Stanislaus County, CA HIGHWAY FRONTAGE DISTRICT (H-1)

Christmas tree sales lots which provide at least ten accessible and usable off-street parking spaces in addition to one space per employee on a maximum shift; are limited to two double-faced signs not to exceed twelve square feet each; and are not established prior to November 15th of any year and are removed and properly returned to its original condition prior to January 1st;

Church (excluding tent and open air churches);

Convention center;

Crop farming;

Dance studio;

Day care center;

Emergency shelters, in conformance with Section 21.48.024 of this chapter;

Facilities for public utility;

Financial institution;

Fireworks stands which provide at least five accessible and usable off-street parking spaces in addition to one per employee on a maximum shift. Such stands shall meet all the requirements of the department of fire safety and shall be erected and removed within the time period prescribed by that department;

Greenhouse;

Laboratory;

Lodge;

Mini-warehouse;

Mobile home (when accessory to a permitted use which has substantial outside storage);

Museum;

Office (administrative, business and professional);

Parking lot and garage;

Personal service establishment;

Public building and park;

Radio and television studio;

Restaurant without bar services;

Retail and wholesale store when conducted entirely within a building and less than sixty-five thousand square feet of building and sales area;

School (commercial, technical, trade, academic);

Service station;

Single-family dwelling or one apartment if it is accessory to a permitted commercial use;

Skating rink;

Social hall;

Theater, indoor;

Other uses which the planning director may deem to be similar in character and purpose to those enumerated in this section.

(Ord. CS 106 §9, 1984; Ord. CS 896 §3, 2004; Ord. CS 1136 §9, 2015)

§ 21.48.024 Emergency shelters.

Emergency shelters are permitted when served by both public sewer and water and located in an area served by public transit (at least six days a week), outside of the sphere of influence of a city, subject to the following:

The operator shall obtain a non-discretionary permit subject to the staff approval permit application process described in Chapter 21.100 of this County Code. The following development standards shall be applied to the permit:

The maximum number of beds shall not exceed ten beds.

Outdoor activity and intake areas shall be screened from public view and from the view of adjacent properties.

On-site lighting shall be provided in all parking, pedestrian paths, and entry areas. Lights shall be shielded and reflected away from adjacent uses.

Off-street parking shall be provided at a rate of one vehicle parking space per employee (by shift) plus one additional vehicle parking space. Bicycle parking shall be provided at a rate of one space for every three beds.

A minimum of one supervisory level staff member must be present on the site during hours of operation. Operator(s) must ensure that loitering does not occur on the property during nonshelter hours and must ensure that clients are not loitering, littering, or otherwise creating a nuisance to the neighborhood.

A security plan shall be submitted to the sheriff's department for review and approval prior to operation and shall be annually reviewed.

A security guard or security officer must be provided during the intake period. Security guards must be licensed through the state of California Department of Consumer Affairs Bureau of Security and Investigative Services.

The maximum length of stay shall be no longer than six months, as established by the California Health and Safety Code for emergency shelters.

The shelter shall have set hours of operation and the hours shall be posted in a publicly visible and accessible location on a sign that is no larger than one square foot.

Outdoor activity shall be allowed only during the hours of eight a.m. to ten p.m. The shelter shall comply with the county's noise ordinance.

If pets are permitted, a plan for their care must be reviewed and approved by the department of animal services.

Outdoor trash receptacles shall be provided on-site and the property maintained free of litter and debris.

All other applicable local, state and federal laws, regulations and codes shall be met.

The nondiscretionary permit shall be submitted to responsible departments for review and comment.

A maximum of ten beds may be permitted in the H-1 zoning district through this provision. After ten beds have been permitted, a use permit must be obtained, in conformance with Chapter 21.96 of this County Code.

(Ord. CS 1136 §10, 2015)

§ 21.48.030 Uses requiring use permit.

Uses permitted subject to first securing a use permit in each case and subject to all provisions of this chapter, including the development standards listed in Section 21.48.040:

Ambulance and armored car service;

Apartment house when connected to public sewer and water systems;

Boarding and rooming house;

Body and paint shop;

Bowling alley;

Bus terminal;

Coin-operated car wash;

Dwelling group when connected to public sewer and water systems;

Driving range;

Drive-in theater;

Dry cleaning outlet;

Duplex;

Emergency shelters (when not permitted under Section 21.48.024 of this chapter);

Golf course;

Hospital;

Hotel;

Household appliance repair;

Laundromat;

Machine shop;

Miniature golf course;

Mobile home parks where connected to both public sewer and water systems;

Mortuary;

Motel;

Motorcycle shop;

Nursery;

On-sale liquor establishment;

Plumbing and heating establishment;

Restaurant with bar service;

Retail and wholesale retail store sixty-five thousand square feet or greater in building and sales area;

Sheet metal shop;

Skateboard park;

Taxi terminal;

Truck terminal;

Warehouse;

Waterslide;

Other uses which the planning director may deem to be similar in character and purpose to those enumerated in this section.

(Ord. CS 106 §9, 1984; Ord. CS 344 §7, 1989; Ord. CS 527 §1, 1993; Ord. CS 548 §1, 1994; Ord. CS 896 §4, 2004; Ord. CS 1136 §11, 2015)

§ 21.48.040 Development standards.

The following development standards shall apply to all land and buildings in the H-1 zone:

Building Height Limit.

Maximum height of all buildings and advertising signs, thirty-five feet;

No fence or screen planting in excess of three feet in height, shall be constructed or permitted to grow within any required front yard, or side yard of a corner lot unless the director determines that visibility will not be obstructed.

Building Site Area Required.

Sites serviced by public sewer and water facilities, six thousand square feet;

Sites serviced by public water and septic tank facilities, twenty thousand square feet;

Sites serviced by private well and septic tank facilities, one acre.

Yards Required.

Front Yard.

Not less than seventy feet from the existing centerline of the street nor less than fifteen feet from the planned street line on a major street or expressway, whichever is the greater. Loading docks shall be so located that trucks will head-in and head-out and not use the public street for maneuvering, loading or unloading. The vehicle opening of any building shall be no closer than twenty feet to the property line toward which the opening faces.

Not less than forty-five feet from the existing centerline of the street on a collector street (sixty feet wide) nor less than fifteen feet from the planned street line where a specific plan has been adopted. Loading docks shall be so located that trucks will head-in and head-out and not use the public highway for maneuvering, loading or unloading. The vehicle opening of any building shall be no closer than twenty feet to the property line toward which the opening faces.

Not less than forty feet from the existing centerline of the street on a minor street (fifty feet wide) nor less than fifteen feet from the planned street line where a specific plan has been adopted. Loading docks shall be so located that trucks will head-in and headout and not use the public highway for maneuvering, loading or unloading. The vehicle opening of any building shall be no closer than twenty feet to the property line toward which the opening faces.

Side Yard, Interior Lot Line and Rear Yard, Residential Uses. Five feet, except where the lot line abuts an alley, in which case, there shall be no yard requirement.

Side Yard, Interior Lot Line and Rear Yard, Commercial Uses. None, except where the side or rear of the property abuts an R district, in which case the minimum side or rear yard shall not be less than five feet.

Side Yard, Corner Lot. The main building and garages or accessory buildings not having direct access to the street may be located five feet closer to the planned street line than at the front yard.

Nuisances. No operations shall be conducted on any premises in such a manner as to cause an unreasonable amount of noise, odor, dust, smoke vibration or electrical interference detectable off the site.

Screening. An eight-foot masonry wall shall be constructed along the property line adjacent to any residential or agricultural zone or any P-D zoning for residential use, except where a building abuts an alley in which case no wall shall be required.

Landscaping. A landscaping plan indicating plant species, initial size, location and method of irrigation shall be approved by the planning director prior to issuance of any permit. Such required landscaping shall be installed within six months of project completion and shall be maintained by the applicant.

Signs.

Any sign program for any use shall be submitted to the planning director for approval prior to installation. Freestanding signs are prohibited except where the director determines them to be necessary to serve the traveling public where the use could not otherwise be identified.

One identification or informational sign not more than twelve square feet in area nor more than six feet in height may be permitted in the front yard or side yard adjacent to each street frontage of a property which contains a lawful agricultural, commercial, or industrial use in lieu of any other freestanding sign which may be permitted, provided that:

It does not bear any advertising message;

It is nonflashing, nonmoving and nonanimated;

It is located wholly on private property on the premises to which it pertains;

A plot plan and elevation of the sign is approved by the planning and community development director prior to request for building and electrical permits and installation.

Parking. See Chapter 21.76 for off-street parking requirements for all uses in all districts.

(Ord. CS 106 §9, 1984; Ord. CS 663 §41, 1998)