City of Hughson, CA Chapter 17.02 ZONING DISTRICTS

§ 17.02.004 Establishment and designation of zones.

A. Designation of Zones. The zones hereby established and into which the city is divided are designated as follows:

R-1	Low Density Residential
R-2	Medium Density Residential
R-3	High Density Residential
R-A	Rural Residential
C-1	Neighborhood Commercial
C-2	General Commercial
C-3	Service Commercial
I	Industrial
P	Public Facility
O-S	Park/Open Space
S-P	Specific Plan
P-D	Planned Development Overlay

B. Zoning Maps. The designations, locations, and boundaries of the zones listed in subsection A of this section are set forth on the zoning map or maps of the city on file in the office of the city clerk. The zoning map or maps and all notations, references, data and other information shown thereon and this title shall together constitute the zoning ordinance.

C. Classification of Territory. All territory within the city shall be classified as a part of that zoning district recommended by the planning commission and adopted by the city council in accordance with the general plan. All territory shall retain its classification unless and until it is otherwise zoned in the manner prescribed by law. The city may prezone unincorporated territory adjoining the city for the purpose of determining the zoning that will apply to such territory in the event of subsequent annexation to the city. The procedure for such prezoning shall be as prescribed in HMC § 17.04.048(D), and such prezoning shall become effective upon annexation of the territory to the city.

D. Conformance with Zoning Regulations. Except as otherwise provided in this title:

1. No building or part thereof or other structure shall be erected, altered, added to or enlarged nor shall any land, building, structure or premises be used, designated or intended to be used for any purpose, or in any manner other than as included among the uses listed in this title as permitted in the zone in which such building, land or premises is located.

2. No building or part thereof or structure shall be erected, reconstructed or structurally altered to exceed in height the limit designated in this title for the zone in which the building is located.

3. No building or part thereof or other structure shall be erected, nor shall any existing building be altered, enlarged, rebuilt, or moved into any zone, nor shall any open space be encroached upon or reduced in any manner, except in conformity to the yard, building site area, and building location regulations designated in this title for the zone in which such building or open space is located.

4. No yard or other open space, off-street parking space, garage space, or loading space provided about any building for the purpose of complying with the provisions of this title shall be considered as a yard or open space, off-street parking space, garage space, or loading space for any other building, and no yard or other open space, off-street parking space, garage space or loading space on one building site shall be considered as providing a yard or other open space, off-street parking space, garage space, or loading space for any other building site, except as otherwise provided in this title.

E. Zoning District Boundary Determination. Where any uncertainty exists as to the boundaries of a zoning district as shown on the zoning map, the following rules shall apply:

1. Streets or Alleys. Where a zoning boundary line is indicated as following a street or alley, the centerlines of such streets or alleys shall be construed to be the boundaries of such zones.

2. Lot Lines. Where a zoning boundary line follows or coincides approximately with a lot line or a property ownership line, it shall be construed as following the lot line or property ownership line.

3. Zoning Map. Where a zoning boundary line is not indicated as following a street or alley and does not follow or coincide approximately with a lot line or property ownership line, the to-scale zoning map shall be used to determine the precise location of the zoning boundary line.

4. Further Zoning Boundary Uncertainties. Where further uncertainty exists, the planning commission, upon receiving written application or upon its own motion, shall determine the location of the zoning boundary in question giving due consideration to the location indicated on the zoning map, the objectives of the zoning ordinance, the purposes set forth in the zoning district regulations and any previous actions of the city council or the planning commission.

F. Limitation of Land Use.

1. No building shall be erected, reconstructed or structurally altered, nor shall any building or land be used for any purpose except as specifically allowed in the zone in which the building or land is located.

2. It shall be unlawful for any person or entity to locate or operate in any zone in the city any use which is illegal under state or federal law.

3. It shall be unlawful, to the extent California law allows prohibition, for commercial, noncommercial, or nonprofit marijuana activities of all types including, but not limited to, dispensaries, collectives, cooperatives, transportation, distribution, cultivation, manufacturing, delivery, testing, processing or any business licensed by the state or other government entity under either Division 8, Chapter 3.5, or Division 10 of the California Business and Professions Code, as it may be amended from time to time, to locate or operate in all zones, planned developments, and all specific and master plan areas in the city of Hughson. To the extent California law allows prohibition, no person shall establish, operate, conduct or allow any commercial, noncommercial, or nonprofit marijuana activity anywhere within the city. The city shall not approve or issue any use permit, variance, building permit, or any other entitlement or permit, whether administrative or discretionary, for the establishment or operation of any marijuana business, activity, or operation, to the extent California law allows prohibition.

G. Unlisted Uses Not Allowed. If a proposed use of land is not allowed as of right or allowed subject to a permit, according to the regulations set forth in this title for the applicable zone, the use shall not be allowed, except as follows:

1. The planning officer may determine that a proposed use not listed for any zoning district is allowable as of right, subject to a zoning clearance, or that it is allowable subject to an administrative permit or use permit, if all of the following findings are made:

a. The characteristics of, and activities associated with, the proposed use are equivalent to those of one or more of the allowable uses for the zoning district.

b. The proposed use will not involve a higher level of activity, density or intensity than the allowable uses for the district.

c. The proposed use will meet the purpose and intent of the applicable zoning district.

d. The proposed use will be consistent with the goals, objectives and policies of the general plan.

2. When the planning officer determines that a proposed use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use for the purposes of determining where it is allowed, what permits are required and what other requirements of this title apply. A record of the determination shall be made in accordance with the procedures set forth in HMC § 17.01.080(E).

H. Water Allocation. All uses shall be subject to the city's water allocation policy. A conditional use permit shall be required for all uses which need to demonstrate compliance with this policy.

(Ord. 08-06 § 1, 2008; Ord. 16-01 § 1, 2016; Ord. 17-01 § 1, 2017)

§ 17.02.008 Residential zones.

A. General Requirements.

1. All uses are subject to the provisions of this title.

2. Zoning Clearance Required. Zoning clearances are required for all uses requiring a building permit or occupancy permit, subject to the requirements of HMC § 17.04.052. Administrative permits or conditional use permits may also be required subject to the requirements of this title.

3. Animals. No person, whether owner or occupant, shall permit animals, except as allowed in this chapter, to reside, be placed on, or located on property or in structures which are subject to this section, except as otherwise provided in this section.

4. Repealed by Ord. 23-04.

B. Allowed Uses. The uses allowed in residential districts shall be as provided in Table 17.02.032.

C. Development Standards. The development standards for residential districts shall be as provided in Table 17.02.008. Additional development requirements for each residential category are defined in subsections D, E, F, and G of this section.

D. R-1 Low Density Residential.

1. Purpose. The purpose of the R-1 low density residential zone is to provide living areas where development is limited to low density single-family and duplex housing; to ensure adequate light, air, privacy and open space for each dwelling; to provide space for community facilities needed to complement urban residential areas and for institutions which require a residential environment.

2. Density of Residential Infill Area. Properties within the infill boundary designated by the city and found in Figure LU-5 of the general plan are permitted to develop at higher densities than those found outside of the boundary. The maximum allowable density within the infill area shall be seven dwelling units per net acre, except where higher densities are permitted subject to the requirements of HMC § 17.03.016 or 17.02.028.

3. Density of New Subdivisions. Properties outside of the infill boundary that are newly subdivided shall develop at a maximum density of five dwelling units per net acre, except where higher densities are permitted subject to the requirements of HMC § 17.03.016 or 17.02.028. Lots shall vary in size, and the average lot size shall total 8,500 square feet.

4. Design of New Subdivisions and Residential Units. Applicants for new single-family units and residential neighborhoods shall submit a completed self-certification checklist from the city's design expectations as part of their subdivision application.

5. Duplexes. Duplexes in this zone shall have only one entrance visible from the street per street frontage and shall be permitted only on corner lots, with each unit and its entrances facing a separate street.

E. R-2 Medium Density Residential.

1. Purpose. The purpose of the R-2 medium density residential zone is to provide living areas where a compatible mixture of single-family, duplex, triplex, fourplex and townhouse housing will provide a suitable environment for family living; to ensure adequate light, air, privacy and open space for each dwelling; to provide space for community facilities needed to complement urban residential areas and for institutions which require a residential environment. This zone provides a transition between R-1 and R-3 districts.

2. Design. Applicants for new residential neighborhoods shall submit a completed self-certification checklist from the city's design expectations to the extent that it is relevant to the project, or any other relevant guidelines adopted by the city council.

3. Mixture of Housing Types. New development within this zone of five or greater units shall provide a mix of housing types resulting in the total density permitted by this subsection. Development in this zone may include a maximum of 25 percent single-family detached houses. No more than 50 percent of the total development shall be made up of any one type of housing.

F. R-3 High Density Residential.

1. Purpose. The purpose of the R-3 high density residential zone is to provide residential areas which can accommodate a suitable mixture of more intensive land uses, including multiple-family dwellings, community facilities, retail establishments, medical facilities, and offices, compatible with the surrounding area and consistent with the general plan.

2. Design. Applicants shall comply with any relevant guidelines adopted by the city council, and the following minimum standards:

a. Buildings should be oriented toward the street with entrances on the street side of the building and parking primarily out of site in the rear of the building. Units within the buildings should be oriented either toward the street or common areas within the building.

b. Buildings shall be visually broken into smaller segments and distinguish units from one another with added texture or additional materials. Multifamily residential buildings shall appear from the street to be a grouping of individual dwelling units rather than a single monolithic structure. This requirement may be waived by the planning commission through the development review process if unusual circumstances render implementation undesirable and/or impracticable, and waiving the requirement would still result in a project consistent with the general plan, the purpose of the zoning district, and would not be injurious to adjacent properties or the neighborhood.

Table 17.02.008 Residential Zone Development Standards
Development Standard	Requirements by Zoning District				Related Regulations
	R-1	R-2	R-3	R-A
Density (dwelling units per net acre)	maximum 7.0 in infill area	minimum 5.1	minimum 10.1	maximum 2.0	Except where higher densities are permitted subject to the requirements of HMC § 17.03.016 or 17.02.028.
	maximum 5.0 in new subdivisions	maximum 14.0	maximum 27.0
Average parcel size (square feet)	8,500 in new subdivisions	–	–	–	–
Intensity for nonresidential uses (floor area ratio)	–	–	0.6	–	–
Minimum setbacks (feet)
Fronta	15 (20 for garage)	20	15	30	See HMC § 17.03.020(C) and (D) for exceptions.
Side(s)	8 (for one story) 5 in infill area	5 (for one story)	5 (for one story)
	10 (for two story) 7 in infill area	7 (for two story)	7 (for two story)	10
Street side of corner lot	15	15	10	20
Rear	10	10	10	40
Minimum lot width (feet)	65 (corner; single-family)	65 (corner; single-family)	65	120	Any lot facing a cul-de-sac or a curved street having a radius of less than 100 feet at the property line may reduce the required lot width on the street frontage by 10 feet.
	60 (other;a single-family)	55 (other;b single-family)
	70 (duplex)	70 (duplex or multifamily)
Lot coverage (%)c	40	45	50	20	–
Minimum length of driveway (feet)	20	20	–	–	Duplexes shall have one driveway on each street-side frontage.
Maximum height (feet)	35	35	45	35	See HMC § 17.03.020(B) for exceptions.
Signs	See HMC § 17.03.080
Parking	See HMC § 17.03.060
Landscaping	See HMC § 17.03.048
Lighting	See HMC § 17.03.056
Zone-specific regulations	Duplexes permitted only on corner lots	–	–	–	–

Notes:
a	Porches and balconies are exempt from the front setback.
b	Other lots include interior, through, and key lots as defined in this title. Flag lots are also subject to these regulations and shall provide access to the street of not less than 10 feet in width.
c	Lot coverage means that portion of a lot occupied by any building or structure, excepting paved areas, walks and swimming pools, as shown in Figure 17.01.090.3.

c. Facades should have three-dimensional elements to break up large wall surfaces.

d. Distances between structures shall provide for adequate fire and emergency access.

3. Open Space. Buildings should provide a minimum of 200 square feet of usable open space per unit as defined in this title.

G. R-A Rural Residential.

1. Purpose. The purpose of the R-A zone is to provide living areas at the fringe of the city's incorporated area which combine certain advantages of both urban and rural locations by limiting development to very low density concentrations of one-family dwellings and permitting limited numbers of animals and fowl to be kept for pleasure or hobbies, free from activities of a commercial nature. Animals shall be permitted in the R-A zone as specified in Chapter 6.08 HMC.

2. Design of New Subdivisions and Residential Units. Applicants for new single-family units and residential neighborhoods shall submit a completed self-certification checklist from the city's design expectations.

(Ord. 08-06 § 1, 2008; Ord. 15-09 § 3, 2015; Ord. 23-04 § 2, 2023)

§ 17.02.012 Commercial zones.

A. General Requirements.

1. All uses are subject to the provisions of this title.

2. Zoning Clearance Required. Zoning clearances are required for all uses requiring a building permit, subject to the requirements of HMC § 17.04.052. Administrative permits or conditional use permits may also be required subject to the requirements of this title.

3. Animals. No person, whether owner or occupant, shall permit animals, except household pets as defined in Chapter 8.08 HMC, to reside, be placed on, or located on property or in structures which are subject to this title.

4. Economic Analysis Report. For new commercial structures greater than 10,000 square feet, the applicant shall submit an economic analysis report identifying potential economic impacts to downtown businesses which could result from the proposed project. The form and content of this report shall be as required by the planning officer. The report shall be considered by the planning commission during the development review process to determine project consistency with all applicable general plan policies.

B. Allowed Uses. The uses allowed in commercial districts shall be as provided in Table 17.02.032.

1. Exceptions.

a. Car washes are only allowed with recycled water systems.

C. Development Standards. The development standards for commercial districts shall be as provided in Table 17.02.012 and in subsections D, E, and F of this section.

D. C-1 Neighborhood Commercial.

1. Purpose. The purpose of the C-1 neighborhood commercial zone is to provide neighborhood shopping areas where retail business or service establishments supply commodities or perform services to meet the daily needs of the residential neighborhood but not to permit commercial uses which would be more appropriate in the C-2 or C-3 zones. The CN-1 zone is intended to provide an area for resident-serving commercial establishments which enable Hughson residents to remain in the city for their daily shopping needs.

2. Performance Standards. Structures and uses within this district shall meet the following performance standards:

a. Additional landscaping, subject to the requirements of HMC § 17.03.048, shall be provided to improve compatibility with neighboring residential areas.

b. All uses or activities shall be conducted wholly within completely enclosed buildings, except for service stations, home and garden supply, off-street parking and loading facilities, temporary outdoor uses, outdoor dining facilities for restaurants or where, in the opinion of the planning commission, the use is incidental to a principal use on the premises and the proposed outside use is in character and harmony with the surrounding area.

c. All uses to be located, oriented and designed so as to be compatible with the neighboring residential area.

d. Hours of operation (open to public) shall not begin before 7:00 a.m. nor extend beyond 10:00 p.m.

e. Maximum noise level at property lines not to exceed 65 dBA Ldn.

Table 17.02.012 Commercial and Industrial Development Standards
Development Standards	Requirements by Zoning District				Related Regulations
	C-1	C-2a	C-3	I
Density (dwelling units per net acre)	0	Downtown 30.0 Non-Downtown 0	0	0	Except where higher densities are permitted subject to the requirements of HMC § 17.03.016 or 17.02.028
Intensity for nonresidential uses (floor area ratio)	0.6	Downtown 1.8 Non-Downtown 0.5	0.5	0.6	–
Setbacks (feet)	Minimum setbacks required. See HMC § 17.03.020 (C) and (D) for exceptions.
Front	Same as adjacent residential zone; most restrictive applies if adjacent to more than one residential zone.	8b, c	8	8
Side(s)		None, except same as adjacent residential zone if applicable	None, except same as adjacent residential zone if applicable	None, except same as adjacent residential zone if applicable
Street side of corner lot		Same as front	Same as front	Same as front	Subject to cross-visibility area in HMC § 17.03.048
Rear		None, except 10 when adjacent to residential use	None, except 10 when adjacent to residential use	None, except 10 when adjacent to residential use
Maximum height (feet)	30	75	65	75; additional height may be allowed with a conditional use permit	See HMC § 17.02.016(D) and 17.03.020(B) for exceptions
Signs	See HMC § 17.03.080
Parking	See HMC § 17.03.060
Landscaping	See HMC § 17.03.048
Lighting	See HMC § 17.03.056

Notes:
a	C-2 regulations specific to the "downtown" apply to land that is designated "downtown commercial" in the Hughson general plan. C-2 regulations specific to the "non-downtown" areas apply to land designated general commercial in the Hughson general plan.
b	Porches and balconies are exempt from the front setback when associated with residential development.
c	None (zero feet) in downtown. See HMC § 17.02.012(E)(2)(e).

f. Outside storage of solid wastes and containers for solid waste, containers, merchandise, or other items or goods awaiting pickup, sale, or other disposition shall be prohibited except where screened to the satisfaction of the planning commission.

g. Neighborhood commercial buildings adjacent to residentially zoned or used properties shall conform to the relevant residential setback. If adjacent to more than one residential zone, the most restrictive setbacks shall apply.

E. C-2 General Commercial.

1. Purpose. The purpose of the C-2 general commercial zone is to provide a general commercial area for the sale of commodities or the performance of services to serve the entire community. Downtown Hughson, defined as the area designated as downtown commercial in the Hughson general plan, is given priority by the community as that area where commercial uses should be focused prior to developing other land zoned C-2.

2. Performance Standards. Buildings within this district shall meet the following additional performance standards:

a. All uses or activities shall be conducted wholly within completely enclosed buildings, except for service stations, home and garden supply, off-street parking and loading facilities, temporary outdoor uses, vehicle leasing sales and service, or where, in the opinion of the planning commission, the use is incidental to a principal use on the premises and the proposed outside use is in character and harmony with the surrounding area.

b. All uses adjacent to residential zones shall be located, oriented and designed so as to be compatible with those residential zones.

c. Maximum noise level at property lines not to exceed 65 dBA Ldn.

d. Outside storage of solid wastes and containers for solid waste, containers, merchandise, or other items or goods awaiting pickup, sale, or other disposition shall be prohibited except where screened to the satisfaction of the planning commission.

e. The front yard setback of zero feet is both a minimum and a maximum on Hughson Avenue. Minor variations in the maximum setback (not more than two feet in depth) are allowed for up to 15 percent of the facade length. The remainder of the downtown shall have a minimum setback of zero feet. The rear yard setback in the downtown may also be zero feet so long as the setback is consistent with Table 17.02.012. Variations in the maximum front yard setback on Hughson Avenue may be approved in accordance with HMC § 17.04.044. No front yard setback in the downtown shall be greater than that allowed in the C-2 zoning district.

F. C-3 Service Commercial.

1. Purpose. The purpose of the C-3 service commercial zone is to provide areas for heavy commercial uses along major arterial streets where a mixture of commercial and light industrial activities is appropriate. This zone permits commercial uses generally not appropriate to the central commercial area in addition to retail stores and offices and is intended to provide for the continuance of established uses. C-3 zones are to be applied to areas of two acres or more.

2. Performance Standards. Buildings within this district shall meet the following additional performance standards:

a. All uses or activities shall be conducted wholly within completely enclosed buildings, except for service stations, home and garden supply, off-street parking and loading facilities, temporary outdoor uses, vehicle leasing sales and service, or where, in the opinion of the planning commission, the use is incidental to a principal use on the premises and the proposed outside use is in character and harmony with the surrounding area.

b. All uses adjacent to residential zones shall be located, oriented and designed so as to be compatible with those residential zones.

c. Maximum noise level at property lines not to exceed 65 dBA Ldn.

d. Outside storage of solid wastes and containers for solid waste, containers, merchandise, or other items or goods awaiting pickup, sale or other disposition shall be prohibited except where screened to the satisfaction of the planning commission.

e. Landscaping improvements shall be as required in HMC § 17.03.048.

G. Small Collection Facilities.

1. The purpose of this subsection is to permit small collection facilities in commercial zones as an accessory use to retail stores and shops subject to certain restrictions designed to protect the character of commercial zones and the peace, health, safety, and general public welfare of persons and businesses within such zones.

2. For the purposes of this section, "small collection facility" means a center for the acceptance of donation, redemption, or purchase of recyclable material from the public, which occupies an area of not more than 500 square feet. A small collection facility may include:

a. A mobile unit;

b. Reverse vending machines or a grouping of reverse vending machines occupying more than 50 square feet;

c. Kiosk-type units which may include permanent structures; and

d. Unattended containers placed for the donation of recyclable materials.

3. A small collection facility may be permitted in any commercial zone upon a finding by the planning officer that the facility is an accessory use to a retail store or shop which is in compliance with the zoning, building, and fire codes of the city and that the facility's operation is compatible with the retail store or shop and the neighborhood, and provided the facility complies with the following conditions:

a. The facility shall be no larger than 500 square feet.

b. The facility shall accept only glass, metals, plastic containers, papers, and reusable items. Used motor oil may be accepted with permission of the planning officer and director of public works.

c. The facility shall have a container for waste and/or rejected beverage containers.

d. The facility should be located in a surplus parking area and shall occupy no more than five parking spaces not including space needed periodically for the removal of materials or exchange of containers. Occupation of parking spaces by the facility and by the attendant parking shall not reduce required parking for the principal use by more than three spaces. The applicant shall demonstrate to the satisfaction of the planning officer that the facility will not eliminate required parking for the principle use.

e. The facility shall be set back at least 10 feet from any street line and shall not obstruct pedestrian or vehicular circulation.

f. The facility shall not remove handicap parking spaces.

g. The facility shall use no power-driven processing equipment except for reverse vending machines.

h. The facility shall be accessible for truck collection.

i. The facility shall use containers that are constructed and maintained with durable waterproof and rustproof material, covered when the site is not attended, secured from unauthorized entry or removal of material, and shall be of a capacity sufficient to accommodate materials collected and collection schedule. The facility shall be painted and designed to blend in with the surrounding area.

j. The facility shall store all recyclable material in containers or in the mobile unit vehicle, and shall not leave materials outside of containers when attendant is not present. No bulk storage of material shall be allowed.

k. The facility shall be neat and attractive and shall be maintained free of litter and any other undesirable materials. Daily cleanup shall be required. Mobile facilities at which trucks or containers are removed at the end of each collection day shall be swept at the end of each such day.

l. The facility shall not exceed noise levels of 60 dBA as measured at the property line of residentially zoned or occupied property; otherwise, the noise levels shall not exceed 70 dBA.

m. The facility shall be located no closer than 50 feet from a residentially zoned or occupied property unless separated by a masonry noise wall or building.

n. Attended facilities located within 100 feet of a residentially zoned or occupied property shall operate only during the hours between 9:00 a.m. and 7:00 p.m.

o. Containers shall be clearly marked to identify the type of material which may be deposited.

p. The facility shall be clearly marked to identify the name and telephone number of the facility operator and the hours of operation, and display a notice stating that no material shall be left outside the recycling enclosure or containers.

q. The facility may have signs that conform to the provisions of this title, state signing requirements, and, if appropriate, the comprehensive sign plan for the shopping center where the facility is located.

r. The facility shall not occupy or otherwise impair any existing landscaping.

s. Reverse vending machines shall be single-feed only (no bulk-feed machines).

t. Mobile recycling units shall have an area clearly marked to prohibit other vehicular parking during hours when the mobile unit is scheduled to be present.

u. Evidence of authorization of use of the facility site by the landowner or legal operator of the facility is required.

4. Site plan approval is required for all small collection facilities.

5. Small collection facilities shall require a business license and electrical permit.

6. There shall be no fee for processing applications for small collection facilities.

(Ord. 11-05 § 2, 2011; Ord. 08-06 § 1, 2008; Ord. 15-09 § 4, 2015; Ord. 14-05 §§ 1, 2, 2014)

§ 17.02.016 I – Industrial zone.

A. Purpose. The purpose of the I industrial zone is to encourage appropriate industrial development by providing areas exclusively for such development subject to regulations necessary to ensure the protection of adjoining uses.

B. General Requirements.

1. All uses are subject to the provisions of this title.

2. Animals. No person, whether owner or occupant, shall permit animals to reside, be placed on or located on property or in structures which are subject to this section, except as otherwise provided in this section.

3. Zoning Clearance Required. Zoning clearances are required for all uses requiring a building permit, subject to the requirements of HMC § 17.04.052. Administrative permits or conditional use permits may also be required subject to the requirements of this title.

4. Allowed Uses. The uses allowed in industrial districts shall be as provided in Table 17.02.032.

5. Development Standards. The development standards for industrial districts shall be as provided in Table 17.02.012, as well as subsection C of this section.

C. Performance Standards.

1. Front landscaping area shall extend to the valley gutter.

2. A conditional use permit shall be required for assembly, fabricating, manufacturing, processing or storage of goods, materials or products in buildings or enclosed yards which may create dust, fumes, noise, odors, smoke or vibration in volumes to be offensive or objectionable beyond the premises.

3. Outside storage of solid wastes and containers for solid waste, containers, merchandise, or other items or goods awaiting pickup, sale, or other disposition shall be prohibited except when screened to the satisfaction of the commission.

4. Landscaping improvements shall be as required in HMC § 17.03.048.

D. Height Exception. The planning commission may approve a structure in the industrial zoning district that exceeds the maximum permitted building height as identified in Table 17.02.012 if the following findings can be made:

1. The proposed project is consistent with the general plan, any applicable specific plans and this chapter of the Hughson Municipal Code.

2. The height exception does not adversely impact adjacent properties, the immediate neighborhood or the community in whole.

3. The height exception is necessary to accommodate a new use or the expansion or modification of an existing use.

(Ord. 08-06 § 1, 2008)

§ 17.02.020 Public use zones.

A. General Requirements.

1. All uses are subject to the provisions of this title.

2. Animals. No person, whether owner or occupant, shall permit animals, except household pets as defined in Chapter 8.08 HMC, to reside, be placed on, or located on property or in structures which are subject to this section, except as otherwise provided in this section.

3. Zoning Clearance Required. Zoning clearances are required for all uses requiring a building permit, subject to the requirements of HMC § 17.04.052. Administrative permits or conditional use permits may also be required subject to the requirements of this title.

4. Allowed Uses. The uses allowed in public use districts shall be as provided in Table 17.02.032.

5. Development Standards. The development standards for public use districts shall be as provided in Table 17.02.020, and in subsections B and C of this section.

B. P – Public Facilities. The public facilities zoning district is intended to provide land area for governmental, public, public utility and educational facilities of a public and quasi-public nature. It is intended to provide flexibility for government agencies to provide adequate services to the people of the city of Hughson.

1. Neighborhood Compatibility. All structures shall be designed to be compatible with neighboring uses.

C. O-S – Open Space. The purpose of the O-S zone is to preserve open space recreation areas, areas of historical and cultural value, areas devoted to the enjoyment of scenic beauty and conservation of natural resources, and landscaped areas. Such open space areas may be for active or passive use, may be targeted to both local and regional users, and may include both public and private facilities.

(08-06 § 1, 2008; Ord. 15-09 § 5, 2015)

§ 17.02.024 Specific plan zone.

A. Purpose. The purpose of the S-P zone is to identify those areas within the city's adopted sphere of influence where a specific plan will need to be prepared in advance of annexation into the city. The permitted land uses are intended to remain in effect until a specific plan is adopted and the area included in the specific plan is annexed into the city with specified zoning districts. Once annexed into the city, the S-P zone designates areas subject to an adopted specific plan. The specific plan will determine appropriate zoning.

B. General Requirements.

1. All uses are subject to the provisions of this title.

2. Allowed Uses and Development Standards. Development and land uses in the specific plan district shall be limited to uses as specified in the R-A zone.

3. Specific Plan Required Prior to Annexation. A specific plan is required for properties in this district prior to annexation. The specific plan shall be prepared as provided by HMC § 17.04.040 except for the following:

a. It shall include a plan for annexation following the processes provided by HMC § 17.04.048(D) and (E).

b. It shall indicate the zoning districts to be in effect upon annexation of the properties within the plan area. They may do this in one of two ways:

i. By assigning each parcel within the specific plan area to a zoning district from this title.

ii. By assigning development standards to each parcel that provide information equivalent to the development standards in this title and to the satisfaction of the city council.

Table 17.02.020 Development Standards for Public Use and Open Space Zones
Development Feature	Requirements by Zoning District		Related Regulations
	P	O-S
Intensity (floor area ratio)	No maximum	0.1
Setbacks (feet)
Front	Same as adjacent zone; most restrictive applies if adjacent to more than one zone.	35	See HMC § 17.03.020(C) and (D) for exceptions.
Side(s)		10
Street side of corner lot		20
Rear		40
Maximum height (feet)	Same as adjacent zone; most restrictive applies if adjacent to more than one zone.	30	See HMC § 17.03.020(B) for exceptions.
Signs	See HMC § 17.03.080
Parking	See HMC § 17.03.060
Landscaping	See HMC § 17.03.048
Lighting	See HMC § 17.03.056

(Ord. 08-06 § 1, 2008)

§ 17.02.028 Planned development overlay zone.

A. Purpose. The purpose of the P-D planned development overlay zone is to encourage a creative and more efficient approach to the use of land and to provide for greater flexibility in the design of integrated developments than otherwise possible through strict application of zoning regulations.

B. Location. The P-D overlay zone may be applied to parcels of land of any size in any zone that are found by the planning commission to be suitable for the proposed development.

C. Permitted Uses. The permitted uses of land in a P-D zone shall be any use or combination of uses and densities shown on the approved development plan which are so arranged and designed to provide a development which is in conformity with the general plan and which is consistent with the requirements of this title. Additional residential density may be approved through the planned development process, but total additional density allowed by this section and the required density bonuses provided in HMC § 17.03.016 shall not total more than 35 percent of the base density allowed by the underlying residential or commercial zoning designation.

D. Development Standards. All uses shall conform to the area, heights, lot width and yard regulations required in the underlying zone except where the planning commission finds that the total development will be improved by a deviation from such regulations. Maximum increased density shall not exceed 25 percent of the standard density permitted in the zone, except as otherwise permitted by state law.

E. Application Requirements.

1. Procedure. An application for the establishment of a P-D overlay zone shall also include an application for a conditional use permit for all proposed developments within the zone. The conditional use permit application shall be considered concurrently with the zoning request and shall be approved subject to the approval of the zoning request. An additional conditional use permit filing fee shall not be required in such event and the combined application shall be processed pursuant to the provisions of HMC § 17.04.048.

2. Submittals. The application shall include the information deemed necessary by the planning officer.

F. Standards and Criteria. The following typical kinds of deviations from the standards applying to the underlying zone may be approved by the planning commission if one or more of the findings in subsection G of this section can be made:

1. Mixed uses (residential/nonresidential) and mixtures of housing types when compatible with each other and the surrounding properties.

2. Increased densities, off-street parking, setback and sign variations.

G. Required Findings. The planning commission must find that any proposed development plan containing any modification in or deviations from the standards required in the underlying zone will result in an improved project which is consistent with the general plan, including at least one of the following findings:

1. Larger and more desirable open space is being provided, other than that required for public facilities such as storm drain retention basins.

2. Housing for very-low-income, lower-income, moderate-income and senior households is provided that meets the affordability requirements and development standards found in HMC § 17.03.016.

3. The project will provide for a greater diversity of housing types including duplex and multifamily residences.

4. Provision of infrastructure or land for the provision of needed public facilities approved by the city council beyond what would have been required for the development under the site's underlying zoning district(s).

(Ord. 08-06 § 1, 2008)

§ 17.02.032 Uses allowed in each district.

The uses permitted in each district are as described in this title and in Table 17.02.032.

Table 17.02.032 Allowed Uses in Zoning Districts
	R-1	R-2	R-3	R-A	C-1	C-2	C-3	I	P	O-S	S-P	Related Regulations
Residential
Single-family dwellings	P	P	P	P	–	–	–	–	–	–	*
Duplexes	P	P	P	–	–	–	–	–	–	–	*	HMC 17.02.008
Multiple-family dwellings	–	P	P	–	–	C	–	–	–	–	*	HMC 17.02.008
Secondary dwelling unit	P	P	P	P	–	–	–	–	–	–	*	HMC 17.03.072
Guest houses	C	C	C	C	–	–	–	–	–	–	*	HMC 17.03.004
Boarding and rooming houses	–	–	C	–	–	C	–	–	–	–	*
Emergency housing	–	–	P	–	–	–	–	C	–	–	*
Transitional housing	P	P	P	P	–	–	–	C	–	–	*
Home day care, small	P	P	P	P	–	P	–	–	–	–	*	HMC 17.03.044(G)
Home day care, large	A	A	A	A	–	C	–	–	–	–	*	HMC 17.03.044(G)
Residential care homes	C	C	C	C	–	–	–	–	–	–	*
Nursing and convalescent homes	–	–	C	–	–	C	–	–	–	–	*
Low-impact home occupations	P	P	P	P	–	–	–	–	–	–	*	HMC 17.03.044
Moderate-impact home occupations	A	A	A	A	–	–	–	–	–	–	*	HMC 17.03.044
Mobile home parks	C	C	C	C	–	–	–	–	–	–	*	HMC 17.03.052
Mobile home supplemental housing	C	C	C	C	–	–	–	–	–	–	*	HMC 17.03.052
Mobile homes on permanent foundations	P	P	P	P	–	–	–	–	–	–	*	HMC 17.03.052
Temporary real estate office	A	A	A	A	A	A	A	A	–	–	*	HMC 17.03.088
Temporary RV	A	A	A	A	A	A	A	A	A	A	*	HMC 17.03.052
Accessory buildings and uses	P	P	P	P	P	P	P	P	P	P	*	HMC 17.03.004
Cultivation of marijuana	P	P	P	P	–	–	–	–	–	–	–
Public Assembly
Commercial recreational facility – indoor, 10,000 square feet or less of gross floor area	–	–	–	–	C	P	P	C	–	–	*
Commercial recreational facility – indoor, more than 10,000 square feet of gross floor area	–	–	–	–	–	C	C	C	–	–	*
Commercial recreational facility – outdoor	–	–	–	–	–	C	C	C	–	–	*
Gym	–	–	–	–	C	P	P	C	–	–	*
Instructional or production studio	–	–	–	–	P	P	P	P	–	–	*
Library or museum	P	P	P	P	P	C	C	C	P	P	*
Meeting facility – 10,000 square feet or less of gross floor area	C	C	C	C	C	C	C	C	–	–	*
Meeting facility – more than 10,000 square feet of gross floor area	C	C	C	C	–	C	C	C	–	–	*
Park or playground	P	P	P	P	P	P	P	C	P	P	*
Restaurant or cafe – New	–	–	–	–	P	P	P	A	–	–	*
Restaurant or cafe – Conversion of existing or previously existing other use	–	–	–	–	A	A	A	A	–	–	*
School, private	C	C	C	C	–	C	–	–	–	–	*
School, public	P	P	P	P	P	P	P	P	P	–	*
University, college, post-high school educational facility, private	–	–	–	–	–	C	C	–	–	–	*
University, college, post-high school educational facility, public	P	P	P	P	P	P	P	P	P	–	*
Retail
Adult-oriented business	–	–	–	–	–	–	–	C	–	–	*	HMC 17.03.008
Alcoholic beverage sales	–	–	–	–	C	C	C	–	–	–	*
Building supply	–	–	–	–	–	P	P	P	–	–	*
Carnivals, circuses, fairs, races, concerts, bazaars, farmers' markets and similar events, for a maximum of five days in any 30-day period	A	A	A	A	A	A	A	A	A	A	*	HMC 17.03.088
Drive-through establishment	–	–	–	–	C	C	C	C	–	–	*
Equipment and machinery sales or rental	–	–	–	–	–	C	C	P	–	–	*
Food and beverage sales – 10,000 square feet or less of gross floor area	–	–	–	–	P	P	P	A	–	–	*
Food and beverage sales – more than 10,000 square feet of gross floor area	–	–	–	–	C	P	P	C	–	–	*
Home and garden supply – 10,000 square feet or less of gross floor area	–	–	–	–	P	P	P	A	–	–	*
Home and garden supply – more than 10,000 square feet of gross floor area	–	–	–	–	C	P	P	C	–	–	*
General retail – 10,000 square feet or less of gross floor area	–	–	–	–	P	P	P	A	–	–	*
General retail – more than 10,000 square feet of gross floor area	–	–	–	–	C	P	P	C	–	–	*
Seasonal holiday products	–	–	–	–	A	A	A	A	–	–	*	HMC 17.03.088
Service station	–	–	–	–	–	C	C	C	–	–	*
Shopping center	–	–	–	–	C	C	C	–	–	–	*
Smoke shop	–	–	–	–	–	C	C	C	–	–	–
Temporary retail	–	–	–	–	A	A	A	–	–	–	*	HMC 17.03.088
Vehicle sales – automobile, new	–	–	–	–	–	C	P	–	–	–	*
Vehicle sales – all other	–	–	–	–	–	–	C	–	–	–	*
Services
Animal keeping	–	–	–	A	A	A	A	C	–	–	*	Chapter 6.24
Bank or financial service	–	–	–	–	P	P	P	–	–	–	*
Bed and breakfast	–	–	–	C	C	C	C	–	–	–	*
Business support service	–	–	–	–	P	P	P	–	–	–	*
Car wash	–	–	–	–	A	A	A	A	–	–	*
Catering service	–	–	–	–	P	P	P	C	–	–	*
Child day care – nonresidential	–	–	–	–	C	C	C	–	–	–	*
Collection facility, small	–	–	–	–	A	A	A	–	–	–	*	HMC 17.02.012(G)
Hospital	–	–	–	–	–	C	C	–	–	–	*
Hotel or motel	–	–	–	–	C	P	P	–	–	–	*
Mortuary	–	–	–	–	C	C	C	–	–	–	*
Office – professional	–	–	–	–	P	P	P	A	–	–	*
Office – all other	–	–	–	–	P	P	P	A	–	–	*
Personal services – low-impact	–	–	–	–	P	P	P	–	–	–	*
Personal services – moderate-impact	–	–	–	–	C	C	C	–	–	–	*
Manufacturing, Wholesale, Repair and Storage
Food or beverage production	–	–	–	–	–	–	C	P	–	–	*
Manufacturing – 20,000 square feet or less of gross floor area	–	–	–	–	–	–	C	P	–	–	*
Manufacturing – more than 20,000 square feet of gross floor area	–	–	–	–	–	–	C	C	–	–	*
Metalwork – 20,000 square feet or less of gross floor area	–	–	–	–	–	–	C	P	–	–	*
Metalwork – more than 20,000 square feet of gross floor area	–	–	–	–	–	–	C	C	–	–	*
Repair service – 20,000 square feet or less of gross floor area	–	–	–	–	C	C	P	P	–	–	*
Repair service – more than 20,000 square feet of gross floor area	–	–	–	–	–	C	C	C	–	–	*
Research laboratories	–	–	–	–	–	C	C	P	–	–	*
Warehousing**	–	–	–	–	–	–	C	P	–	–	*
Wholesaling and distribution	–	–	–	–	–	–	–	P	–	–	*
Transportation and Infrastructure
Cemetery	–	–	–	–	–	–	–	–	C	–	*
Government facility	C	C	C	C	C	C	C	C	P	–	*
Parking garage or lot as primary use	–	–	–	–	–	C	C	C	–	–	*
Public safety facility	C	C	C	C	C	C	C	C	P	–	*
Utility building or substation	C	C	C	C	C	C	C	C	P	–	*
Public vehicle depot	C	C	C	C	C	C	C	C	P	–	*

Kay:
P	Permitted use, subject to zoning clearance.
C	Conditional use permit required.
A	Administrative permit required.
*	To be determined during the specific plan process (HMC § 17.02.024).
**	Requires CUP in all zones if warehousing is unrelated to primary retail use.
–	Not permitted.

(Ord. 08-06 § 1, 2008; Ord. 15-08 § 4, 2015; Ord. 17-01 § 1, 2017; Ord. 24-02 § 3, 2024)