The specific purpose of the “Agricultural/Rural/Conservation” Districts is to preserve agricultural and resource conservation areas while providing opportunities for rural living.

Additional purposes of each “Agriculture/Rural/Conservation” District:

   AC Agricultural/Conservation. To preserve agricultural and resource conservation areas. Incidental residential uses with septic systems are allowed. Industrial gravel and aggregate mining are allowed in areas classified by the State as Mineral Resource Zones. Clustered development is encouraged.

   RR Rural Residential. To provide opportunities for rural living on 2.5 acre or larger lots. This district serves as a transition between agriculture/open space and more intensive urban uses and helps define the limits of urban development. Clustered development is encouraged, and smaller lots may be allowed, provided that the overall density does not exceed 0.2 units per acre, with lower limits applying in the Hillside Development Zone. (Ord. 1866, 11-19-2019)

Table 200.02 below prescribes the land use regulations for “Agricultural/Rural/Conservation” Districts. The regulations for each district are established by letter designations as follows:

   “P” designates permitted uses.

   “C” designates use classifications that are permitted after review and approval of a Conditional Use Permit by the City Council.

   “M” designates use classifications that are permitted after review and approval of a Minor Conditional Use Permit by the City Council.

    “(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

   “-“ designates uses that are not permitted.

Use classifications are defined in Chapter 701, Use Classifications. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and sub-classifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right hand column refer to other sections of this Chapter.

 

Specific Limitations:

   (1)   Limited to no more than two rooms in a dwelling rented to not more than a total of four persons and meals are not provided to more than four boarders.

   (2)   Limited to 4-H and FFA projects, recognized youth organizations, school projects, and other similar projects when conducted in compliance with the public health and animal laws of the City and to the keeping of bovine animals, horses and other equine animals, sheep and goats on lots 20,000 sq ft or more. The shelter for such animals shall not be closer than 50 feet to any residences.

   (3)   In areas designated as Mineral Resource Zones in the General Plan.

   (4)   For agricultural employees, when located on farms or ranches containing more than 10 acres. Such dwellings shall be a permanent structure.

(Ord. 1866, 11-19-2019; amd. Ord. 1909, 1-21-2025)

Table 200.03 prescribes the development standards for “Agricultural/Rural/Conservation” Districts. Additional regulations are denoted in the right hand column. Section numbers in this column refer to other sections of this Chapter, while individual letters refer to subsections that directly follow the table.

 

Additional Development Regulations:

   (a)   Reduced Lot Area, Width, and Depth. Reduced lot area, width, and depth are allowed with cluster development provided the overall maximum density does not exceed the standard. Deed restrictions shall be filed on each property to ensure the overall maximum density is not exceeded through future subdivision or development.

   (b)   Narrow Lots. For lots less than one hundred (100) feet in width, each side yard shall be a minimum of ten (10) percent of the lot width, or five (5) feet, whichever is greater.

   (c)   Coverage Exception. Greater coverage on individual lots may be allowed with clustered development provided the overall site coverage of the entire development does not exceed the standard.

   (Ord. 1866, 11-19-2019)

The specific purposes of the “Residential” Districts are to:

   A.   Maintain and enhance the city’s neighborhoods.

   B.   Ensure the provision of services and facilities needed to accommodate planned population densities.

   C.   Provide a basis for the evaluation of development proposals for appropriate densities within the given ranges.

   D.   Implement and provide appropriate regulations for General Plan classifications of “Very Low Density Residential”, “Low Density Residential”, “Low-Medium Density Residential”, “Medium Density Residential”, and “High Density Residential”.

Additional purposes of each “Residential” District:

   RS-1 Very Low Density Residential. To provide areas for large lot or executive home single-family subdivisions with a maximum residential density is 3.1 units per net acre. This district also allows for limited uses such as day care homes and religious facilities that are appropriate in a very low density residential environment.

   RS-2 Low Density Residential. To provide areas for attached or detached single family homes with a maximum residential density of 7.5 units per net acre. This district also allows for limited uses such as day care homes, parks, and religious facilities that are appropriate in a low density residential environment.

   RM-1 Low-Medium Density Residential. To accommodate low-medium densities and more varied forms of residential development, including small-lot single-family homes, detached zero lot line developments, duplexes, townhouses, and garden apartments with a maximum residential density of 11.3 units per net acre This district also allows for limited uses such as day care homes, parks, schools and religious facilities that are appropriate in a low-medium density residential environment. This district provides for a transition from lower-density residential neighborhoods to medium-density multi-family areas.

   RM-2 Medium Density Residential. To accommodate a variety of housing types, such as small-lot single-family homes, detached zero lot line developments, duplexes, townhouses, and garden apartments with a maximum residential density of 15.0 units per net acre. This district is intended to be located closer to community and retail services, mixed use areas, parks, and areas where greater access can be provided. In addition to residential uses, this district allows for a variety of public and semi-public uses such as cultural institutions and religious facilities that are appropriate in a medium-density residential environment. This district provides for a transition from lower-density residential neighborhoods to higher-density multi-family development and commercial areas.

   RM-3 High Density Residential. This classification is intended to accommodate attached homes, two- to four-plexes, and apartment buildings with a maximum residential density 30.5 units per net acre. This district allows for a variety of public and semi-public uses such as clubs and lodges, cultural institutions, and religious facilities that are appropriate in a high-density residential environment. (Ord. 1866, 11-19-2019; amd. Ord. 1917, 10-7-2025)

Table 201.02 below prescribes the land use regulations for “Residential” Districts. The regulations for each district are established by letter designations as follows:

   “P” designates permitted uses.

   “C” designates use classifications that are permitted after review and approval of a Conditional Use Permit by the City Council.

   “M” designates use classifications that are permitted after review and approval of a Minor Conditional Use Permit by the City Council.

    “(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

   “-“ designates uses that are not permitted.

Use classifications are defined in Chapter 701, Use Classifications. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and sub-classifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right hand column refer to other sections of this Chapter.

 

Specific Limitations:

   (1)   Limited to no more than two rooms in a dwelling rented to not more than a total of four persons and meals are not provided to more than four boarders.

   (2)   Limited to sites with a minimum gross site area of 10 acres.

   (3)   Limited to a restaurant or café/coffee shop accessory to a mobile home court or a private club or lodge when such use has no direct access off a public street and accommodates only residents, members, or their guests.

   (4)   Permitted in conjunction with an existing public and institutional use.

   (5)   Limited to small-lot subdivisions. Stand alone single-family dwellings are not permitted.

(Ord. 1866, 11-19-2019; amd. Ord. 1908, 11-19-2024)

Table 201.03 prescribes the development standards for Residential Districts. Additional regulations are denoted in the right hand column. Section numbers in this column refer to other sections of this Chapter, while individual letters refer to subsections that directly follow the table.

 

Additional Development Regulations:

   (a)   Transitional Standards. Where a site is adjacent to an RS-1, RS-2, or RM-1 district, the following standards apply:

      (1)   The maximum height within forty (40) feet of an RS-1, RS-2, or RM-1 district boundary is thirty-five (35) feet. The maximum height within fifty (50) feet of an RS-1, RS-2, or RM-1 district boundary is forty (40) feet.

      (2)   Buildings exceeding thirty (30) feet in height must be set back or stepped back one (1) foot from the required interior side and rear setback lines for every foot of height above thirty (30) feet.

   (b)   Front Yards. Where more than sixty (60) percent of such portion of the lineal frontage of lots improved with residential buildings within any block is comprised of lots with less than the minimum front yard requirement, then the minimum front yard requirement for other residential buildings in such block may be reduced to the average of the actual front yards of all of the lots in such block with existing residential buildings, counting those which have front yards of greater depth than the minimum requirement.

   (c)   Existing Structures. When the existing side yard setback is less than required in this Chapter, additions to such structures may conform to the existing setback, provided that the addition does not encroach closer to the property line than the existing structure.

   (d)   Attached Single-Family Dwellings. Required setbacks apply to the ends of rows of attached single-family dwellings.

   (e)   Street Side Yard - Reversed Corner Lots. Reversed corner lots shall have a minimum street side yard width of twelve (12) feet. No accessory structure shall project beyond the extension of the required front yard line of the lot in the rear (key lot).

   (f)   Increased Yard for Certain Institutional Uses. Any building erected or used for a school, government, or other institutional use mentioned elsewhere in this Chapter, shall be located at least fifteen (15) feet from an RS district, notwithstanding any lesser requirement in the district where located, provided such building shall not be required to be located more than five (5) feet from any lot line adjacent to any alley. The City Council may waive this requirement for accessory buildings to provide reasonable accommodation.

   (g)   Minimum Courtyard Dimensions. Courtyards surrounded by building walls on three (3) sides shall have a minimum dimension of twenty (20) feet.

   (h)   Driveways Accessing a Major Thoroughfare. Properties accessing a collector or arterial street shall be developed in such a way as to provide an on-site turnaround to prevent vehicles from backing onto the public right of way. Design of said driveway requires approval of the City Engineer.

(Ord. 1866, 11-19-2019; amd. Ord. 1917, 10-7-2025)

   A.   Residential Single-Family Development. Residential single-family structures shall be developed in accordance with the following standards.

      1.   Garage Frontage and Location:

         a.   Where garage doors face a street, garage width shall not exceed fifty (50) percent of the width of the front facade of the building for a two car garage home, or seventy (70) percent for a three car garage. Maximum of three (3) garage doors may face a street.

         b.   Where garage doors face the interior of the lot (i.e. a side loading garage) the face of the door shall be setback at least twenty-five (25) feet from the side lot line. The front setback for such a garage is no less than fifteen (15) feet.

         c.   Garages with three (3) or more doors, at least one (1) garage front must be separated from the remaining garage fronts by at least two (2) feet.

      2.   Architectural Articulation. On all facades that face a street, at least two architectural articulations are required, such as window trim, window recesses, shutters, window boxes, bay windows, cornices, changes in material (i.e. stone veneer), larger than normal porch, decorative garage windows, or two other projections or recesses in a pattern that creates architectural interest across the length of the face as determined by the Zoning Administrator.

      3.   Width. All residential structures shall have a minimum width of twenty (20) feet.

      4.   Two-story Dwellings. Two-story dwellings shall include windows on the facade facing the street. No second-story street-facing wall shall run in a continuous plane of more than twenty (20) feet without a window or a projection, offset, or recess of the building wall at least one (1) foot in depth.

   B.   Residential Multi-Family Development. Each multiple family residential project with two (2) or more dwelling units on a single lot shall be developed in accordance with the following standards.

      1.   Parking and Garage Frontage Limitation. The total frontage of parking areas visible from the street (excluding alleys), including open parking, carports, and garages, but excluding underground parking and parking located behind buildings, shall not exceed thirty (30) percent of the lot frontage. The Zoning Administrator may approve a modification to this standard where existing development patterns or topographic features make it infeasible to limit parking and garage frontage to thirty (30) percent of lot frontage. Parking areas not visible from the street are not subject to this limitation.

      2.   Building Entrances:

         a.   Orientation. Developments shall relate directly to the adjacent street, and present a pedestrian scaled entry with a residential character.

         b.   Projection or Recess. Building entrances must have a roofed projection (such as a porch) or recess with a minimum depth of at least five (5) feet and minimum area of fifty (50) square feet. Alternative designs that create an enhanced entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved.

      3.   Architectural Articulation. All multiple-family residential buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance. Building facades shall be articulated to give the appearance of a collection of smaller structures. This requirement shall be met by using two (2) or more of the following methods.

         a.   Facade Articulation. All street-facing facades have at least one (1) horizontal or vertical projection or recess at least four (4) feet in depth, or two (2) projections or recesses at least two and one-half (2.5) feet in depth, for every twenty-five (25) horizontal feet of wall. If located on a building with two (2) or more stories, the articulated elements must be greater than one (1) story in height, and may be grouped rather than evenly spaced in twenty-five (25) foot modules. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

         b.   Variable Roof Form. Variable roof forms incorporated into the building design, and no more than two (2) side-by-side units may be covered by one (1) unarticulated roof. Articulations may be accomplished by changing roof height, offsets, and direction of slope, and by introducing elements such as dormers, towers, or parapets.

         c.   Facade Detailing and Materials. All visible building facades incorporate details, such as window trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

         d.   Scale. The scale of a multi-family development shall be considered within the context of its surroundings.

         e.   Use of Balconies, Bay Windows, and Other Such Projections or Recesses. The building incorporates balconies, bay windows, entry porches or other projections and recesses in a pattern that creates architectural interest across the length of the facade.

      4.   Open Space. Private and common areas shall be provided in accordance with this section. Private areas typically consist of balconies, decks, patios, and fenced yards. Common areas typically consist of landscaped areas, patios, swimming pools, barbeque areas, playgrounds, trees, bushes, groundcover, and turf. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas with the types of attributes described above.

         a.   Minimum Dimensions. Open space shall have the following minimum dimensions in order to count towards open space requirements:

            (1)   Open space located on the ground level (e.g., yards, decks, patios): ten (10) feet.

            (2)   Open space located above ground level (e.g., balconies): five (5) feet.

         b.   Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface shall be a combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. Slope shall not exceed ten (10) percent.

         c.   Accessibility.

            (1)   Private Open Space. The space shall be accessible to only one (1) residential unit by a doorway to a habitable room or hallway.

            (2)   Common Open Space. The space shall be accessible to all the residential units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room.

      5.   Walkways. Walkways shall link the residential units to the public right-of-way and with recreational and other internal facilities as well as with other residential units.

      6.   Storage Areas. Each unit shall have a minimum of eighty (80) cubic feet of individual, locked storage space, accessible from outside the unit. Such area may be accessible from the private open space area for the unit, near required parking, or adjacent to or within other common areas of the development.

   C.   Reduced Minimum Lot Size, Width, and Depth. Smaller lots with a minimum area of three thousand (3,000) square feet, a minimum lot width of thirty-five (35) feet, and a minimum lot depth of sixty (60) feet may be approved with a Conditional Use Permit when the City Council finds that the lot size and configuration are consistent with the General Plan and will not adversely affect adjoining uses. All such projects are subject to the following standards:

      1.   Development Design Elements. The following required elements and the specified number of optional elements shall be provided in addition to the open space requirements listed below.

         a.   Required Elements. All of the following elements shall be provided.

            (1)   Street Trees. Fifteen gallon shade trees shall be planted at least thirty (30) feet on center along all sidewalks. Tree guards shall be provided.

            (2)   Variety of Lot Widths. A variety of lot widths shall be provided to accommodate a variety of home styles, setbacks, and garage placements. At least thirty (30 percent of the lots shall vary from the “typical” (mode) lot width in the development by at least twenty (20) percent.

         b.   Optional Elements. At least two (2) of the following elements shall be provided.

            (1)   Traffic Calming. The development shall include streetscape improvements, such as roundabouts, neck downs, curb bulbs, or similar traffic-calming techniques. Provisions shall be included for the private maintenance of such facilities by a homeowners association or other body or a local assessment district established by the developer.

            (2)   Parkland and Open Space. The development shall include privately maintained park or common open space at least thirty (30) percent greater in area than the minimum required. (See subsection three (3) below for required open space area.)

            (3)   Variable Front Yards. No more than fifty (50) percent of homes shall be set back the same distance from the front lot line unless at least half of them have front porches, and at least twenty-five (25) percent of the homes shall be set back at least five (5) feet farther than the minimum. This component may be implemented by recording “build-to” lines on the final subdivision map.

         (4)   Alley-Accessed Parking. Parking for at least seventy-five (75) percent of lots in the development shall be provided in the rear half of the lot and accessed from a rear alley.

         (5)   Shared or Clustered Driveways. Driveways shall be paired so that there is a single curb-cut providing access to two (2) houses, and the total width for the paired driveway is not more than eighteen (18) feet. Alternatively, driveways may be clustered (but need not share the same curb cut) so that there is at least thirty-six (36) feet of uninterrupted curb between each pair of clustered driveways.

      2.   Building Design Elements. At least two (2) of the following elements shall be provided.

         a.   Variable Garage Entries. The development plan shall include provisions for variable location of garage entries. At least thirty-five (35) percent of the lots shall have garages that are side-loaded, set at least five (5) feet behind the primary facade of the building or set entirely in the rear half of the lot in a detached garage.

         b.   Porches. All single-family dwellings, attached or detached, shall have a covered front porch with a minimum dimension of four (4) feet and a minimum size of thirty-two (32) square feet.

         c.   Architectural Diversity. Projects with up to twenty (20) lots shall have a minimum of three (3) unique elevations. Projects of between twenty-one (21) and one hundred (100) lots shall have a minimum of four (4) unique elevations. Projects of one hundred (100) or more lots shall have a minimum of five (5) unique elevations.

      3.   Open Space. A minimum total open space area (including, but not limited to private yards, porches, balconies, and patios) of three hundred (300) square feet shall be provided on each lot. Also required are common open-space areas of two hundred (200) square feet per lot that provide usable and accessible open space for the recreation and outdoor enjoyment of the development’s residents and their guests. To qualify as common open space, the area(s) shall be centrally located, have a minimum usable width of twenty-five (25) feet, and be at least fifty (50) percent open to the sky and the common open space is not located on the lot served, but serves multiples lots. The requirement for common open space may be waived subject to the following conditions:

         a.   The design accommodates five hundred (500) square feet of private open space on each individual lot,

         b.   the minimum dimension of the private open space is ten (10) feet, and

         c.   the subdivision is located within 1/4 mile of a park, school, or other available open space.

      4.   Required Findings.

         a.   The lot size and project density are consistent with the General Plan;

         b.   The lots and associated development would not adversely affect adjoining uses;

         c.   Additional site and building design elements are in evidence; and

      d.   The lot size is acceptable considering site topography, public-street access, availability of utilities, existing neighborhood characteristics, including the average density of surrounding development. (Ord. 1866, 11-19-2019)

The specific purposes of the Downtown Districts are to:

   A.   Maintain a thriving, vibrant Downtown compatible with surrounding land uses.

   B.   Foster the location of cultural and civic uses and public open space to maintain Downtown as the civic core of the City.

   C.   Provide for a range of commercial and retail services that add to a diversified economic base.

   D.   Allow mixed uses to create a more vibrant community and offer additional opportunities for housing for residents requiring convenient access to community services and less dependency on auto transportation.

   E.   Ensure that development is visually attractive and pedestrian friendly.

   F.   Preserve and enhance the pedestrian-oriented environment of the Downtown area.

   G.   Ensure that potential development and redevelopment is integrated into the Downtown and supports the vitality of the area.

Additional purposes of each district within the Downtown Districts:

DR-N Downtown Retail - North of Olive Avenue. Maintain the pedestrian- and transit- oriented environment of retail, restaurants, services, and government offices in the heart of Porterville's Downtown, focused on Main Street. Maintain the traditional Downtown character, with buildings built immediately adjacent to the sidewalk, active commercial uses on the ground floor, ample on-street parking, and a visually attractive streetscape with trees, historic street lights, benches, and other pedestrian amenities.

DR-S Downtown Retail - South of Olive Avenue. Create an attractive commercial corridor that provides a welcoming gateway at the southern entrance to Downtown while offering a broader mix of service-oriented establishments characteristic of historic development in the area. Buildings should line the street, with street trees along the entire length of the street, and small landscaped front yards between the buildings and the sidewalk.

DR-D Downtown Retail - D Street Corridor. Provide for a mix of medium-scale retail and service uses in a manner compatible with the Downtown pedestrian environment. Buildings should line the street, with deep landscaped front yards and rows of trees.

D-MX Downtown Mixed-Use. Create a mixed-use area that attracts businesses and residents to locate Downtown, and provides a transition area between commercial areas and residential neighborhoods. Allow a mix of commercial, service, office, and residential uses that do not adversely impact one another in a significant way. Create an attractive streetscape of buildings that line the street, with landscaping and trees tailored to the width and the existing design character of the street.

D-PO Downtown Professional Office. Encourage the adaptive re-use of existing buildings with office and professional uses, and infill of new office buildings, in order to provide convenient services to local residents and businesses, complement nearby retail development, and maintain the historic residential character of the area. Maintain the pattern of small lots, historic residential building forms, landscaped front yards, and street trees in planter strips.

D-PS Downtown Public and Semi-Public. Provide areas for larger-scale public facilities that serve the community, with a focus on integrating development into the Downtown. Encourage land uses and design features that enhance the vitality, character and quality of life of the Downtown and surrounding residential areas. Ensure that the traditional block pattern of Downtown is maintained. Incorporate public streets and pedestrian walkways that connect these larger scale projects to Downtown streets and walkways. Design streets with attractive landscaped front yards and street trees, consistent with the character of existing and adjoining streets.

DRM-2 Downtown Medium Density Residential. Encourage a variety of housing types, such as small-lot single-family homes, detached zero lot line developments, duplexes, townhouses, and garden apartments with a maximum residential density of 16.5 units per acre in the Downtown area. Encourage housing in Downtown to provide opportunities for residents to live in close proximity to community services and retail establishments, and to help support the vitality of Downtown businesses. Maintain the existing character of buildings that front the street, landscaped front yards, and street trees.

DRM-3 Downtown High Density Residential. Facilitate the development of attached homes, two- to four-plexes, and apartment or condominium buildings with a maximum residential density of 33.0 units per acre in Downtown, to create a more vibrant community and offer additional opportunities for housing for residents requiring convenient access to community services and less dependency on auto transportation. Maintain the existing character of buildings that front the street, landscaped front yards, and street trees.

D-GC Downtown General Commercial. Provide areas for retail, service, and heavier commercial uses that meet local and community needs in a manner complimentary to the adjacent Downtown pedestrian-oriented environment. (Ord. 1866, 11-19-2019; amd. Ord. 1888, 11-2-2021)

Table 202.02 below prescribes the land use regulations for “Downtown” Districts. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“C” designates use classifications that are permitted after review and approval of a Conditional Use Permit by the City Council.

“M” designates use classifications that are permitted after review and approval of a Minor Conditional Use Permit by the City Council.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 700, Use Classifications. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and sub-classifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right hand column refer to other sections of this Chapter.

 

Specific Limitations:

   (1)   Residential units allowed only on upper floors unless approved with a Conditional Use Permit. Common ancillary areas are allowed on the ground floor except on Main Street.

   (2)   On Main Street, residential units are allowed only on upper floors unless approved with a Conditional Use Permit.

   (3)   Limited to no more than two rooms in a dwelling rented to not more than a total of four persons and meals are not provided to more than four boarders.

   (4)   Allowed only on upper floors and limited to 5,000 square feet in size.

   (5)   Limited to 5,000 square feet in size.

   (6)   Provided that such use shall be completely enclosed in a building of soundproof construction.

   (7)   Limited to uses conducted wholly within a building enclosed on all sides including the display, storage, repair, and reconditioning of vehicles.

   (8)   Drive-through facilities are prohibited.

   (9)   Bulk storage of sand, gravel, or cement is not allowed.

   (10)   Wholesale services are not allowed.

   (11)   Permitted only as accessory to a primary use.

   (12)   No outdoor operations or outdoor storage are allowed.

   (13)   Limited to 25 percent of ground floor area unless additional floor area is approved with a Conditional Use Permit. No square footage limitation on upper floors.

   (14)   Shall not be located within 300 feet of any R district except as detailed in 301.20e.

   (15)   Not allowed on Main Street. No repair or storage of vehicles is allowed.

(Ord. 1866, 11-19-2019; amd. Ord. 1888, 11-2-2021; Ord. 1909, 1-21-2025)

Table 202.03 prescribes the development standards for Downtown Districts. Additional regulations are denoted in the right hand column. Section numbers in this column refer to other sections of this Chapter, while individual letters refer to subsections that directly follow the table.

 

Notes:

Additional Development Regulations:

   (a)   Determining FAR. When determining FAR in the D-PS district, meeting rooms, cafeteria facilities, and conference facilities are excluded from floor area.

   (b)   Retail Stores or Shopping Centers. The percent of building at setback line requirement may be waived with Conditional Use Permit approval for retail stores or shopping centers with a gross floor area of fifty thousand (50,000) square feet or greater when the City Council finds that alternative features have been incorporated into the project to achieve pedestrian orientation and to accommodate pedestrians and bicycle access.

   (c)   Transitional Standards. When a site is adjacent to an R district, the following standards apply:

      (1)   Buildings exceeding twenty (20) feet in height must be set back five (5) feet from the interior side and rear property line; for buildings exceeding twenty-five (25) feet in height shall be stepped back one (1) additional foot for every foot of height above twenty-five (25) feet.

      (2)   The maximum height within forty (40) feet of an R district boundary is thirty-five (35) feet. The maximum height within fifty (50) feet of an R district boundary is forty (40) feet.

(Ord. 1866, 11-19-2019; amd. Ord. 1909, 1-21-2025)

   A.   Design Guidelines. All development shall comply with the Downtown Design Guidelines adopted by resolution.

   B.   Maximum Block Length. Block length in the downtown districts are limited to five hundred (500) feet, measured from curb edge to curb edge. A block length of up to six hundred (600) feet shall only be allowed when a mid-block pedestrian connection is provided.

   C.   Street Preservation. Existing streets in Downtown shall be preserved. Public right-of-way shall not be eliminated or abandoned unless substantial public benefits are provided such as a new park.

   D.   Parking. Parking shall be provided and maintained according to the general standards of Chapter 304, On-site Parking and Loading, as well as the standards of this subsection.

      1.   Parking Location:

         a.   Parking shall be located at the rear of the site or at the side of the building.

         b.   Parking shall not be located between a public street and a building except for double frontage lots. Parking shall only be located between a public street and a building in the rear of a double frontage lot where no other alternative exists.

         c.   The parking location requirements may be waived with Conditional Use Permit approval for retail stores or shopping centers with a gross floor area of fifty thousand (50,000) square feet or greater when the City Council finds that alternative features have been incorporated into the project to achieve pedestrian orientation and to accommodate pedestrians and bicycle access.

      2.   Parking Lot Access:

         a.   Access shall be provided from a side street or alley when they are available.

         b.   Commercial parking lot access shall not be provided from a residential street where alternate access is available.

         c.   Wherever possible, parking entrances shall share curb cuts in order to minimize the overall number of curb cuts.

      3.   Residential Parking:

         a.   Garages or other enclosed or covered parking facilities for use by residents shall not be a significant visible feature from the public street or from adjacent bikeways, sidewalks or other pedestrian amenities.

         b.   Residential parking shall be clearly signed and reserved for the residents.

   E.   Open Space:

      1.   Open Space - Residential Uses. Private and common open space areas shall be provided in multi-family developments in accordance with this section. Private areas typically consist of balconies, decks, patios, and fenced yards. Common areas typically consist of landscaped areas, patios, swimming pools, barbeque areas, playgrounds, trees, bushes, groundcover, and turf.

         a.   Minimum Dimensions. Open space shall have the following minimum dimensions in order to count towards open space requirements:

      1.   Open space located on the ground level (e.g., common areas, decks, patios): ten (10) feet.

      2.   Open space located above ground level (e.g., balconies): five (5) feet.

         b.   Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface shall be a combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. Slope shall not exceed ten (10) percent.

         c.   Accessibility.

            (1)   Private Open Space. The space shall be accessible to only one (1) residential unit by a doorway to a habitable room or hallway.

            (2)   Common Open Space. The space shall be accessible to all the residential units on the lot.

         d.   Existing Buildings. If the project involves the renovation of an existing building and it is not feasible to provide outdoor open space, open space shall be provided in interior common areas such as a community or fitness room.

      2.   Open Space - Commercial Uses. Commercial developments on lots greater than fifteen thousand (15,000) square feet shall provide a plaza or outdoor dining area which provides public seating and is accessible from the public sidewalk.

         a.   Minimum Size: three hundred (300) square feet for lots between fifteen thousand (15,000) and thirty thousand (30,000) square feet in size; six hundred (600) square feet for lots thirty thousand (30,000) square feet in size or larger.

         b.   Minimum Dimensions: Twelve (12) feet.

         c.   Parking Lot Buffering. The required public area shall be separated from any parking area with a minimum five (5) foot wide landscaped buffer area and screened with a decorative wall or berm (two and one-half to three and one-half (2.5 to 3.5) feet high.

   F.   On-Site Pedestrian Walkways. In the D-PO District, all front yards shall contain a continuous front walk connecting the public sidewalk to the front entrance steps of the building. In all other districts, on-site pedestrian circulation and access shall be provided according to the following standards.

      1.   Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

      2.   To Street Network. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main entry and sidewalk.

      3.   To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining neighborhood residential and commercial streets. These connections shall remain accessible at all times, and not be gated.

      4.   Pedestrian Walkway Design:

         a.   Walkways shall be a minimum of five (5) feet wide and shall be paved with concrete, stone, tile, brick, or comparable material.

         b.   Fifteen (15) gallon shade trees shall be planted along walkways at least thirty (30) feet on center.

         c.   Walkways shall be illuminated with an intensity of at least 0.25 foot-candles at the ground level during the hours of darkness.

         d.   Primary pedestrian routes and access points shall be clearly differentiated from driveways, parking aisles, and parking and loading spaces through the use of elevation changes, a different paving material, or similar method.

         e.   Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four (4) inches high, bollards, or other physical barrier.

   G.   Public Improvements. Any new commercial or multi-family buildings or structural alterations and additions to commercial or multi-family buildings with a combined building permit valuation of $21,569, adjusted annually based on Engineering News Records analysis, over a two (2) year period, shall provide public improvements between the building and the curb in accordance with the following:

      1.   Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition.

      2.   Street Furniture. Trash receptacles, benches, bike racks, and other street furniture from a list maintained by the City Planning Division shall be provided.

      3.   Street Lights. Pedestrian scaled street lights (twelve (12) to eighteen (18) feet tall), including attachments from which banners may be hung, from a list maintained by the City Planning Division shall be provided.

      4.   Street Trees. Shade trees shall be planted at least thirty (30) feet on center. Tree guards shall be provided. Trees shall be a minimum of fifteen (15) gallons in size. A minimum of ten (10) percent of the required trees shall be twenty-four (24) inch box size or larger.

      5.   Sidewalk Shade. A minimum of fifty (50) percent of the sidewalk shall be shaded by a double row of trees, or a building projection (awning, overhang, or pedestrian shade structure) on one side and a street tree on the other side. In areas where one hundred (100) percent of the building is to be at the property line, this requirement can only be met by a building projection on one side and a street tree on the other side. If trees are used, the required amount of shading must be achieved within fifteen (15) years.

   H.   Fences and Freestanding Walls:

      1.   Maximum Height

         a.   Within or Along Required Yards. No solid fence or freestanding wall within or along the exterior boundary of a required yard shall exceed a height of three and one-half (3.5) feet. Open or lattice type fences, or hedges, shall not exceed a height of four (4) feet.

         b.   Outside Required Yards. Solid fences or freestanding wall located outside of required yards shall be no higher than six (6) feet in height.

      2.   Design and Materials. Fencing visible from a street shall be treated as an integral part of the architecture, with materials, colors, and detailing drawn from the building they surround or adjoin. Colors shall match City color specifications.

         a.   Prohibition on Hazardous Fencing Materials. The use of barbed wire, razor wire, ultra barrier, electrified, and other hazardous fencing is not permitted.

         b.   Prohibition on Chain Link Fencing. Use of chain-link fencing or like material is not permitted in front or street-facing yards, and is permitted only in rear and interior side yards that do not abut public and semi-public land uses.

         c.   Limitation on Concrete Block. Plain, concrete block or slump stone is not permitted as a fencing material. Smooth-faced or “precision” concrete block shall be finished with stucco and capped with a decorative cap. Decorative block is an acceptable fencing material.

      3.   Visibility at Intersections. Notwithstanding any other provisions of this section, fences and walls shall comply with the visibility standards contained in Section 300.16, Visibility at Driveways and Intersections (Sight Distance).

   I.   Building Projections:

      1.   Front Porches and Building Entrances. Front porches and building entrance structures may encroach up to ten (10) feet into front and side yards facing the street for up to forty (40) percent of the lot frontage.

      2.   Architectural Projections. Bay windows, balconies, and other architectural features such as chimneys may project into required yards up to three (3) feet.

      3.   Building Projections into the Public Right-of-Way. Building projections may encroach into the public right-of-way up to three (3) feet for the purpose of providing shade over the sidewalk, provided they are no closer than twelve (12) feet from sidewalk grade. The maximum width of any projection is ten (10) feet.

   4.   Awnings and Overhangs. Awnings, overhangs, and pedestrian shade structures, may encroach into the public right-of-way up to eight (8) feet for the purpose of providing shade over the sidewalk, provided they are at least ten (10) feet above sidewalk grade. Awnings and canopies shall comply with the Downtown Design Guidelines adopted by Resolution 48-2010.

   J.   Building Design:

      1.   Commercial Building Design:

         a.   Ground Floor Windows. Facades facing streets, plazas, and courtyards shall be lined with windows. Where blank walls are necessary, they shall be on side or interior facades not facing streets. Exterior walls facing an adjacent public street, or facing onto a park, plaza, or other public outdoor space shall include windows, doors, or other openings for at least fifty (50) percent of the building wall area located between two and one-half (2.5) and seven (7) feet above the elevation of the sidewalk.

         b.   Limits on Blank Walls. No wall shall run in a continuous plane for more than twenty (20) feet without an opening on Main Street and Olive Avenue, and for more than thirty (30) feet on other streets. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three (3) feet deep.

         c.   Wall Plane Articulation. Windows, doors, columns, and other features shall be recessed or project forward from the wall plane, such that there is a minimum two (2)-inch recess of the window plane from the wall plane, a minimum four (4)-inch projection from the window plane and outer edge of trim, and a total of at least nine (9) inches from the window plane to the outermost plane of a wall, column, or other articulation feature.

         d.   Building Articulation. Commercial building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.

         e.   Exterior Building Materials and Colors:

            (1)   A unified palette of materials and colors shall be used on all sides of buildings regardless of orientation.

            (2)   Exterior building materials shall be brick, stucco, concrete block, painted wood clapboard, painted metal clapboard or other quality, durable materials approved by the Zoning Administrator.

            (3)   The building base (bulkhead) shall be tile, stone, brick, concrete, or other comparable durable material; stucco is prohibited.

            (4)   The exterior use of slump block, board and batten, dark reflective glass, galvanized metal, and wood or composition shingles is prohibited. Colors shall reflect the historic character of Downtown. Fluorescent paints, blues, purple, bright red or orange, pink, and bright green are prohibited on Main Street.

         f.   Building Entrances:

            (1)   Buildings shall be oriented to face public streets.

            (2)   Building frontages shall be generally parallel to streets, and the primary building entrances shall be located on a public street.

            (3)   Building entrances shall be emphasized with special architectural and landscape treatments.

            (4)   Rear entry doors, door frames, door hardware, signs and lighting fixtures shall match types utilized on the front facade and/or that are appropriate to the parent building’s historic period.

            (5)   In mixed-use developments, entrances to residential units shall be physically separated from the entrance to the permitted commercial use and clearly marked with a physical feature such as a recess or projection incorporated into the building or appropriately scaled element applied to the facade.

      2.   Residential Building Design:

         a.   Residential Architectural Articulation. All multiple-family residential buildings and mixed-use buildings that include residential uses shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance. Long facades shall be broken up into smaller modules. This requirement can be met by using two (2) or more of the following methods.

            (1)   Facade Articulation. All street-facing facades have at least one (1) horizontal or vertical projection or recess at least four (4) feet in depth, or two (2) projections or recesses at least two and one-half (2.5) feet in depth, for every twenty-five (25) horizontal feet of wall. If located on a building with two (2) or more stories, the articulated elements shall be greater than one (1) story in height, and may be grouped rather than evenly spaced in twenty-five (25) foot modules. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

            (2)    Variable Roof Form. Variable roof forms incorporated into the building design, and no more than two (2) side-by-side units are covered by one (1) unarticulated roof. Articulations may be accomplished by changing roof height, offsets, and direction of slope, and by introducing elements such as dormers, towers, or parapets.

            (3)   Facade Detailing and Materials. All visible building facades incorporate details, such as window trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

            (4)   Use of Balconies, Bay Windows, and Other Such Projections or Recesses. The building incorporates balconies, bay windows, entry porches or other projections and recesses in a pattern that creates architectural interest across the length of the facade.

         b.   Residential Building Facade and Entrances. The following standards apply to residential buildings and mixed-use projects that include residential uses.

            (1)   Orientation. All units located along public rights-of-way shall have the primary entrance facing this right-of-way. Exceptions to this requirement shall only be approved for projects where multiple-family housing is located on four (4) lane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project shall be oriented around courtyards.

            (2)   Street-facing Facades. Street-facing facades of residential buildings shall be designed as front facades and shall include stoops, porches, recessed windows, and bay windows or balconies.

            (3)   Projection or Recess. Building entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five (5) feet and minimum area of fifty (50) square feet. Alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved.

            (4)   Entrances. Provide at least one (1) building entrance for every one hundred (100) feet of street frontage.

   K.   Mechanical Equipment. Mechanical equipment, including rooftop mechanical equipment, shall be screened from view from eye level at public streets, and the screening shall be designed as an integral component of the architectural design.

   L.   Utilities Screening. Utility meters and related equipment shall be located only on the side or rear facade of buildings and shall be integrated into the building architecture through painting or other means.

   M.   Building Security. Components of building security shall be integrated into the building’s design and be effective but not obtrusive in accordance with the following standards:

      1.   Security doors shall not encroach into the public right-of-way, in either an opened or closed position.

      2.   Lighting shall be provided at all entryways to the building and in any alcoves or other features of the building which impede the ability for visual surveillance of the building and its public areas.

      3.   Where security grills are required or otherwise provided, they shall be painted to match the trim colors of the building. Unobtrusive roll-down grilles with thin vertical and horizontal elements are preferred; heavy steel and accordion fold grates are discouraged.

      4.   Grilles, security doors, and other security devices designed for nighttime security shall not be readily visible to the public during business hours or when they are in an open position. (Ord. 1866, 11-19-2019)

The specific purposes of the “Commercial” Districts are to:

   A.   Provide for a full range of commercial uses.

   B.   Strengthen the city’s economic base and provide employment opportunities for residents of the city.

   C.   Ensure the provision of services and facilities needed to accommodate planned population densities.

   D.   Identify appropriate standards for new development.

Additional purposes of each “Commercial” District:

   CN Neighborhood Commercial. To encourage convenience and neighborhood shopping areas providing day-to-day retail goods and services and to prohibit auto-oriented uses in order to maintain a pedestrian environment. This district also provides office space for local neighborhoods. The maximum FAR is 0.30.

   CR Retail Centers. To maintain areas for regional shopping centers located at major circulation intersections. Large format or “big box” retail and auto sales as well as travel related services, such as hotels and gas stations are allowed. The maximum FAR is 0.35.

   CG General and Service Commercial. To provide areas for retail and services uses that meet local and regional demand. Examples of allowable uses include: equipment rental and repair, commercial print shops, auto sales, storage facilities, and wholesale businesses, and specialized retail not normally found in shopping centers. Accessory office uses related to the primary commercial use are also allowed. The maximum FAR is 0.40.

   CMX Commercial Mixed-Use. To provide areas for either horizontal or vertical mixed-use development consisting of commercial, service, office, and residential uses. Buildings more than one story are strongly encouraged. The maximum FAR is 2.0 and the maximum residential density is 30.0 units per acre. (Ord. 1866, 11-19-2019)

Table 203.02 below prescribes the land use regulations for “Commercial” Districts. The regulations for each district are established by letter designations as follows:

   “P” designates permitted uses.

   “C” designates use classifications that are permitted after review and approval of a Conditional Use Permit by the City Council.

   “M” designates use classifications that are permitted after review and approval of a Minor Conditional Use Permit by the City Council.

   “(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

   “-” designates uses that are not permitted.

Use classifications are defined in Chapter 701, Use Classifications. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and sub-classifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right hand column refer to other sections of this Chapter.