Porterville Municipal Code § 201.02 Land Use Regulations

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.

TABLE 201.02: LAND USE REGULATIONS - RESIDENTIAL DISTRICTS

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.

TABLE 201.03: DEVELOPMENT STANDARDS - RESIDENTIAL DISTRICTS

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.

FIGURE 201.03(a)(1): RESIDENTIAL DISTRICT TRANSITIONAL STANDARDS

[Figure]

(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.

FIGURE 201.03(b): FRONT YARDS

[Figure]

(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.

FIGURE 201.03(d): SETBACKS FOR ATTACHED SINGLE-FAMILY DWELLINGS

[Figure]

(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.

FIGURE 201.04A1: GARAGE FRONTAGE AND LOCATION

[Figure]

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.

FIGURE 201.04B1: PARKING AND GARAGE FRONTAGE LIMITATIONS

[Figure]

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.

FIGURE 201.04B3: ARCHITECTURAL ARTICULATION

[Figure]

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)