Article 1 — Downtown Overlay Regulations

Downtown overlay district regulations apply specifically to the downtown area as defined in the Turlock downtown design guidelines and zoning regulations document. These regulations in some cases modify the base district regulations for the purposes set forth herein. However, these regulations are not all inclusive and therefore must be used in concert with the balance of the City of Turlock zoning regulations. Wherever there is a conflict or contradiction in the overlay district and base district regulations, the overlay district regulations set forth herein shall apply.

In addition to the purposes listed in TMC 9-1-103, and elsewhere in each of the base district regulations, the purpose of the downtown overlay regulations are to:

• (a) Maintain and further enhance a prominent pedestrian oriented environment throughout all the regulation districts of the downtown;

• (b) Promote and encourage economic investment in the downtown area;

• (c) Protect and preserve the City's historic architectural character of the downtown core and immediately surrounding areas;

• (d) Acknowledge the distinct opportunities that exist in the downtown; and

(e) Ensure the economic vitality of the downtown as the "heart" of Turlock for years to come. (1207-CS, Rep&ReEn, 05/28/2015)

• (a) Minimum lot size and dimensions. Minimum lot size and dimensions shall be determined using the base zoning district that corresponds to the proposed use. For residential uses, the minimum lot size and dimension for the R-H zoning district shall apply. For commercial and mixed uses, the following minimum lot size and dimensions apply:

• (b) Accommodation for disabled access. Deviations from the setback and height requirements to 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) Security devices. Razor wire, electrified fencing, and similar security devices are prohibited. Barbed wire may be used on a limited basis for nonresidential uses located in the IR overlay district for security or safety purposes with a minor administrative approval issued in accordance with Article 3 of Chapter 9-5 TMC (Minor Administrative and Minor Discretionary Permits); provided, that the barbed wire is not visible from the public right-of-way and is not abutting a residence or residential district.

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

In the following schedule, the letter "P" designates use classifications permitted in a district, 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, except a single-family dwelling, 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, or the conversion of an existing residential structure to a nonresidential use, 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 Citywide design guidelines and the downtown design guidelines of the City of Turlock is mandatory for all commercial developments subject to design review.

Alterations or modifications to a developed site or the exterior of an existing structure are subject to review in accordance with Article 3 of Chapter 9-5 TMC (Minor Administrative and Minor Discretionary Permits). The review is to ensure compliance with the established policies, standards, and guidelines adopted by the Turlock City Council.

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.

1 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.

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

• 3 Indoor studios.

4 Any housing with six (6) or fewer occupants is deemed permitted by right in a residential zoning district pursuant to State and Federal law.

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

6 See TMC 9-2-119 (Accessory dwelling units). (1207-CS, Rep&ReEn, 05/28/2015; 1231-CS, Amended, 04/13/2017; 1259-CS, Amended, 09/12/2019; 1283-CS, Amended, 10/22/2020; 1312-CS, Amended, 06/14/2024; 1343-CS, Amended, 4/9/2026)

The downtown core is the historic focal point of downtown Turlock. It's a place where shopping, dining, and entertainment are encouraged and is an area where buildings shall be high density in order to achieve an urban appearance. Buildings shall range from two (2) to four (4) stories in height in order to encourage a mix of commercial, office, and residential uses. The design and look of the core communicates the historic character of the City through the use of architecture and streetscape design. The following is intended to preserve and enhance the historic character of the downtown core and the quality of public realm (streetscape, public parking, plazas, etc.) improvements. This overlay district accomplishes this through specific use requirements and development standards:

(a) Specific purposes.

• (1) To ensure the current and future success of the downtown core by preserving and enhancing its unique historic character and to encourage future development and land uses that are compatible with the overall character of the downtown core;

• (2) Protect and enhance the pedestrian environment and accessibility in and around the downtown core area;

• (3) Promote re-use and renovation of historic buildings in downtown while promoting new investment and construction;

• (4) Encourage mixed-use development in the downtown core supporting residences and offices on the upper floors;

• (5) Encourage ground floor retail and restaurants.

(b) Development standards.

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

The downtown core transition district is a contrast to the historic urban feel of the downtown core with ample setbacks, mature trees lining the streets, and low-intensity residential and office structures. Yet, located along the East Main corridor, this district is an important link and gateway opportunity for the downtown core. The downtown core transition district's residential scale is to be preserved while creating a unifying streetscape character that ties this area to the downtown core. Consideration of gateway features and strengthened pedestrian orientation are priorities for this district. All new uses, construction, reconstruction, and remodels shall be subject to these regulations.

(a) Specific purposes.

• (1) Preserve the lower intensity residential scale character of this transition area while maintaining the importance of this link to the downtown core.

• (2) Encourage mixed use development and land uses that are appropriate for the existing structures and character of this district.

• (3) Encourage pedestrian accessibility and orientation.

(b) Development standards.

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

The transitional commercial areas lay north, south, and west of the downtown core. These areas contain office and commercial buildings that cater to the auto-oriented consumer. These areas also serve as the main gateways into the downtown core and shall be designed to establish a good first impression of the downtown area. This can be accomplished by incorporating gateway signage and landscaping, providing a unified streetscape design, regulating signage, and screening parking. The following regulations are set forth to encourage a community character that will support the charm and character of the downtown core.

(a) Specific purposes.

• (1) Allow for a variety of commercial uses and an architectural character consistent with a predominantly automobile-oriented commercial district with appropriately scaled architecture;

• (2) Enhance aesthetics through improved landscaping and architectural forms;

• (3) Create a pedestrian friendly and accessible commercial district environment.

(b) Development standards.

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

The industrial/residential areas lie in the southwest section of the downtown. This is a unique opportunity area to capitalize on the industrial character of the existing agriculturally related buildings. Many vacant and underutilized sites currently occupy this district; however, multifamily infill buildings, mixed use building, and enhanced streetscapes will help to liven up the area. There is also an opportunity to create an industrial gateway to the downtown core by providing gateway signage and improved landscaping along South Golden State Boulevard. The following district regulations address the unique land use opportunities in this area by providing for market forces to work while addressing inherent land use conflicts.

(a) Specific purposes.

• (1) Encourage economically viable re-use of existing agricultural/industrial buildings;

• (2) Create opportunities for the market to determine appropriate land uses while preventing inherent land use conflicts.

(b) Development standards.

(1207-CS, Rep&ReEn, 05/28/2015; 1223-CS, Amended, 10/13/2016)

The intent of the office/residential district is to preserve the character of the traditional residential neighborhoods while providing for the orderly and logical conversion or transition to compatible office uses as the market allows. The office/residential district area shall maintain its character as a traditional residential neighborhood through the preservation of historic residential structures and the establishment of guidelines for new construction, remodels, and renovation that will ensure a residential scale and character. The pedestrian friendly environment in this area is also a priority. Unifying the streets with street trees and continuous sidewalks will further enhance the pedestrian friendly environment. Streetscape elements consistent with the downtown core elements such as street lights, trash receptacles, and benches placed in appropriate locations will visually unify and tie together this district to the core.

(a) Specific purposes.

• (1) Preserve historic character of buildings and residential character of the district.

• (2) Promote residential scale design for new office development.

• (3) Maintain and enhance a pedestrian friendly environment.

(b) Development standards.

(1207-CS, Rep&ReEn, 05/28/2015; 1223-CS, Amended, 10/13/2016)