Chapter 9-3 BASE DISTRICT REGULATIONS

Chapter 9-3
BASE DISTRICT REGULATIONS

Sections:

Article 1. Agricultural District (A)

9-3-101 Specific purposes.

9-3-102 Use classifications.

9-3-103 Property development regulations.

Article 2. Residential Districts (R-E, R-L, R-L4.5, R-M, R-H)

9-3-201 Specific purposes.

9-3-202 Use classifications.

9-3-203 Property development regulations.

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

9-3-301 Specific purposes.

9-3-302 Use classifications.

9-3-303 Property development regulations.

Article 4. Industrial Districts (I-BP & I)

9-3-401 Specific purposes.

9-3-402 Use classifications.

9-3-403 Property development standards.

Article 5. Public & Semipublic District (P-S)

9-3-501 Specific purposes.

9-3-502 Use classifications.

9-3-503 Development regulations.

Article 1. Agricultural District (A)

9-3-101 Specific purposes.

In addition to the purposes listed in TMC 9-1-103, the specific purposes of the Agricultural District regulations are to preserve and protect agricultural land from urban development; and in certain instances, permit agriculture as an interim use until development occurs.

(Ord. 1154-CS, Amended, 08/25/11; Ord. 914-CS, Amended, 02/14/1997)

9-3-102 Use classifications.

In the following schedule, the letter “P” designates use classifications permitted in A 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, 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, 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 Community Development 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 1 of Chapter 9-5 TMC, Permit Applications, Hearings, Amendments, and Appeals. 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 Community Development Director or designee.


A DISTRICT (Agricultural District) USE CLASSIFICATIONS P Permitted NP Not Permitted MDP Minor Discretionary Permit MAA Minor Administrative Approval CUP Conditional Use Permit
	A	Additional Use Regulations
Agricultural Uses	P
Residential Uses
Family day care homes
Large	MAA	(1)
Small	P
Group Quarters
Large	MDP
Small	P
Home occupations	P	(2)
Emergency shelter	NP
Manufactured housing	MAA
Single-family dwellings	P
Second dwellings	P	(3) (7) (8)
Public and Semipublic Uses
Religious assembly	CUP
Major utilities	CUP
Minor utilities	P	(6)
Accessory Structures and Uses	P	(4)
Animals, domestic	P	(5)
Temporary Uses	See Article 5 of Chapter 9-5 TMC, Temporary Uses of Land
Nonconforming Uses and Structures	See Article 4 of Chapter 9-2 TMC, Nonconforming Structures and Uses

(1) See TMC 9-2-110, Family day care home.

(2) See Article 2 of Chapter 9-5 TMC, Zoning Certificates and Home Occupation Permits.

(3) See TMC 9-2-119, Second dwelling units.

(4) See TMC 9-2-101, Accessory buildings and uses.

(5) Livestock and domestic, used interchangeably in the Turlock Municipal Code, may be kept as an accessory use to a residence only in the following zoning districts: Agriculture (A) and Estate Residential (R-E).

(6) Minor utilities shall not interfere with the use, enjoyment or aesthetics of adjacent uses.

(7) Employee, supportive, and transitional housing serving six (6) or fewer people is permitted by right. Transitional housing and supportive housing shall be considered a residential use of property, and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone.

(8) Any employee housing consisting of no more than thirty-six (36) beds in a group quarters or twelve (12) units or spaces designed for use by a single family or household shall be deemed an agricultural use and subject to the same permitting requirements.

(Ord. 1154-CS, Amended, 08/25/11; 1132-CS, Amended, 12/24/09; 1083-CS, Amended, 05/10/2007; Ord. 914-CS, Amended, 02/14/1997)

9-3-103 Property development regulations.

The following schedule prescribes development regulations for the Agricultural 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.


A DISTRICT (Agricultural District) PROPERTY DEVELOPMENT REGULATIONS
	A	Additional Regulations
Lot area (acres)	5	(1)
Lot area per unit (acres)	5
Lot width (ft.)	200
Yards:		(2)
Front (ft.)	50
Side (ft.)	50
Corner side (ft.)	50
Rear (ft.)	50
Maximum height (ft.)	50	(3)
Fences and walls	All fences and walls shall be subject to the driveway visibility requirements of TMC 9-2-216: Driveway and corner visibility.
Additional Regulations	See Article 2 of Chapter 9-2 TMC: Off-street parking and loading regulations.
	See TMC 9-2-216: Driveway and corner visibility.
	See Article 5 of Chapter 9-2 TMC: Signs.
	See TMC 9-2-112: Outdoor storage.
	See TMC 9-2-101: Accessory buildings and uses.
	See TMC 9-2-120: Swimming pools, spas and hot tubs.
	See TMC 9-2-121: Underground utilities.
	See Article 4 of Chapter 9-2 TMC: Nonconforming Structures and Uses.
	See TMC 9-2-114: Permitted locations of mobile homes, recreational vehicles, and campers.

(1) See TMC 9-2-106: Development on existing lots of record. See TMC 9-2-107: Development on lots divided by district boundaries. Minimum lot sizes may be reduced when the exclusive use of such lots is intended for utility substations, pumping stations, and similar facilities.

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

(3) See Section 9-2-108: Exceptions to height limits.

(Ord. 1154-CS, Amended, 08/25/11; Ord. 914-CS, Amended, 02/14/1997)

Article 2. Residential Districts (R-E, R-L, R-L4.5, R-M, R-H)

9-3-201 Specific purposes.

In addition to the purposes listed in TMC 9-1-103, the specific purposes for the regulations of each Residential District are to:

(a) Residential estate (R-E).

(1) Provide living areas which combine certain advantages of both urban and rural location by limiting development to very low density concentrations of one (1) family dwellings;

(2) Provide transition or buffer areas between intense residential urban uses and agricultural preserves to avoid or lessen conflicts of use.

(b) Low density residential (R-L and R-L4.5).

(1) Provide appropriately located areas for single-family dwellings that are consistent with the General Plan and with standards of public health and safety established by the Turlock Municipal Code;

(2) Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, population density, traffic congestion and other adverse environmental impacts;

(3) Achieve design compatibility through the use of site development standards.

(1) To limit the expansion of the City in order to preserve agricultural lands and maintain a compact urban form, while responding to many households’ preference for single-family units;

(2) Provide appropriately located areas for single-family and medium density multifamily dwelling units consistent with the General Plan and with standards of public health and safety established by the Turlock Municipal Code;

(3) Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, population density, traffic congestion and other adverse environmental impacts;

(4) Achieve design compatibility with adjacent uses through the use of site development standards.

(d) High density residential (R-H).

(1) Provide appropriately located areas for high density multiple-family dwelling units consistent with the General Plan and with standards of public health and safety established by the Turlock Municipal Code;

(2) Provide affordable housing for all economic segments of the community and conserve land while maintaining a compact urban form;

(4) Achieve design compatibility through the use of site development standards.

(Ord. 1154-CS, Amended, 08/25/11; Ord. 914-CS, Amended, 02/14/1997)

9-3-202 Use classifications.

In the following schedule, the letter “P” designates use classifications permitted in R 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. Any change in use or business within an existing structure which does not require an approved conditional use permit 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.


R DISTRICTS (Residential Districts) USE CLASSIFICATIONS P Permitted NP Not Permitted PD Planned Development CUP Conditional Use Permit MDP Minor Discretionary Permit MAA Minor Administrative Approval

	R-E	R-L	R-L4.5	R-M	R-H	Additional Use Regulations
Agricultural Uses
Noncommercial food production	P	NP	NP	NP	NP	(1)
Domesticated farm animals	P	P	P	P	P	(2)
Residential Uses
Condominiums	PD	PD	PD	PD	PD
Family day care home
Small	P	P	P	P	P	(3) (13)
Large	MAA	MAA	MAA	MAA	MAA	(3) (13)
Group homes	P	P	P	P	P	(9)
Group quarters	NP	CUP	CUP	MDP	MDP
Emergency shelter	NP	CUP	CUP	CUP	CUP
Home occupations	P	P	P	P	P	(4)
Manufactured housing	P	P	P	MDP	CUP
Mobile home parks	NP	CUP	CUP	CUP	CUP	(8)
Multifamily dwellings	NP	NP	NP	MDP	MDP	(10)
Residential care facilities
Large	CUP	CUP	CUP	CUP	CUP
Small	P	P	P	P	P	(9)
Second dwellings	P	P	P	P	P	(5)
Single-family dwellings	P	P	P	P	P	(10)
Commercial Uses
Neighborhood store	NP	MDP	MDP	MDP	MDP
Public and Semipublic Uses
Airports and heliports	CUP	NP	NP	NP	NP
Cemeteries/crematories	CUP	CUP	CUP	CUP	CUP
Religious assembly	CUP	CUP	CUP	CUP	CUP	(12)
Convalescent hospitals	NP	NP	NP	MDP	MDP
Cultural institutions	NP	NP	NP	NP	NP
Day care centers	CUP	CUP	CUP	CUP	CUP
Golf course/driving range	CUP	CUP	CUP	CUP	CUP
Major utilities	CUP	CUP	CUP	CUP	CUP
Minor utilities	MDP	MDP	MDP	MDP	MDP	(14)
Park and recreation facilities	MDP	MDP	MDP	MDP	MDP
Public buildings and facilities	MDP	MDP	MDP	MDP	MDP
Schools, public/private	CUP	CUP	CUP	CUP	CUP
Accessory Structures and Uses
Accessory buildings and structures	P	P	P	P	P	(6)
Animals, domesticated or household	P	P	P	P	P	(2) (7)
Kennels	MDP	NP	NP	NP	NP	(11)
Temporary Uses	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.
Nonconforming Uses and Structures	See Article 4 of Chapter 9-2 TMC, Nonconforming Structures and Uses

(1) The growing of fruit and nut trees, vine crops, and horticultural stock for production of food or fiber for personal use and consumption.

(2) The keeping of domesticated animals is subject to TMC 6-1-105. (Amended 2/27/01.) Livestock and domestic farm animals, used interchangeably in the Turlock Municipal Code, may be kept as an accessory use to a residence only in the following zoning districts: (Agriculture (A) and Estate Residential (R-E)).

(3) See TMC 9-2-110, Family day care home.

(4) See Article 2 of Chapter 9-5 TMC, Zoning Certificates and Home Occupation Permits.

(5) See TMC 9-2-119, Second dwelling units.

(6) See TMC 9-2-101, Accessory buildings and uses. Accessory structures will require a minor administrative or minor discretionary permit if required by the principal use.

(7) The keeping of household pets is subject to TMC 6-1-105. (Amended 2/27/01.)

(8) See TMC 9-2-111, Mobile home development.

(9) State-licensed group homes, foster homes, residential care facilities, and similar State-licensed facilities, regardless of the number of occupants, are deemed permitted by right in a residential zoning district, pursuant to State and Federal law. (Amended 2/27/01.)

(10) Employee, supportive, and transitional housing serving six (6) or fewer people is permitted as a single-family dwelling. Transitional housing and supportive housing shall be considered a residential use of property, and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone.

(11) Kennels are subject to TMC 6-1-105. (Amended 2/27/01.)

(12) A structure allowed as a religious assembly building may be used for a temporary homeless shelter if the following requirements are met:

(i) There is a valid conditional use permit for the structure used for religious assembly purpose;

(ii) No rent or fees of any kind are charged for the service offered to homeless persons;

(iii) The facility that is used to house homeless persons accommodates a maximum of six (6) persons at any one (1) time;

(iv) Homeless persons reside at the facility a maximum of sixty (60) days;

(v) Occupancy by homeless persons at the facility commences upon the religious assembly use receiving a certificate of occupancy.

(13) The garage of a single-family residence, which is considered the required parking spaces for such use, may be converted into habitable space as defined by the Uniform Building Code to accommodate the use of the dwelling as a large family day care upon satisfying the findings and conditions set forth in TMC 9-2-110. The condition may remain until such time as the dwelling unit is no longer used for day care, residential care, or other similar uses licensed by the State of California (Community Care Licensing). Upon cessation of that use, or prior to the dwelling unit being sold, the converted garage shall be returned to its original state so that off-street parking is provided pursuant to TMC 9-2-209.

(14) Minor utilities shall not interfere with the use, enjoyment or aesthetics of adjacent uses.

(Ord. 1154-CS, Amended, 08/25/11; 1132-CS, Amended, 12/24/09; 1083-CS, Amended, 05/10/2007; 1073-CS, Amended, 11/23/2006; Ord. 1008-CS, Amended, 07/10/2003; Ord. 983-CS, Amended, 07/11/2002; Ord. 963-CS, Amended, 03/29/2001; Ord. 914-CS, Amended, 02/14/1997)

9-3-203 Property development regulations.

The following schedule prescribes the development regulations for each Residential 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.


R DISTRICTS (Residential Districts) PROPERTY DEVELOPMENT REGULATIONS
	R-E	R-L	R-L4.5	R-M	R-H	Additional Regulations
Minimum lot size (sf)	14,500	5,000	4,500	6,000	7,500	(1)(5)
Lot density ranges (unit/acre)	0.2 – 3.0	3.0 – 7.0	5.0 – 10.0	7.0 – 15.0	15.0 – 30.0
Lot area per unit (sf)	14,500	5,000	4,500	NA	NA	(5)
Units per min. lot size	1	1	1	2	4	(16)
Area per unit above min.	NA	NA	NA	2,000	1,200
Lot dimensions (ft.)
Width	100	55	40	60	75	(2)
Corner lots	60	60	45	65	80
Depth	100	90	80	100	100
Frontage	60	35	35	35	35
Yards						(3)
Front (ft.)	30	15	15	20	20	(7)(9)(14)
Side (ft.)	10	5	0 – 10	10 – 20	10 – 20	(8)(11)(15)
Corner side (ft.)	30	15	15	15	20	(6)(21)
Rear (ft.)	20	10	10	10/story	10/story	(12)(18)(19) (20)(22)
Maximum height (ft.)	35	35	35	35	40	(4)
Distance between structures (ft.)	10	6	6	10	10	(7)
Driveway length (from p/l)	30	20	20	20	20	(23)
Usable open space (sf) per unit	NA	NA	900	500	500	(13)
Common recreational open space	NA		10%	10%	10%	(17)
Landscaping	NA	30%	30%	30%	30%	(17)
Fences and walls	See (8) below.
Additional Standards	See Article 2 of Chapter 9-2 TMC: Off-Street Parking and Loading Regulations. (10)
	See TMC 9-2-216: Driveway and corner visibility.
	See Article 5 of Chapter 9-2 TMC: Signs.
	See TMC 9-2-112: Outdoor storage.
	See TMC 9-2-101: Accessory buildings and uses. (7)
	See TMC 9-2-118: Screening of mechanical equipment.
	See TMC 9-2-120: Swimming pools, spas and hot tubs.
	See TMC 9-2-115: Recycling and solid waste disposal regulations. Trash and refuse containers shall not be stored within the front yard or corner street yard setback areas.
	See TMC 9-2-121: Underground utilities.
	See Article 4 of Chapter 9-2 TMC: Nonconforming Structures and Uses.
	See TMC 9-2-114: Permitted locations of mobile homes, recreational vehicles, and campers.
	See TMC 9-2-107: Development on lots divided by district boundaries.

(2) Lot width for lots located on a cul-de-sac is calculated at the front yard setback point.

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

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

(5) See TMC 9-2-103: Affordable housing density bonus.

(6) Any corner side yard may be reduced to ten (10') feet if it does not abut the front yard of an adjacent lot.

(7) See TMC 9-2-101: Accessory buildings and uses. For main structures, the minimum distance shall increase five (5') feet per story per building for each building involved, excluding accessory structures. Canopy structures, typically used to shade vehicles, in residential districts are prohibited in the twenty (20') foot front yard setback area. Canopies erected/installed prior to July 31, 2003, shall be allowed upon proof of date of installation; however, such canopies must be removed upon sale of the residence.

(8) The maximum height of a fence or wall shall be seven (7') feet with the following exceptions:

(i) The maximum height of a fence or wall in a required front or corner side yard shall be three (3') feet for a solid fence and four (4') feet for nonsolid fences, as long as such taller fences do not constitute a safety/visibility hazard to pedestrians or vehicles. A fence may be constructed at the back of the sidewalk within the public right-of-way with the provision that the City of Turlock or other utility may summarily remove it without compensation.

(ii) A maximum seven (7') foot fence or wall may extend five (5') feet into a corner side yard if it does not abut the front yard of an adjacent lot.

The Community Development Director may allow fence and wall heights to be increased in order to mitigate noise problems documented by a noise study. Barbed wire and electrified fences are prohibited. In addition, all fences and walls shall be subject to the driveway visibility requirements of TMC 9-2-216: Driveway and corner visibility.

(9) Front yard setbacks may be reduced to the average of the two (2) adjoining lots, when the adjoining lots have already been developed. In the R-L District, front yards may be reduced by a maximum of five (5') feet, provided there is a corresponding increase elsewhere in the front yard. In no case shall any portion of any building in a residential district be closer to the front property line than ten (10') feet or twenty (20') feet for garages/carports.

(10) Vehicular access. For all uses, there shall be vehicular access to the off-street parking and loading facilities from a dedicated street or alley.

(11) In the R-L4.5 District, one (1) side yard may be eliminated if the opposite side yard is ten (10') feet. A five (5') foot wide easement on the lot adjacent to the eliminated side yard shall be required for building overhang, encroachments and access for building maintenance. Such easement shall be recorded prior to the issuance of any building permit. Otherwise both side yards shall be a minimum of five (5') feet. In no case shall any structure be closer than ten (10') feet from a structure on an adjoining property. In the R-L4.5 District those units which abut lots in a different zoning district shall maintain a five (5') foot adjoining side yard.

(12) In the R-L4.5 District, the rear yard may be reduced to five (5') feet for a length not to exceed one-third (1/3) of the width of the parcel.

(13) Multifamily dwelling projects (except senior housing) with twenty (20) or more units shall include an additional nine hundred (900) square feet of children’s play area designed and equipped for children through the age of nine (9) years.

(14) A through lot is considered to have two (2) front yards, both of which shall be landscaped upon development of the lot. Municipal code standards for front yards (setbacks, fencing, and the like) apply to both street frontages. On a through lot that is simultaneously a corner lot, the property owner may designate the corner side yards.

(15) In the R-M and R-H Districts, a minimum side yard setback shall be ten (10') feet for one (1) story buildings and five (5') feet for each additional story.

(16) On lots of less than one (1) acre in the R-M and R-H Districts, the minimum number of dwelling units per lot may be reduced to be consistent with the prevailing development density in the neighborhood.

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

(18) In the R-L Zoning District, the rear yard may be reduced to five (5') feet for a length not to exceed one-third (1/3) of the width of the parcel if the rear yard abuts an alley (Director’s Interpretation 2006-01).

(19) A residential lot located at the end of an open-ended cul-de-sac may consider the side yard abutting the public right-of-way at the end of the open-ended cul-de-sac as an interior yard for purposes of setback measurements. Because of visibility constraints, this provision may not apply when the side yard of the lot abuts the front yard of an adjacent lot (Director’s Interpretation 2000-02).

(20) In R-L and R-L4.5 Zoning Districts, and for single story structures in the R-M and R-H Zoning Districts, a building projection may not encroach any closer than five (5') feet to the rear property line. The width of the projection may not exceed twenty-five (25%) percent of the allowed building width. For two (2) story structures in the R-M and R-H Zoning Districts, building projections may extend up to six (6') feet into the rear yard, reducing the minimum rear yard to fourteen (14') feet, instead of the requisite twenty (20') feet (Director’s Interpretation 99-05).

(21) Where two (2) corner lots abut each other (“back-to-back”) in the R-E Zoning District, a twenty (20') foot corner side yard setback is required. This provision does not apply to reverse corner lots, where the rear of the lot abuts the side yard of the adjoining lot. In this circumstance, the typical thirty (30') foot setback shall apply.

(22) Single-family homes located in the R-M Zoning District are not subject to the ten (10') foot per story setback regulations. This provision only applies to multiple attached units (Director’s Interpretation 99-02).

(23) A twenty (20') foot driveway is not required when a garage is accessed off a public alley. Detached garages are subject to the accessory building provisions of TMC 9-2-101 for both setbacks and height limitations. Attached garages are considered part of the main dwelling units and are, therefore, subject to the rear and/or side yard setbacks normally established for that particular zoning district (Director’s Interpretation 99-01).

(Ord. 1154-CS, Amended, 08/25/11; 1094-CS, Amended, 06/09/2007; 1083-CS, Amended, 05/10/2007; Ord. 1008-CS, Amended, 07/10/2003; Ord. 963-CS, Amended, 03/29/2001; Ord. 958-CS, Amended, 10/12/2000; Ord. 914-CS, Amended, 02/14/1997)

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

9-3-301 Specific purposes.

In addition to the general purposes listed in Chapter 1 of Title 9 of this Code (Chapter 9-1: 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) CO Commercial Office District. To provide a transitional zone between commercial and residential uses with areas for business and professional offices.

(2) CC 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) CT 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) CH 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.

(Ord. 1154-CS, Amended, 08/25/11; Ord. 914-CS, Amended, 02/14/1997)

9-3-302 Use classifications.

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.


C-O, C-C, C-T and C-H DISTRICTS (Commercial) USE CLASSIFICATIONS P Permitted NP Not Permitted MDP Minor Discretionary Permit MAA Minor Administrative Approval CUP Conditional Use Permit
	C-O	C-C	C-H	C-T	Additional Use Regulations
Residential Uses
Family day care
Large	MAA	NP	NP	NP	(1)
Small	P	NP	NP	NP	(1)
Group quarters
Large	MDP	NP	NP	NP	(2)
Small	P	NP	NP	NP	(2)
Emergency shelter	CUP	CUP	CUP	NP	(2)
Caretaker unit	CUP	NP	NP	NP	(18)
Public and Semipublic Uses
Clubs and lodges	MDP	MDP	CUP	NP
Convalescent hospitals	MDP	NP	NP	NP
Cultural institutions	P	P	P	P
Day care centers	MDP	MAA	MAA	NP
Government offices	P	P	P	NP
Hospitals	CUP	CUP	CUP	NP
Parking lots	MDP	MDP	MDP	MDP
Public buildings and facilities	MDP	MDP	MDP	MDP
Public utility service yards	NP	NP	MDP	NP
Religious assembly	MDP	MDP	MDP	MDP
Schools
Trade	MDP	MDP	MDP	NP
Public/private	MDP	MDP	MDP	NP
Utilities
Major	NP	NP	CUP	NP
Minor	MDP	MDP	MDP	MDP	(3)
Commercial Uses
Adult entertainment facilities	NP	NP	NP	NP	(4)
Animal services
Animal boarding	CUP	MDP	MDP	NP
Animal grooming	MDP	P	P	P
Animal hospitals	CUP	MDP	MDP	MDP
Animal retail sales	NP	P	P	P	(23)
Antique shops	NP	P	P	P
Artists’ studios	MDP	P	P	P	(19)
Automobile repair
Major	NP	MDP	MAA	MAA	(6)(7)
Minor	NP	MAA	P	P	(6)(7)
Automobile sales and service	NP	MAA	MAA	MAA	(6)(7)
Automobile service stations	NP	MAA	MAA	MAA	(6)(7)
Automobile storage	NP	NP	MAA	NP	(6)(7)
Automobile washing	NP	MDP	MAA	MAA	(6)(7)
Bakeries
Retail	MDP	P	P	P
Wholesale	NP	NP	MDP	NP
Bar	NP	CUP	CUP	CUP
Building materials and services	NP	MDP	MAA	MDP	(8)(13)
Catering services	NP	P	P	NP
Clinics	MDP	MDP	P	MDP
Commercial filming	NP	MDP	P	NP
Commercial recreation and entertainment	NP	CUP	CUP	CUP	(5)
Convenience gas mart	NP	MDP	MDP	MDP
Dance hall/Nightclub	NP	CUP	CUP	CUP
Discount club	NP	CUP	CUP	CUP	(21)(22)
Discount store	NP	MDP	MDP	CUP	(21)(22)
Discount superstore	NP	NP	NP	NP	(21)(22)
Entertainment, live (excluding adult entertainment)	NP	MDP	MDP	MDP
Equipment sales, service and rentals	NP	NP	MAA	NP	(13)
Financial services	CUP	MDP	MAA	NP	(13)
Food and beverage sales
Neighborhood store <2,500 sf	CUP	MAA	MAA	NP
Between 2,500 and 10,000 sf	NP	MDP	MDP	NP
Larger than 10,000 sf	NP	MDP	MDP	CUP	(21)(22)
Fortune telling	NP	CUP	NP	NP	(9)
Funeral and internment services	MDP	MAA	MAA	NP
Health/recreation center	NP	MAA	MAA	MAA
Hotels and motels	NP	MAA	MAA	MAA	(16)
Laboratories	MAA	MAA	MAA	NP
Laundries
Limited	MAA	P	P	NP
Unlimited	NP	NP	P	NP
Maintenance and repair services
Major	NP	NP	MDP	NP	(13)
Minor	NP	MAA