.16.040 – Other Applicable Industrial Zone Regulations

Merced County UnincorporatedCity Zoning Code

CHAPTER 18

18.16.010 – Purpose of Industrial Zones

18.16.020 – Industrial Zone Land Uses and Permit Requirements

18.16.030 – Industrial Zone Development Standards

18.16.040 – Other Applicable Industrial Zone Regulations

Merced County UnincorporatedCity Zoning Code

CHAPTER 18

18.16.010 – Purpose of Industrial Zones

18.16.020 – Industrial Zone Land Uses and Permit Requirements

18.16.030 – Industrial Zone Development Standards

18.16.040 – Other Applicable Industrial Zone Regulations

Merced County Unincorporated
City Zoning Code

Merced County Unincorporated
City Zoning Code

Merced County Unincorporated
City Zoning Code