Merced County, CA CASTLE COMMERCE CENTER AND AIRPORT SPECIAL PLANNING ZONE (SPZ)

§ 18.18.010 Purpose of Special Planning Zones.

Purpose. The purpose of the Special Planning Zone (SPZ) is to protect unique land uses and resources beyond the scope of typical zoning regulations.

Method and Procedure. A Special Planning Zone (SPZ) shall be established in the same manner as other zones under this Zoning Code. Each SPZ will be detailed as to function, uses, and regulations in a related ordinance amending zone boundaries in compliance with Chapter 18.142 (Amendments). The related ordinance shall contain regulations and exhibit map(s) identifying the SPZ. The regulations may include permitted uses, restricted uses, review procedures, and development standards. An SPZ shall be identified on the Zoning Map in either one or two ways:

By enumeration in the order received following the prior enumerated SPZ (e.g., SPZ (1), SPZ (2), SPZ (3)).

By special use (e.g., Airport SPZ, Historic SPZ, Wetland SPZ).

Overlay SPZ. An SPZ may be applied as an overlay zone which adds regulations to the underlying base zone. In case of a conflict between the regulations of the overlay zone and the base zone, regulations of the overlay SPZ zone shall prevail. An overlay SPZ shall be identified on the Zoning Map in combination with the established zone listed first (e.g., A-1 SPZ, R-1-5000-Historic SPZ).

(Ord. 1976 § 2, 2019)

§ 18.18.020 Castle Commerce Center and Airport SPZ.

The purpose of the Castle Commerce Center and Airport Special Planning Zone (Castle SPZ) is to:

Promote the cohesive and comprehensive development of various portions of Castle Commerce Center and Airport consistent with the Castle Air Force Base Reuse Plan, and the General Plan.

Provide flexibility in the types of land uses that may be permitted through the identification of the unique nature and character of the Castle Commerce Center and Airport SPZ.

Provide adequate regulations to ensure quality development through the establishment of appropriate development standards and design guidelines.

Address the needs of airport-oriented operations and businesses, including the attraction of passenger transportation, air cargo, aviation training, manufacturing, and airport/ industrial businesses.

Provide opportunities for the private use of property for commercial, industrial, and visitor uses.

Provide for the preservation and restoration of environmental features and the development of a mixture of active and passive recreation uses.

Recognize the unique character of Castle Commerce Center and Airport SPZ as reflected in this Zoning Code and those covenants, conditions, and restrictions (CC&Rs) and easements containing additional requirements that are enforceable by landowners within Castle Commerce Center and Airport SPZ not otherwise enforceable through this Zoning Code.

Zones. The purpose of the individual zones (Castle Commerce Center and Airport SPZ) are described below. The location of these zones shall correspond to areas shown in Figure 17 of the Castle Air Force Base Reuse Plan, at the time of adoption of the ordinance codified in this chapter, and as the Castle Air Force Base Reuse Plan may be amended.

A-M Aviation/Manufacturing Zone. The A-M Aviation/Manufacturing Zone is intended to accommodate aviation-related land uses as well as land uses involving manufacturing, wholesaling, and warehousing activities which support functions compatible with airport activities. Typical uses include processing, assembly, distribution, storage, repair, and the wholesale trade of various materials and products. Examples of aviation-related land uses include general aviation, commercial, charter, and air cargo flight operations, pilot and crew training; aircraft manufacturing; testing service and repair; and all related administrative support activities. Ground transportation for rail and truck shipping and maintenance may also be allowed.

BP Business Park Zone. The BP Business Park Zone is intended to provide for research and development, associated offices light manufacturing, production, and research activities. Typical land uses include advanced technology businesses; offices for executive, administrative, professional, and scientific staffs; businesses which provide technical consulting; personnel; and productivity support services; and educational and institutional uses.

C Commercial Zone. The C Commercial Zone is intended to provide for general retail commercial uses, entertainment establishments, offices, and service providers. Typical land uses include general merchandise retail sales; wholesale markets; shopping centers; offices; home furnishings; apparel; restaurants; personal services; professional services; and recreational, educational, and institutional uses.

VC Visitor Commercial Zone. The VC Visitor Commercial Zone is intended to provide for tourist and visitor-oriented attractions and services. Typical visitor-oriented facilities include educational, recreational, commercial, and temporary lodging uses.

I/PQ Institutional and Quasi-Public Zone. The I/PQ Institutional and Quasi-Public Zone is intended to provide for governmental, public, and quasi-public uses and facilities (i.e., the Atwater Federal Penitentiary and the Bloss Healthcare facility).

OS Open Space/Public Zone. The OS Open Space/Public Zone is intended to recognize and provide for open space, historic, and public land uses within the central landscaped open space area of the Castle Commerce Center and Airport. Typical land uses within this zone include the central parade grounds and may provide for administrative offices and public meetings.

(Ord. 1976 § 2, 2019)

§ 18.18.030 Castle Commerce Center and Airport SPZ Development Review Process.

Castle Development Coordinator. The County Executive Officer shall assign an individual to act as the Castle Development Coordinator. The Castle Development Coordinator (CDC) shall be responsible to conduct initial screening of all development proposals within the Castle SPZ. Once the CDC completes the initial review and determines that there is sufficient documentation and information concerning a development proposal, the CDC shall forward the project to the Department for processing.

Assignment and Responsibilities of the Department. The Department (CEDD) shall be responsible for processing all land use, development, and subdivision applications within the Castle SPZ. A proposed project shall be evaluated as to its consistency with each of the following plans and documents, and others as legally required:

Consistency with the General Plan as adopted;

Conformity to this Zoning Code, and Title 17, Subdivisions, of the County Code;

Consistency with the Castle Reuse Plan and Redevelopment Plan;

Conformity with the Castle SPZ;

Compliance to the Castle Reuse Plan and Redevelopment Plan Environmental Impact Report (EIR) and additional environmental documentation necessary to ensure compliance with the California Environmental Quality Act (CEQA); and

The applicable review process for processing the application within the SPZ.

Expedited Development Review and Processing Program. The reuse and development of Castle Commerce Center and Airport SPZ is an important goal of the County's General Plan and Redevelopment Program. The expedited processing of development projects is a key element for implementing the Castle Reuse Plan and Redevelopment Plan. The following steps shall be followed for acceptance and processing of each project application:

Upon receipt of the application from the CDC, the CEDD shall determine the type of ministerial or discretionary permit required and expedite the processing and review of development applications by prioritizing the information, analysis, and determination of projects within the Castle Urban Community.

After submittal of the application, the applicant shall be notified that the project has been accepted for processing, or additional documentation the applicant needs to provide in order to accept the application as complete for processing.

Upon the application being accepted for processing, the applicant shall be provided with an expedited project schedule consistent with the development review processing of the Castle SPZ.

(Ord. 1976 § 2, 2019)

§ 18.18.040 Castle Commerce Center and Airport SPZ Land Uses and Permit Requirements.

Table 2-9 Castle Commerce Center and Airport SPZ Allowed Uses and Permit Requirements. Table 2-9 indicates the uses allowed in each Castle SPZ 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 the Table 2-9 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, remodeling) shall require the issuance of a Zoning Clearance in compliance with Chapter 18.128 (Zoning Clearances).

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

Uses Not Listed. 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 2-9 Castle Commerce Center and Airport SPZ Allowed Uses and Permit Requirements
P	Allowed by Right
A	Administrative Permit (Chapter 18.114)
CUP	Conditional Use Permit (Chapter 18.116)
TUP	Temporary Use Permits (Chapter 18.124)
-	Not allowed

Land Use (see Article 8 for land use definitions)	A-M	BP	C	VC	I/PQ	OS/PD	Additional Regulations
Educational, Institutional, Public Assembly, and Recreational
Business Colleges or Vocational Schools	-	P	P	-	-	-
Museums	-	-	-	P	-	-
Parks and Playgrounds	-	-	P	P	-	P
Places of Assembly (200 people or less in the main assembly area)	-	P	P	-	-	-	18.60.210
Places of Assembly (more than 200 people in the main assembly area)	-	A	A	-	-	-	18.60.210
County and Public Buildings	-	-	-	-	P	P
Schools (public or private)	-	P	P	-	-	-
Schools (specialized training and education)	P	P	-	-	-	-
Theaters, Auditoriums	-	-	-	A	-	-
Retail
Laundry and Dry Cleaning	-	-	P	-	-	-
Pet Stores	-	-	P	-	-	-	18.18.040(F)
Pharmacies	-	-	P	-	-	-	18.18.040(F)
Retail Sales (less than 30,000 sq. ft.)	-	-	P				18.18.040(F)
Retail Sales (30,000 sq. ft. to 50,000 sq. ft.)	-	-	A	-	-	-	18.18.040(F)
Retail Sales (greater than 50,000 sq. ft.)	-	-	CUP	-	-	-	18.18.040(F)
Shopping Centers (less than 30,000 sq. ft.)	-	-	P	P	-	-
Shopping Centers (30,000 sq. ft. to 50,000 sq. ft.)	-	-	A	A	-	-
Shopping Centers (greater than 50,000 sq. ft.)	-	-	CUP	CUP	-	-
Temporary Uses	-	-	-	TUP	-	-	18.60.290 Ch. 18.124
Service
Accessory Offices	-	P	P	-	-	-
Art Galleries/Studios	-	-	-	P	-	-
Banks and Financial Services	-	-	P	-	-	-
Conference Center	-	-	P	-	-	-
Heavy Equipment Repair	P	-	-	-	-	-
Hospitals (60 beds or less)	-	-	-	-	P	-
Hospitals (more than 60 beds)	-	-	-	-	A	-
Hotels and Motels (80 rooms or less)	-	-	P	P	-	-	18.18.040(F)
Hotels and Motels (more than 80 rooms)	-	-	A	A	-	-	18.18.040(F)
Offices (administrative, business, medical, and professional 5,000 sq. ft. or less)	-	P	P	-	-	-
Offices (administrative, business, medical, and professional greater than 5,000 sq. ft.)	-	A	A	-	-	-
Offices (research and development)	-	P	-	-	-	-
Personal Services, General	-	-	P	-	-	-
Personal Services, Restricted	-	-	A	-	-	-	18.18.040(F)
Restaurants	-	P	P	-	-	-
Service Stations	-	-	P	-	-	-	18.60.250
Truck Repair and Service	P	-	-	-	-	-	18.60.330
Vehicle Parts (new)	-	-	P	-	-	-
Storage and Manufacturing
Manufacturing Plants	P	-	-	-	-	-
Metal Fabrication/Sales	P	-	-	-	-	-
Truck/Vehicle Storage	P	-	-	-	-	-
Warehousing	P	-	-	-	-	-
Wholesale and Distribution	P	-	-	-	-	-
Transportation and Communication
Vehicle Rental Facilities	-	-	P	P	-	-
Ground Transportation (rail and truck)	P	-	-	-	-	-
Heliports	P	-	-	-	-	-
Wireless Communication Facilities	See Ch. 18.68

Specific Applicable Castle Commerce Center and Airport SPZ Regulations. The following regulations apply to retail uses:

Clothing Stores. Clothing stores shall not exceed a 200-person capacity in the main structure area.

Convenience Stores. Alcoholic beverage sales are not permitted without the approval of an Administrative Permit.

Drug Stores. Alcoholic beverage sales are not permitted without the approval of an Administrative Permit.

Grocery Stores. This excludes entirely the sales of alcoholic beverages.

Pharmacies. Pharmacies may not exceed 30,000 square feet of gross floor area.

Pet Stores. A pet store operator shall not sell a live dog, cat, or rabbit in a pet store unless the dog, cat, or rabbit was obtained from a public animal control agency or shelter, society for the prevention of cruelty to animals shelter, humane society shelter, or rescue group that is in a cooperative agreement with at least one private or public shelter pursuant to Assembly Bill 485 (AB485).

Personal Services, Restricted Uses. Sales establishments selling tobacco, paraphernalia, and vaping products and supplies shall not be located within a 1,000-foot radius of sensitive uses (i.e., schools, parks, youth facilities). The distance between a tobacco, paraphernalia, and vaping products and supplies sales establishment shall be made in a straight line, without regard to intervening structures or objects, from property line to property line of the parcel on which the structure, or portion of the structure, in which the sensitive use is located.

Hotels and Motels. Hotels and motels are prohibited from renting any sleeping room by the hour or for any period of fewer than 10 consecutive hours or rent any sleeping room more than once within any consecutive 10-hour period measured from the start of one rental to the start of the next.

Prohibited Uses. The following uses are prohibited within the Castle Commerce Center and Airport SPZ:

Residential land uses and hostels, other than a hotel, motel, extended stay, or temporary workforce housing;

Bars and nightclubs with on-site beer, wine, or liquor sales not associated with a restaurant;

Adult entertainment (such as, but not limited to, adult book and video stores, dance and strip clubs, and arcades;

Drug, alcohol, or other rehabilitation centers;

Mortuaries, pawn shops, retail use as a "head shop" or other retail sale of items and paraphernalia commonly associated with illegal drugs (even if a legal use exists);

Flea markets and other outdoor sales or business activities, carnivals, games of chance, amusement parks or thrill rides (except as an occasional temporary weekend use ancillary to a parcel's predominant use);

Any use which involves the sale, raising, breeding, keeping, slaughtering, rendering, or processing of any farm animals or poultry, except the keeping of service animals for the disabled; and

Other uses of the same or substantially similar or are of like kind to those expressly listed as prohibited.

(Ord. 1976 § 2, 2019)

§ 18.18.050 Castle Commerce Center and Airport SPZ Development Standards.

Parcel Development. All structures shall be designed and constructed consistent with development standards for fences, walls, and hedges; landscaping; parking; performance standards; sign regulations; trash/recycling area; and specific events as specified in this Zoning Code. Parcel sizes, width, depth, and structure setbacks shall be determined and approved on a case-by-case basis consistent with the provisions of the Castle Reuse Plan, the Castle Redevelopment Plan, and the Castle SPZ.

Fences, Walls, and Hedges.

Purpose of Fences, Walls, and Hedges. Walls and berms in combination with hedges, shrubs, and trees will serve to:

Screen vehicle, loading, storage, and utility areas;

Separate uses;

Reduce noise levels; and

Enhance the aesthetics of an area or use.

Location, Height, Type, and Design Standards. See Chapter 18.34 (Fences, Walls, and Hedges).

Perimeter Edge/Fence Treatments and Buffers. In order to promote sensible improvements to the Castle Commerce Center and Airport SPZ border fence line, special attention shall to be placed on new and existing uses along these border areas. All landscaping shall be designed, installed, and maintained in compliance with Chapter 18.36 (Landscaping).

Streetscape Planting. The streetscape improvements that will be needed to transform the former military base to civilian use are particularly important along streets, walkways, and street side parking parcels and shall comply with Chapter 18.36 (Landscaping).

Noise Barrier. The General Plan Health and Safety Element requires that certain uses (i.e., educational, institutional, residential, and other sensitive receptors), located in noise impacted zones incorporate measures to reduce the noise impacts to an acceptable level. To determine the necessary measures for a specific project, a noise reduction study is required of an applicant and a noise barrier is required to reduce noise level to an acceptable level. Minimum structural requirements for the barrier shall be described in the noise study and may include:

Masonry or stucco on both sides of a wooden frame;

Masonry wall; and

Earthen berm.

The Director may accept alternate solutions to a formal noise study when an applicant can provide sufficient evidence that the design or submittal meets the requirements of Section 18.40.050 (Noise), and the General Plan's Noise Element. Variations of design may be approved by the Director where sufficient evidence that strict compliance with this Code will prevent the optimum use of the parcel or existing structures and that the noise impacted zone is fully mitigated either through the project design, conditions of approval, or other means to the extent reasonably feasible.

Figure 2-3: Example Plot Plan in Aviation/Manufacturing Zone

Figure 2-4: Example Plot Plan in Business Park Zone

Figure 2-5: Example Plot Plan in Commercial, Visitor Commercial, and Institutional Zones

Landscape Regulations.

Purpose. Provide standards for the enhancement of new development and modifications to existing development permits through landscaping within the Castle Commerce Center and Airport SPZ that:

Increase compatibility between dissimilar uses through the use of landscape buffers and screening;

Promote the conservation of water through the use of indigenous and other drought-tolerant plant species and high-efficiency irrigation systems, and reduce the need for fertilizers, pesticides, and herbicides;

Reduce heat and glare generated by development and balance solar gain in structures; and

Promote the percolation of stormwater and reduce amount of run-off from hard surfaces.

Definitions. See Article 8 for Definitions.

General Landscape Regulations and Standards. All projects within the Castle Commerce Center and Airport SPZ shall comply with Chapter 18.36 (Landscaping), and all other general regulations/standards as contained in this Zoning Code. All landscape and irrigation plans shall be prepared by a licensed landscape architect or licensed landscape contractor.

All trees shall be at least 24-inch box in size. All plants shall be at least 15 gallons in size. Adequate groundcover shall be provided for erosion and dust control.

Trees within the landscape strip along Santa Fe Drive shall be planted in clusters of at least two and three trees per cluster.

Landscaping within the area along Santa Fe Drive shall incorporate elevation changes and may include walkways or other special features.

At least one 24-inch box tree shall be planted within the parking lot area for every six parking spaces. One 24-inch box tree shall be planted at the end of all parking rows.

Parking.

Parking Requirements. All parking/loading standards, parking space requirements, design standards, and improvement standards shall conform to Chapter 18.38 (Off-Street Parking Regulations and Design Standards). Parking lots shall be designed to be safe, convenient, and attractive. The Director may reduce the amount of required parking spaces in compliance with Section 18.38.040 (Off-Street Parking Space Requirements).

Use of Common Parking Facilities. Common parking facilities for two or more uses may be provided in lieu of individual requirements. Total parking requirements for common facilities shall be the sum of all uses computed separately, except where the facility accommodates "joint use parking" as defined in paragraph 3 (Joint Use of Parking Facilities) below.

Joint Use of Parking Facilities. Joint use of all or portions of the same parking spaces by two or more uses may be allowed by the Director provided:

An applicant(s) shall show that there is no substantial conflict in the principal proposed joint use. For purposes of this subparagraph, no substantial conflict shall mean operating hours of the structures or uses for which the joint use of off-street parking facilities is provided:

(1)

Up to 75 percent of the required parking for daytime use may be provided in the parking facilities of a nighttime or weekend use;

(2)

Up to 75 percent of the required parking for a nighttime or weekend use may be provided in the parking facilities of a daytime use; or

(3)

Typical daytime uses include educational and institutional uses, business and professional offices, retail, and manufacturing use. Typical nighttime or 24-hour uses include aviation or transportation uses, communication uses, hotels, and restaurants.

The concerned parties shall execute a legal agreement binding for as long as the joint use of parking facilities is necessary and acceptable to County Counsel and recorded with the office of the County Recorder, mutually agreeing to the joint use.

Sign Regulations.

Purpose. To promote the health, safety, and welfare of businesses located within Castle Commerce Center and Airport SPZ as well as all County residents to:

Promote traffic safety and reduce visual obstructions and distractions, specifically along Santa Fe Drive;

Enhance the appearance of the County by regulating the design, type, location, materials, color, and illumination of signs;

Protect property values within the Castle Commerce Center and Airport SPZ; and

Promote sign compatibility with surrounding structures and land uses in terms of height and bulk without dominating or obstructing architectural features.

Definitions. See Article 8 for Definitions.

Permitted Permanent Signs. Entrance signs may be permitted within the Castle Urban Community. The location, height, size, color, materials, and lighting of entrance signs shall be determined on a case-by-case basis by the Director. All other signs within the Castle Urban Community shall comply with Table 2-10, below. Signs located within Castle Commerce Center and Airport SPZ shall also be designed in compliance with Section 18.44 (Sign Regulations).

Table 2-10 Castle Commerce Center and Airport SPZ Permitted Permanent Signs
Sign Type	Zone	Maximum Height	Maximum Size
Monument Sign	All zones, except commercial	8 feet	32 square feet per sign face
Monument Sign	Commercial zones	8 feet	48 square feet per sign face
Monument Sign for Multi-Tenant Shopping Center	All commercial zones	8 feet	48 square feet per sign face with up to three tenants allowed on the sign
Freestanding Sign	All zones, except within any parcels along Santa Fe Drive (behind canal)	12 feet	48 square feet per sign face
On-Building Sign (facing street)	All zones	N/A	1 square foot for each linear foot of building or tenant frontage
On-Building Sign (not-facing street)	All zones	N/A	½ square foot for each linear foot of building or tenant frontage
Directional Signs	Commercial zones (fast food restaurants)	4 feet	8 square feet per sign face
Flag (national, state only)	All zones	25 feet	40 square feet per sign face

Permitted Temporary Signs. The following temporary signs specified in Table 2-11 below are permitted subject to Director approval:

Table 2-11 Castle Commerce Center and Airport SPZ Permitted Temporary Signs
Sign Type	Zones	Maximum Height	Maximum Size	Additional Regulations
Banner – Grand Opening	All zones	N/A	40 square feet per sign face	The sign shall be placed below the roof line and shall be erected for a period not to exceed 14 days after the opening of the new business.
Banner – Special Event	All zones	N/A	40 square feet per sign face	The sign shall not be attached to trees, power poles, street lights, or fences, and shall not be up more than 30 days.
Freestanding "Construction" Sign	All zones	6 feet	36 square feet per sign face	The sign shall be set back at least 10 feet from the road right-of-way and shall be removed after completion of the building or when an issue of occupancy is granted.
Freestanding "For Sale" Sign	All zones	6 feet	36 square feet per sign face	The sign shall be set back at least 10 feet from the road right-of-way and shall be removed after close of escrow.
Freestanding "Special Event" Sign	All zones	6 feet	32 square feet per sign face	The sign shall be set back at least 10 feet from the road right-of-way and shall not be up more than 30 days.
Marketing Sign	All zones	Determined by Director	Determined by Director	The sign shall be for marketing and advertising of the Castle Commerce Center and Airport SPZ only.
On-Building "For Sale" Sign	All zones	N/A	48 square feet per sign face	The sign shall be placed below the roofline.

Design Features. Materials and colors for all monument and freestanding signs shall be similar to the structure's materials and colors. All on-building signs shall be channel letters. All signs may be illuminated but only internally illuminated.

Location for Monument and Freestanding Signs. Monument and freestanding signs shall be set back at least five feet from the existing or ultimate road right-of-way.

Prohibited Signs. The following signs are prohibited within the Castle Commerce Center and Airport SPZ:

A-frame signs;

Animated signs;

Off-premises signs;

Special event signs;

Portable signs;

Vehicle signs;

Signs emitting material or sound;

Window signs;

Temporary political signs; and

Electronic reader board signs.

Solid Waste and Recycling Regulations. See Chapter 18.46 (Solid Waste and Recycling Materials Storage).

Specific/Temporary Events. Temporary events shall comply with Chapter 18.124 (Temporary Use Permits). For certain events (i.e., festivals, carnivals, air shows, and concerts), the following standards shall apply:

Duration of Time. Events shall not run more than nine consecutive days, nor shall they run four successive weekends per year.

Hours of Operation. Daylight hours only; longer hours permitted through the granting of an Administrative Permit.

Access to Site. At least one unobstructed AB-based (gravel) driveway approach at least 20 feet wide from the event site to a publicly maintained road shall be provided and additional access may be required if deemed necessary by County Public Works, Sheriff, or Fire Marshal.

Parking. Minimum parking spaces shall be provided in compliance with the requirements of subsection D (Parking) above.

Fire and Sheriff Protection. Fire and Sheriff protection shall be provided in compliance with the requirements of the County Fire and Sheriff Departments.

Performance Standards. The purpose of these regulations and performance standards are to ensure compatibility between land uses by setting limits, whether generic or quantitative, for the effects caused by dust, fumes, vapors, hazardous materials, noise, lighting, electrical disturbance, and wastewater. All uses within the Castle Commerce Center and Airport SPZ shall comply with Chapter 18.40 (Performance Standards).

Accessory Uses.

Conditions of Approval. Accessory uses shall be consistent with all of the following criteria:

The use is incidental and subordinate to the primary use on the site;

The use supports and enhances the primary use on the site;

The use does not change the character of the primary use; and

The use is compatible with the primary uses on surrounding properties.

Considerations. The Director shall use the following considerations when reviewing proposed accessory uses to help determine if they will meet the above criteria:

The type of primary use on the site (i.e., manufacturing, warehousing) and the relationship of the proposed accessory use to the primary use;

The size and intensity of the proposed accessory use in comparison to the primary use (with respect to: hours of operation, floor area, sales revenue, number of employees, traffic, etc.); and

The relationship and distance to any nearby use to ensure that the accessory use does not detract from or be in competition with existing commercial uses within the Castle Commerce Center and Airport SPZ zone.

(Ord. 1976 § 2, 2019)