(A) The intent of the C-1 and C-2 districts is to provide for commercial development that is compatible with other land uses and will conveniently and effectively serve the needs of the people. The objective is to encourage commercial services to meet the needs of rural citizens as well as the needs of the weekend or recreational uses.
(B) Commercial Thoroughfare (C-1) District — Intent. The C-1 district implements the commercial thoroughfare land use designation of the general plan, which seeks to:
“… provide commercial services for motorists near highway interchanges, along thoroughfares, and near Federal, State, and regional parks, and other tourist attractions to capture pass-through traffic, and to allow for commercial uses that serve the agricultural and rural unincorporated community. These uses could include small shopping centers, truck and automobile stations, and tourist-serving commercial uses.”
The purpose of this designation is to provide areas that function as destinations for commercial activity serving the regional population. This designation intends to accommodate the location of such commercial uses at key intersections along Interstate 101 and other major State Routes. These uses could include shopping centers, truck and automobile stations, tourist-serving commercial uses, and hotels/motels.”
(1) The C-1 zoning district allows the establishment of businesses offering accommodations, supplies or services especially to motorists, and for certain uses such as commercial amusement and specialized automotive and related sales and service establishments which serve persons coming to them from large trading areas by automobile.
(2) These uses ordinarily do not seek locations in shopping centers, and therefore, must be provided at independent locations. The C-1 district, when appropriate, will be located along major thoroughfares. Special development standards are incorporated in the district regulations in order to provide for orderly development and to minimize traffic hazards.
(3) The following regulations apply to every lot and building site in a C-1 district, except where modified by a combining zone.
(C) Neighborhood Commercial (C-2) District — Intent. The C-2 district implements the commercial neighborhood land use designation of the general plan, which seeks to:
“… provide convenience goods within or near communities or other concentrations of population. This designation intends to reduce unnecessary vehicular trips to commercial centers in the cities of Hollister and San Juan Bautista and outlying cities in other counties, encouraging a focus on local businesses, with a destination retailer or restaurant. This designation also allows mixed-use developments that could include residential, retail, and office uses.”
(1) The C-2 zoning district is specifically intended to establish and provide centers for convenient shopping to residential neighborhoods.
(2) The following regulations apply to every lot and building site in a C-2 district, except where modified by a combining zone.
(D) C-1 and C-2 permitted uses. The table below designates uses are permitted, administratively permitted, conditionally permitted, or prohibited in C-1 and C-2 districts.
Land Use Regulations - Commercial Zones
“P”= Permitted Use “A”= Administrative Use Permit Required “C”= Conditional Use Permit Required “—” = Use Not Allowed All new structures require review, per Chapter 25.02 of this code | |||
Land Use Classification | Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | Additional Regulations |
Agricultural Uses | |||
Commercial agriculture as defined in Glossary | P | P | |
Future Farmers of America/4-H projects | — | P | Must be conducted by occupants of premises. Projects involving crowing fowl require crowing fowl affidavit |
Hobby/personal agriculture | — | P | |
Grazing | P | P | |
Plant nursery, wholesale only | P | P | |
Small livestock farming | P | P | One adult animal per acre (see Chapter 25.08) |
Residential Uses | |||
Single-family dwelling | — | C | One per lot or parcel |
Tiny homes | — | C | See § 25.08.029 for tiny homes standards |
Accessory dwelling unit | — | P | Per accessory dwelling unit regulations in § 25.08.002 |
Caretaker unit | P | P | |
Duplex or two-family dwelling | — | C | |
Multiple-family dwellings, condominiums and apartments | — | C | Per general plan density |
Transitional and supportive housing | — | P | |
Land Use Classification | Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | Additional Regulations |
Land Use Classification | Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | Additional Regulations |
Commercial Uses | |||
Alcohol sale for on-site or off-site consumption | P | P | |
Automotive/vehicle related uses (see Glossary) | A | — | |
Automobile service stations and car washes (full service and self service) | C | C | |
Commercial entertainment and amusement establishments | C | — | |
Custom clothing retail and tailoring services | — | P | |
Drive-through restaurants | C | — | |
Drugstore/pharmacy | — | A | |
Eating and drinking establishments, including nightclubs | C | — | |
Farm equipment sales with accessory repairs and services | A | — | |
Sale of fruit and vegetable in a roadside stand | A | — | |
Greenhouse, plant nursery, including sales of garden hardware | A | — | |
Home improvement stores | C | — | |
House trailer sales and rentals | A | — | |
Mobile home parks | — | C | |
Motels and hotels | C | — | |
Outdoor display and sale of merchandise, permanent | A | A | |
Outdoor display and sale of merchandise, temporary | Requires temporary use permit | ||
Outdoor storage of materials | — | — | |
Restaurant | P | P | |
Land Use Classification | Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | Additional Regulations |
Land Use Classification | Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | Additional Regulations |
Retail business establishments, small scale | P | P | |
Retail business establishments, large scale | C | — | |
Secondhand sales (auction shop, merchandise liquidator, surplus or salvage outlet or store, secondhand store or close-out store or other business of a similar type or nature) | C | — | |
Trailer rentals (U-Haul type) | A | — | |
Truck stops/travel plazas | C | — | |
Personal Service Uses | |||
Bank | P | P | |
Personal services, excluding massage parlors | P | P | |
Retail clothes cleaning, dry cleaning, or laundry, including self-service laundromat | P | P | |
Office, business or professional (including medical/dental) | P | P | |
Veterinary hospitals and pet clinics | C | — | |
Undertaking establishments, funeral homes, mortuaries | C | — | |
Other Uses | |||
Assembly uses, including places of worship, private clubs, fraternity/sorority houses, senior centers | — | C | |
Bus stops, park and ride lots, transit stops | P | P | |
Day care, small family | P | P | |
Day care, large family | A | A | |
Day care center | C | C | |
Educational institution, private | — | C | Public schools are not regulated by this title |
Land Use Classification | Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | Additional Regulations |
Land Use Classification | Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | Additional Regulations |
Hospital | — | C | |
Library or museum or information center not operated by a governmental entity | — | C | Publicly operated libraries and museums are not regulated by this title |
Microwave, radio and television transmission and/or relay structures | C | C | Facilities regulated by the PUC are not regulated by this title |
Outdoor recreation and/or education | C | — | |
Private enterprise performing governmental functions | — | C | |
Privately operated swimming pool | — | C | Publicly operated pools are not regulated by this title |
Recreation trailer parks | C | C | |
Recycling collection facilities | P | P | Minor development plan review required. In C-1, limited to 200SF of outside storage. No outside storage in C-2 |
Recycling equipment to briquette, shred, transform or otherwise process recyclable materials | C | C | See Chapter 25.08 |
Recycling processing facilities | — | — | |
Unmanned aircraft takeoff and landing facilities | C | — | |
Railway stations, multi-modal transit centers | C | C | |
Accessory/incidental uses | Regulated as a use per this table. Administrative use permit or conditional use permit required if shown in the table above. | ||
*Similar uses | See “Interpretations” in Chapter 25.01 | ||
(E) Commercial district development standards. The table below establishes the basic development standards for the C-1 and C-2 zones.
Development Standards - Commercial Zones
Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) |
Commercial Thoroughfare (C-1) | Neighborhood Commercial (C-2) | |
Density and Lot Requirements | ||
Density (units/acre) | N/A | 20 dwelling units per acre |
Minimum lot size (square feet) | 20,000 | 20,000 |
Building Form and Location | ||
Floor area ratio (FAR) | 0.8 | 0.8 |
Maximum height (feet) | 35 | 35 feet or more as determined by the Planning Commission as part of development plan review |
Maximum lot coverage | 40% | 50% |
Front setback | 10 feet or as determined by the Planning Commission as part of development plan review | 10 feet or as determined by the Planning Commission as part of development plan review |
Side setback (each side) 1, 2 | 0 unless required by Planning Commission, then a minimum of 10 feet, or 10 feet when adjacent to a residential zone | Same as most restrictive adjacent zone |
Rear setback 1, 2 | 0 unless required by the Planning Commission, then a minimum of 10 feet, or 10 feet when adjacent to a residential zone | Same as most restrictive adjacent zone |
1. In C-1 zone - in state responsibility area, a vegetation clearance easement may be required for defensible space for firefighting, see County Fire Department. | ||
2. In C-1 zone - a commercial use abutting a residential use shall provide a ten- foot screened and landscaped setback buffer. Walls shall be not less than five feet nor more than eight feet in height. | ||
(Ord. 1043 § 3 (part), 2022)