Article 3 — Commercial Districts (C-O, C-C, C-T, C-H)

In addition to the general purposes listed in Chapter 9-1 TMC (General Provisions), the specific purposes of the commercial district regulations are to:

• (a) Provide appropriately located areas consistent with the General Plan for a full range of office, retail commercial, and service commercial uses needed by residents of, and visitors to, the City and region;

• (b) Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities;

• (c) Create suitable environments for various types of commercial uses, and protect them from the adverse effects of incompatible uses;

• (d) Minimize the impact of commercial development on adjacent residential districts;

• (e) Ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located;

• (f) Provide opportunities for residential development on the site of commercial development or on separate sites in certain commercial districts;

• (g) Ensure the provision of adequate off-street parking and loading facilities; and

• (h) Provide sites for public and semipublic uses complementary to commercial development or compatible with a commercial environment.

• (i) The additional purposes of each C district are as follows:

• (1) C-O commercial office district. To provide a transitional zone between commercial and residential uses with areas for business and professional offices.

• (2) C-C community commercial district. To provide a wide range of retail stores, restaurants, hotels and motels, commercial recreation, personal services, business services and financial services and for limited office and residential uses.

• (3) C-T commercial thoroughfare district. To provide areas for uses required by the traveling public such as hotels and motels, service stations and restaurants, with immediate access to Highway 99.

• (4) C-H heavy commercial/light industrial district. To provide for the full range of retail, wholesale and service businesses not generally suitable in other commercial districts because they attract heavy automobile and truck traffic or have certain adverse impacts; and to provide opportunities for certain limited manufacturing uses that have impacts comparable to those of retail and service.

(1207-CS, Rep&ReEn, 05/28/2015)

In the following schedule, the letter "P" designates use classifications permitted in C districts, the letters "NP" designate use classifications not permitted, the letters "MAA" designate use classifications allowed on approval of a minor administrative approval, the letters "MDP" designate use classifications allowed on approval of a minor discretionary permit, and the letters "CUP" designate use classifications allowed on approval of a conditional use permit.

All new or expanded uses of a site or structure shall obtain the necessary permits as indicated in the following schedule.

All new or expanded uses of a site or structure, involving an expansion of floor area of one thousand (1,000) square feet or twenty-five (25%) percent of the existing building floor area, whichever is less, are subject to design review in accordance with Article 10 of Chapter 9-5 TMC. New or expanded uses subject to design review shall obtain an MDP design review permit. Design review shall take place concurrently with the processing of any other required permit. Compliance with the adopted design guidelines of the City of Turlock is mandatory for all commercial developments subject to design review.

Any change in use or business within an existing structure that is permitted or, in the opinion of the Development Services Director, is suitable to the site and structures in which it is located and does not increase the intensity or impact of its prior use shall obtain a zoning certificate in accordance with Article 2 of Chapter 9-5 TMC (Zoning Certificates and Home Occupation Permits). The zoning certificate shall be obtained prior to the issuance of a building permit or prior to commencement of a use where no building permit is required.

Uses not contained in the following schedule may be permitted subject to a conditional use permit. Such conditional uses must be of a similar nature and intensity as other uses in the district as determined by the Development Services Director or designee.

C-O, C-C, C-T, and C-H DISTRICTS (Commercial)

USE CLASSIFICATIONS

C-O, C-C, C-T, and C-H DISTRICTS (Commercial)

USE CLASSIFICATIONS

C-O, C-C, C-T, and C-H DISTRICTS (Commercial) USE CLASSIFICATIONS

C-O, C-C, C-T, and C-H DISTRICTS (Commercial) USE CLASSIFICATIONS

(1) Repealed.

(2) Small group homes and group quarters serving six (6) or fewer people are considered accessory to an existing residence pursuant to State and Federal law.

(3) Minor utilities shall not interfere with the use, enjoyment, or aesthetics of adjacent uses. All utilities shall be screened from view from public right-of-way using landscaping, a berm, a solid masonry fence, or other visually attractive method. The area surrounding the minor utility shall be landscaped.

(4) See TMC 9-2-102 (Adult entertainment facilities). Adult bookstores shall be subject to the same supplemental regulations applicable to adult entertainment facilities.

(5) Commercial recreation and entertainment uses less than two thousand (2,000) square feet in floor area are allowed with a zoning certificate issued in accordance with Article 2 of Chapter 9-5 TMC (Zoning Certificates and Home Occupation Permits).

(6) See TMC 9-2-112 (Outdoor storage). In the C-C and C-T districts, automobile servicing shall be conducted wholly within an enclosed building.

(7) See TMC 9-2-104 (Automobile service stations, repair and washing).

(8) Building materials and service uses shall not abut an R district unless accessory to a retail use.

(9) No fortune-telling use shall be located any closer than within seven hundred fifty (750') feet of another fortune-telling use.

(10) Retail sales in the C-O district shall be limited to pharmacies and/or the sale of medical and/or dental products.

(11) See TMC 9-2-101 (Accessory buildings or structures).

(12) See Article 5 of Chapter 9-5 TMC (Temporary Uses of Land). Construction trailers may be located on the project site after required planning permits and approvals have been obtained. The trailer(s) must be removed upon completion of the applicable construction project.

(13) See TMC 9-2-112 (Outdoor storage) and Article 5 of Chapter 9-5 TMC (Temporary Uses of Land).

(14) See TMC 9-2-117 (Salvage and wrecking operations).

(15) A conditional use permit issued in accordance with Article 6 of Chapter 9-5 TMC (Conditional Use Permits and Variances) shall be required if a hotel, motel, or travel trailer park abuts an R district.

(16) See TMC 9-2-116 (Recycling facilities).

(17) A caretaker unit may be permitted within a rental storage facility. All such residences shall be constructed to R-M district standards.

(18) Artists' studios in the downtown area may also be a place of residence for the artist as a secondary use. Artists' studios must be compatible with adjacent uses and shall not be a nuisance regarding noise and dust.

(19) See TMC 9-2-122 (Rental storage facility).

(20) See TMC 9-1-202 for the definitions of "discount store," "discount superstore," and "discount club."

(21) Except for a "discount store" as defined by TMC 9-1-202, which shall require a conditional use permit issued in accordance with Article 6 of Chapter 9-5 TMC (Conditional Use Permits and Variances).

(22) Retail sale of dogs and cats is prohibited in accordance with TMC 6-1-703.

(23) Applies to uses in the C-T district only. The designated permitting process applies only to uses developed as part of a shopping center as defined under Article 2 of Chapter 9-1 TMC (Establishment of Definitions). Uses shall not be permitted (i.e., are designated NP) as a stand-alone business.

(24) Where the emergency shelter is proposed in a location that falls within the emergency shelter overlay district, the permitting requirements contained in Article 2 of this chapter shall prevail.

(25) This matrix does not apply to cannabis uses in commercial zones within the downtown overlay. Cannabis uses in the downtown overlay shall be governed by TMC 9-2-701 and 9-4-103.

(26) This matrix does not apply to cannabis uses in commercial zones within the Westside Industrial Specific Plan. Cannabis uses in the Westside Industrial Specific Plan shall be governed by TMC 9-2-705.

(1207-CS, Rep&ReEn, 05/28/2015; 1231-CS, Amended, 04/13/2017; 1259-CS, Amended, 09/12/2019; 1275-CS, Amended, 02/12/2020; 1283-CS, Amended, 10/22/2020; 1343-CS, Amended, 4/9/2026)

The following schedule prescribes development regulations for the C (commercial) districts. Development in these districts is also subject to the specific standards as contained in any applicable overlay district. Deviations from the setback and height requirements for the purpose of providing accommodation for disabled access to an existing structure may be permitted upon approval of a minor administrative approval pursuant to Article 3 of Chapter 9-5 TMC (Minor Administrative and Minor Discretionary Permits).

C-O, C-C, C-T, and C-H DISTRICTS (Commercial) PROPERTY DEVELOPMENT REGULATIONS

(1) See TMC 9-2-105 (Building projections into yards).

(2) Front or corner side yard setback may be reduced to the average distance of existing buildings from their front property line on the two (2) abutting lots adjoining the front property line.

(3) Structures shall not intercept a forty-five (45°) degree inclined plane inward from a height of ten (10') feet above existing grade at the R district boundary line. Single story structures and ground level parking may encroach a maximum of five (5') feet into required side and rear yards.

(4) See TMC 9-2-108 (Exceptions to height limits).

(5) Any area between a property line adjacent to the street and the building, exclusive of driveways, shall be landscaped.

(6) See TMC 9-2-109 (Landscaping and irrigation).

(7) When abutting an R district, a minimum setback shall be provided as follows: front yard: fifteen (15') feet; rear yard: fifteen (15') feet; side yard: ten (10') feet.

(8) See TMC 9-2-122 (Rental storage facility).

(9) The required "landscape strip" in the public right-of-way (located behind the public sidewalk and adjacent to the private property line) may be counted toward the required building front yard and corner side yard setback, when constructed per City standard as defined in the Turlock General Plan and the landscape strip is maintained by the private property owner.

(1207-CS, Rep&ReEn, 05/28/2015)