Porterville — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page explains how Porterville treats nonconforming uses, structures, and lots under the local zoning ordinance (Article 307). It summarizes the rights to continue pre‑existing uses, limits on repairs and expansions, the City’s Class I / Class II framework for substitutions or expansions, and special rules (damage/restoration, abandonment, parking, and site corrections). For context on how nonconforming rules interact with district rules, see the city's Porterville Zoning and Porterville Development Standards pages; read parking implications on the Porterville Parking page; and consult local ADU rules at Porterville ADUs and the California Building Standards Code for building-permit requirements.

Key controlling provisions are codified in § 307.01–§ 307.10 of Porterville’s Zoning Ordinance, which govern applicability, repairs, enlargement, classification, changes, restoration after damage, correction schedules, and abandonment. See § 307.01 for purpose and § 307.02 for applicability .

What the ordinance requires (plain-English synthesis)

• Right to continue: A use or structure lawfully established before the current ordinance or a rezoning may continue indefinitely so long as it has remained in continuous existence; the right runs with the land (see § 307.03) .
• Repairs and maintenance: Ordinary maintenance and non‑structural repairs are allowed; structural repairs that would cost more than a threshold are limited and need Building Official determination (see § 307.04 and the 50% threshold) .
• Enlargement and alterations: Nonconforming structures can be altered in many cases, but expansions that further increase a nonconformity are restricted. Special standards apply to single‑family dwellings and to nonconforming parking and lot coverage (see § 307.05) .
• Classification and substitution: The City Council may designate a nonconforming use Class I (eligible for limited expansion/substitution subject to findings) or Class II (uses posing potential public‑health/safety incompatibility). Any expansion/substitution usually requires a Conditional Use Permit (see § 307.06–§ 307.07) .
• Damage and reconstruction: If destroyed ≤ 75% of replacement cost, reconstruction may resume the nonconforming use with a building permit within six months; if > 75%, reconstruction must generally comply with current district rules, with limited residential exceptions (see § 307.08) .
• Abandonment: A nonconforming use abandoned or vacated for more than six (6) months generally may not be resumed without City Council approval and additional findings (see § 307.10) .
• Site corrections: For missing screening, paving, or landscaping, the owner must submit a schedule to substantially eliminate those nonconformities within five (5) years before occupancy (see § 307.09) .
• Airport overlay: The Airport/AE rules preserve nonconforming residential/nonresidential structures subject to certain limitations in the Airport article; separate nonconforming provisions apply in Article 500 (see § 500.09) .

Below is a district‑by‑district breakdown (purpose, typical uses, key dimensional standards, and where it applies) pulled from the Porterville development standards so users can see the base rules nonconforming items depart from.

RS-1 (Residential, Single-Family — RS-1)

• Purpose: Low‑density single‑family neighborhoods; preserve lot spacing and yard patterns. See Residential development rules in Table 201.03.
• Typical permitted uses: Single‑family dwellings, accessory structures, home occupations; Second dwelling units (ADUs) per Section 301.16 may be allowed. See § 201.03 and Table 201.03 .
• Key dimensional standards (representative): Minimum lot area 12,500 sq ft, front setback 15 ft, interior side 5 ft, rear 10 ft, maximum building coverage 30% (Table 201.03) .
• Where this matters for nonconforming items: A single‑family dwelling that is nonconforming to a setback may be enlarged under the standards of § 307.05 (front setbacks have an "average" block‑front test; interior/rear additions must not further reduce setbacks) .

RS-2 (Residential, Medium-Low Density — RS-2)

• Purpose: Moderate-density single‑family development; similar uses to RS-1 with smaller lots. See Table 201.03 for exact dimensions. Minimum lot area 6,000 sq ft; front 15 ft; interior side 5 ft; max coverage 45% .
• Nonconforming application: Same Article 307 rules apply; expansion rules for single‑family dwellings and parking exceptions for residential structures are especially relevant (see § 307.05 and parking rules under § 307.05(B)) .

RM-1 / RM-2 / RM-3 (Residential Multi‑Family — RM-1, RM-2, RM-3)

• Purpose: Higher density multi‑family housing; allow duplexes, apartments, and accessory uses. See Table 201.03 for RM column specifics (lot area, setbacks, coverage, private/common open space requirements) .
• Typical standards: Minimum lot area 6,000 sq ft for most RM zones; front setbacks often 15 ft or lower; interior side 5 ft; maximum coverage 45–60% depending on RM zone (Table 201.03) .
• Nonconforming specifics: If a multifamily building that is nonconforming is damaged >75% replacement cost, current district regulations generally control reconstruction (exceptions for residential in § 307.08 apply) .

CN / CR / CG / CMX (Commercial districts — CN, CR, CG, CMX)

• Purpose: Neighborhood commercial, general retail, commercial‑general, and mixed‑use commercial core. Refer to Table 203.03 for use lists and standards. Typical max heights 35–50 ft; front setbacks 5 ft (with min/max ranges); FAR and percent building frontage rules vary .
• Typical permitted uses: Retail, offices, restaurants (subject to other sections, e.g., alcoholic beverage sales in § 301.02), and accessory uses; some uses require Conditional Use Permits per the use table .
• Nonconforming issues: Nonconforming commercial structures that lack required parking cannot be expanded unless required parking for the expansion is provided per § 307.05(B)(1) and Chapter 304 (On‑Site Parking) .

PS / REC / PK (Public & Open Space districts — PS, REC, PK)

• Purpose: Parks, recreation, public facilities; see Table 205.03 for standards (e.g., maximum FAR 0.10–0.25, front yards sometimes 0–20 ft depending on subdistrict) .
• Nonconforming application: Lawful nonconforming structures in these districts may be continued; Article 307 general rules apply and transitional standards control heights adjacent to R districts (see Table 205.03 notes) .

AE / Airport and other Overlays (see AE overlay and other overlay articles)

• Purpose & special treatment: Overlay districts (e.g., Airport/AE) include separate nonconforming rules; Article 500 preserves certain nonconforming residential and multi‑family structures with specific limitations and avigation/notification requirements (see § 500.09) . For overlay background see Porterville Overlay Districts.

Quick Reference table — decision‑relevant nonconforming rules

Checklist — what an applicant must provide to request a change, repair, or resumption

• Proof that the use or structure was legally established prior to the code amendment or rezoning (date, permits, historic documentation) — required to rely on § 307.03 .
• Evidence of continuous existence (to avoid abandonment rules) or a Conditional Use Permit application addressing § 307.10 findings if >6 months vacant .
• For structural repairs: a Building Official determination and cost documentation showing repairs do not exceed 50% of assessed or appraised value (Tulare County Assessor or certified appraisal) per § 307.04(B) .
• For expansion or substitution: complete Conditional Use Permit materials, neighborhood impacts analysis, and compliance with the Class I findings in § 307.06 if seeking Council classification .
• Parking analysis and any new parking provision if expanding a nonresidential nonconforming building (see § 307.05(B) and Chapter 304) .
• If site feature nonconformities exist (screening, paving, landscaping), submit the 5‑year correction schedule required by § 307.09 .
• If restoration after damage is proposed, submit building permit within required deadlines (6 months for ≤75% damage; 2 years for other reconstruction exceptions) and demonstrate compliance with § 307.08 and applicable building code standards .
• When an overlay (e.g., AE/airport) applies, include any additional documentation required by that overlay article (Article 500) .

Risks & Ambiguities

Plain‑English Summary

If your building or business in Porterville was lawful before a rezoning or code change, you can usually keep using and maintaining it, but you can’t substantially change the use or enlarge the nonconforming part without City approval; repairs and rebuilding are limited by clear thresholds and timelines (50% repair threshold, 75% damage threshold, 6‑month abandonment rule). See the municipal code §§ 307.01–307.10 for the authoritative rules .

Source References

• Porterville Zoning Ordinance, Article 307, “Nonconforming Uses, Structures, and Lots”: § 307.01 – § 307.10
• § 307.05: Alterations and enlargements to nonconforming structures (single‑family, parking, lot coverage specifics)
• § 307.06–§ 307.07: Classification (Class I / Class II) and changes/substitutions; Conditional Use Permit rules for nonconforming expansions
• § 307.08–§ 307.10: Restoration after damage, correction schedules, and abandonment rules
• Residential development standards (Table 201.03) — development context for RS‑1/RS‑2/RM zones: Table 201.03
• Commercial development standards (Table 203.03) — CN/CR/CG/CMX context: Table 203.03
• Public & Open Space standards (Table 205.03) — PS/REC/PK context: Table 205.03
• Airport overlay special nonconforming rules (Article 500, § 500.09)
• Porterville ADU and related state ADU guidance referenced in local ADU sections (see Section 301.16 and ADU policy text)

Retrieved passages

• Porterville Zoning Code (chapter is) High relevance show source text
• CBC § 307.07 (Chapter 701) High relevance show source text
• Porterville Zoning Code (Chapter 304) High relevance show source text
• CBC § 601.10 (Section 601.10) High relevance show source text
• CBC § 307.06 (Chapter 304) High relevance show source text
• CBC § 307.05 (Chapter 304) High relevance show source text
• CBC § 307.04 (chapter unless) High relevance show source text
• Porterville Zoning Code (chapter or) High relevance show source text
• Porterville Zoning Code (Section 301.21) Medium relevance show source text
• CBC § 66314 (§ 66314) Medium relevance show source text
• Porterville Zoning Code (Section 201.03) Medium relevance show source text
• Porterville Zoning Code (chapter shall) Medium relevance show source text
• Porterville Zoning Code (Section 601.10) High relevance show source text
• CBC § 307.09 (section shall) High relevance show source text
• CBC § 306.14 (ARTICLE 307.) High relevance show source text

Cited sections

• Porterville Zoning Ordinance, Article 307, “Nonconforming Uses, Structures, and Lots”: **§ 307.01 – § 307.10** (Article 307)
• § 307.05: Alterations and enlargements to nonconforming structures (single‑family, parking, lot coverage specifics) (§ 307.05)
• § 307.06–§ 307.07: Classification (Class I / Class II) and changes/substitutions; Conditional Use Permit rules for nonconforming expansions (§ 307.06)
• § 307.08–§ 307.10: Restoration after damage, correction schedules, and abandonment rules (§ 307.08)
• Residential development standards (Table 201.03) — development context for RS‑1/RS‑2/RM zones: **Table 201.03**
• Commercial development standards (Table 203.03) — CN/CR/CG/CMX context: **Table 203.03**
• Public & Open Space standards (Table 205.03) — PS/REC/PK context: **Table 205.03**
• Airport overlay special nonconforming rules (Article 500, § 500.09) (Article 500)
• Porterville ADU and related state ADU guidance referenced in local ADU sections (see Section 301.16 and ADU policy text) (Section 301.16)
• Porterville_ZoningCode.md

• Official Porterville code library