Porterville Municipal Code § 203.03 Development Regulations

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.

TABLE 203.02: LAND USE REGULATIONS - COMMERCIAL DISTRICTS

Notes:

Specific Limitations:

(1) Multi-family residential is permitted in conjunction with allowable nonresidential uses.

(2) Limited to no more than 2 rooms in a dwelling rented to not more than a total of 4 persons and meals are not provided to more than 4 boarders.

(3) Limited to establishments with a gross floor area of 5,000 square feet or less.

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

(5) Drive-through facilities are prohibited.

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

(7) Wholesale services are not allowed.

(8) Campgrounds are prohibited.

(9) Limited to establishments with a gross floor area less than 50,000 square feet.

(10) Outdoor work and outdoor storage is prohibited.

(11) General offices shall not be located on the ground floor.

(12) Minor conditional use permit approval is required for office, business, or professional uses greater than 5,000 square feet in size per lot or integrated commercial development.

(13) Limited to establishments with a gross floor area less than 1,500 square feet.

(14) Limited to parking areas for exclusive use of occupants, employees and patrons of the uses, buildings, stores, and businesses located in that zone.

(15) Limited to establishments with a gross floor area less than 2,000 square feet.

(16) Prohibited within 300 feet of any R district except as detailed in 301.20E.

(17) Limited to radio or television studios.

(18) Limited to 1 dwelling for a caretaker or watchman and his immediate family, necessary and incidental to a use located in such zone. Such dwellings shall be a permanent structure.

(19) Minor conditional use permit approval is required for indoor shooting ranges.

(20) Salvage and wrecking yards are not permitted. Caretaker units are only permitted when explicitly addressed in the CUP.

(Ord. 1866, 11-19-2019; amd. Ord. 1868, 2-4-2020; Ord. 1909, 1-21-2025; Ord. 1911, 6-3-2025)

Table 203.03 prescribes the development standards for the Commercial Districts; supplemental standards are addressed below Table 203.03. 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 203.03: DEVELOPMENT STANDARDS - COMMERCIAL DISTRICTS

Notes:

Additional Development Standards:

(a) Articulated Facades. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance. The building facade shall be articulated with measures such as, indentation in plane, change of materials in a complimentary manner, sensitive composition and juxtaposition of openings and solid wall and/or building frame, and projecting elements, such as awnings or marquees, to provide shade and shelter. Strip malls are prohibited.

(b) Transitional Standards. Where 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.

FIGURE 203.03(b)(2): COMMERCIAL DISTRICT TRANSITIONAL STANDARDS

[Figure]

(c) Exceptions to Minimum Lot Size, Width, and Depth. An exception to the minimum lot size, width and depth may be allowed with a Conditional Use Permit if a master plan for the site is submitted concurrently with the subdivision application. The plan shall indicate proposed land uses, building footprints, driveways, fire lanes, parking areas, landscaped areas, buffer yards, and other site features. The City Council must find that the proposed subdivision will create lots that are adequately sized, shaped, and oriented to meet or exceed all requirements for yards, buffer yards, parking, landscaping, fire lanes, and other requirements of this Chapter.

(d) 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 R 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.

(Ord. 1866, 11-19-2019)

A. Pedestrian Orientation. Pedestrian oriented design shall be provided in the CN and CMX districts according to the following standards:

1. Pedestrian-Oriented Design. The following design elements at ground floor street frontage level shall be incorporated into the design of the structure in order to provide pedestrian orientation.

a. Ground-Floor Windows. 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. No wall my run in a continuous plane for more than twenty (20) feet without an opening. 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.

b. Entrances. All ground floor tenant spaces with at least twenty-five (25) feet of frontage facing a public or private street shall have at least one building entrance oriented to the adjacent street. Such an entrance shall open directly to the outside and shall not require a pedestrian to first pass through a garage, parking lot or loading area to gain access.

c. Signage. Signage shall be integrated with the design of the building and oriented and scaled to the pedestrian.

d. Other Pedestrian-Oriented Design Elements. Other pedestrian-oriented design elements such as street furniture or other seating surfaces on private property and other design amenities scaled to the pedestrian such as awnings, drinking fountains, arcades, colonnades, plazas, non-commercial community bulletin boards, public or private art, and alternative paving materials shall be provided in areas of pedestrian access. Compliance may also be demonstrated by pedestrian-oriented design elements that are provided off-site.

FIGURE 203.04A1: PEDESTRIAN ORIENTED DESIGN

[Figure]

2. Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.

a. 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.

b. 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.

c. 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.

d. Pedestrian Walkway Design:

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

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

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

(4) 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.

(5) 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.

FIGURE 203.04A2 : PEDESTRIAN ACCESS

[Figure]

3. Driveway Restrictions; Location of Parking:

a. Access. Access shall be provided from a side street or alley wherever possible. Access shall not be provided from a residential street where alternate access is available.

b. Location of Parking. Parking areas shall be located at the rear of the site or at the side of the building, except for drop-off areas which may be located at the primary entry.

FIGURE 203.04A3b: LOCATION OF PARKING

[Figure]

B. Mixed Use Standards. In the CMX district, residential uses may be permitted if all of the following conditions are met:

1. Location of Residential Units. Residential units are permitted at the side, rear and/or above the commercial uses.

2. Residential Building Entry and Orientation Requirements:

a. Entrances to residential units shall be physically separated from the entrance to the permitted commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the facade.

b. Garages or other enclosed or covered parking facilities for use by residents shall not be significantly visible feature from the public street or from adjacent bikeways, sidewalks or other pedestrian amenities. Residential parking shall be clearly signed and reserved for the residents.

3. Usable Open Space. A minimum of one hundred fifty (150) square feet of usable open space is required per residential unit and may be provided as common or private open space on balconies or patios.

4. Side and Rear Yard Setback Requirements for Residential Units. In order to provide light and air for residential units in mixed-use buildings, the following minimum setbacks apply for any interior side or rear yard. In any case in which an interior yard is also adjacent to an R district boundary, the greater of the following setbacks shall apply.

a. Five (5) feet for any wall with windows.

b. Ten (10) feet for any wall with bedroom or kitchen windows.

c. Fifteen (15) feet for any wall with living room or other primary windows.

FIGURE 203.04B4: SIDE AND REAR YARD SETBACK REQUIREMENTS FOR RESIDENTIAL UNITS IN CMX DISTRICT

[Figure]

C. Commercial Centers. Commercial centers containing four (4) or more establishments in the Commercial Use classification are subject to the following standards and criteria for approval.

1. Standards:

a. Entry Plazas/Passenger Loading Areas. A plaza shall be provided at the entry to each anchor tenant that provides for pedestrian circulation and loading and unloading.

b. Pedestrian Walkways. A system of pedestrian walkways at least five (5) feet wide and paved with concrete, stone, tile, brick, or comparable material shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, to any on-site open space areas and to transit stops. Sidewalk “bulb-outs” or bus “pullouts” may be required at potential bus stops serving large-scale commercial development to provide adequate waiting areas for transit users and safety for passing motorists.

c. Parking Setback from Buildings. Parking areas must be separated from the front and side exterior walls of on-site buildings by walkways at least five (5) feet in width, as well as a planter areas at least five (5) feet in width, two (2) feet of which shall be low growing plants to allow for vehicle overhang.

FIGURE 203.04C1c: PARKING SETBACK FROM BUILDINGS

[Figure]

d. Location of Loading and Service Areas. Loading docks may only be located to the side and rear of buildings and shall be screened from view from adjacent public streets. Loading and service areas shall be located a minimum distance of fifty (50) feet from any residential district.

FIGURE 203.04C1d: LOCATION OF LOADING AND SERVICE AREAS

[Figure]

e. Open Space. Outdoor space for the use of customers and visitors shall be provided on any commercial center site with fifty thousand (50,000) square feet or more of floor area.

(1) Minimum Area. Public space shall be provided at a rate of five (5) square feet per one thousand (1,000) square feet of floor area, up to fifteen thousand (15,000) square feet.

(2) Location. Such public space shall be visible from a public street, or from on-site areas normally frequented by customers, and shall be accessible during business hours. Areas within required setbacks may count toward the public space requirement. Areas designated for customers to wait for cabs may be combined with required public space areas if they meet all other requirements of this subsection.

(3) Amenities. On-site public space shall include benches or other seating, and the ground surface shall be landscaped or surfaced with high-quality paving materials. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, public art, or performance areas.

2. Design Criteria. In order to receive permit approval for a commercial center, the review authority shall find that all of the following criteria have been met.

a. Integrated Theme. Buildings and structures will exhibit an integrated architectural theme that includes similar or complementary materials, colors, and design details.

b. Site Entrance. Community-scale commercial developments (10 acres or larger) are developed with at least one (1) major driveway entrance feature that provides an organizing element to the site design. Major driveway entrances include such features as a landscaped entry corridor or a divided median drive separated by a landscaped center dividing island.

c. Building Entrances. Building entrances to anchor tenants and other large stores are prominent and inviting. The architectural details of building entrances are integrated with the overall building design in terms of materials, scale, proportion, and design elements.

d. Four-Sided Architecture. Buildings include a complementary level of design detail on all facades.

e. Pad Developments. Freestanding pad developments, if included in the development, are integrated into the site design in terms of parking lot layout, on-site vehicular and pedestrian circulation routes, landscaping, and building design. Internal cross access is provided between pad developments and the surrounding commercial center. Building scale, materials, colors, and design details are complementary to the surrounding center.

f. Drive-Through Facilities. Drive-through lanes for restaurants, banks, pharmacies, and other uses, where included, are integrated with the overall site layout in such a way as to provide safe, efficient vehicular and pedestrian circulation. Adequate vehicular stacking or queuing spaces are provided to avoid waiting vehicles from blocking drive aisles. Drive-through facilities are located to as to minimize the visual impact from the right-of-way and to provide adequate screening from internal uses.

g. Vehicular Circulation. Safe, convenient vehicular circulation will be provided within the development through an appropriate system of internal vehicular circulation routes based on a hierarchy of drive aisles and cross routes. Vehicular and pedestrian conflicts will be minimized. Where pedestrian circulation routes cross vehicular traffic aisles and driveways within a development, there are clearly delineated crosswalks that include clear sight lines, adequate warning signage for both vehicles and pedestrians, adequate lighting, and protective barrier posts or similar features for separation at walkway entrances.

h. Pedestrian Safety and Amenities. Safe and convenient pedestrian access will be provided through a continuous system of walkways that connects on-site buildings to one another, to automobile and bicycle parking areas, to any on-site open space areas or pedestrian amenities, and to the adjacent public right-of-way. Pedestrian facilities will create an attractive, quality environment with integrated landscaping, shading, lighting, surface treatment, and other amenities.

i. Bicycle Parking. Adequate, safe, and convenient bicycle parking facilities are provided. Short-term bicycle parking spaces for the use of customers and visitors are located close to building entrances, easily identifiable, visible to those passing by and separate from pedestrian circulation areas. Long-term bicycle parking for the use of employees will provide a high degree of security and safety through the use of bicycle lockers, designated areas within buildings, or outside areas with constant visual monitoring.

j. Entry Plazas. Entry plazas and passenger loading areas, where required, include unique, decorative paving materials, adequate seating areas, provision of adequate shade from the summer sun, and attractive landscaping including trees or raised planters.

k. Transit Facilities. Transit facilities, where included, are developed with effective shading from the summer sun, comfortable seating, attractive landscaping, decorative paving, public art features and efficient pedestrian routes to adjacent development.

l. Lighting. A combination of attractively designed and located lighting fixtures, including low pole lights, ground-mounted fixtures, light bollards, and architectural lighting is used to provide interesting compositions for outdoor lighting, as well as a safe, secure environment.

m. Shade Areas. Pedestrian areas, such as walkways, building entrances, and gathering areas, are adequately shaded from the summer sun through such techniques as the careful placement of trees and landscaping, trellis structures, projecting canopies, covered walkways, arcades, porticos, building orientation, and similar techniques. (Ord. 1866, 11-19-2019)