Chapter 9-3 BASE DISTRICT REGULATIONS

Chapter 9-3
BASE DISTRICT REGULATIONS Revised 7/24

Sections:

Article 1. Agricultural District (A)

9-3-101 Specific purposes.

9-3-102 Use classifications. Revised 7/24

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. Revised 7/24

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 and I)

9-3-401 Specific purposes.

9-3-402 Use classifications.

9-3-403 Property development standards.

Article 5. Public and 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.

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

9-3-102 Use classifications. Revised 7/24

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 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.

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	(8)
Residential Uses
Family day care homes
Large	MAA	(1)
Small	P
Group Homes
Unlimited	NP
Large	MDP
Small	P	(7)
Group Quarters
Unlimited	NP
Large	CUP
Small	P	(7)
Home occupations	P	(2)
Emergency shelter	NP
Manufactured housing	MAA	(9)
Single-family dwellings	P	(7)
Accessory dwelling units	P	(3) (7)
Public and Semipublic Uses
Religious assembly	CUP
Utilities
Major	CUP
Minor	P	(6)
Accessory Structures and Uses	P	(4)
Domesticated animals	P	(5)
Temporary Uses	See Article 5 of Chapter 9-5 TMC (Temporary Uses of Land)
Nonconforming Uses and Structures	See Article 3 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, Accessory dwelling units.

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

(5) The keeping of domesticated animals is subject to TMC 6-1-105. 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).

(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.

(9) Manufactured housing shall be subject to architectural review to ensure compatibility with adjacent residential buildings in terms of scale, height, and exterior design and treatment as provided in the design guidelines, including but not limited to roof pitch and style, window and door detailing, exterior materials, textures, colors, and finishes.

(1312-CS, Amended, 06/14/2024; 1231-CS, Amended, 04/13/2017; 1207-CS, Rep&ReEn, 05/28/2015)

9-3-103 Property development regulations.

The following schedule prescribes development regulations for the agricultural (A) 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 9-2-215 (Driveway and corner visibility). Barbed wire and electrified fences may be utilized to contain livestock subject to the standards contained in TMC 9-2-126 (Electrified fences). Razor wire is prohibited.
Additional regulations	See Article 2 of Chapter 9-2 TMC (Off-Street Parking and Loading Regulations).
	See TMC 9-2-215 (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 or structures).
	See TMC 9-2-120 (Underground utilities).
	See Article 3 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 TMC 9-2-108 (Exceptions to height limits).

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

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.

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

9-3-202 Use classifications. Revised 7/24

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
Community garden	CUP	CUP	CUP	CUP	CUP	(1)
Crop production	P	P	P	P	P	(1)
Domesticated animals	P	P	P	P	P	(2)
Other agricultural uses	NP	NP	NP	NP	NP
Residential Uses
Condominiums	PD	PD	PD	PD	PD
Family day care homes
Small	P	P	P	P	P	(3) (13)
Large	MAA	MAA	MAA	MAA	MAA	(3) (13)
Group homes
Unlimited	NP	NP	NP	CUP	MDP
Large	NP	CUP	CUP	MDP	MDP	(9)
Small	P	P	P	P	P
Group quarters
Unlimited	NP	NP	NP	CUP	CUP
Large	NP	CUP	CUP	MDP	MDP
Small	P	P	P	P	P	(9)
Emergency shelter	NP	CUP	CUP	CUP	CUP
Home occupations	P	P	P	P	P	(4)
Manufactured housing	P	P	P	MDP	CUP	(15)
Mobile home parks	NP	CUP	CUP	CUP	CUP	(8)
Multifamily dwellings	NP	NP	NP	MDP	MDP	(10)
Accessory dwelling units	P	P	P	P	P	(5)
Single-family dwellings	P	P	P	P	P	(10)
Commercial Uses
Neighborhood store	NP	MDP	MDP	MDP	MDP
All other commercial uses	NP	NP	NP	NP	NP
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	CUP	CUP
Cultural institutions	NP	NP	NP	NP	NP
Day care centers	CUP	CUP	CUP	CUP	CUP
Golf course/driving range	CUP	CUP	CUP	CUP	CUP
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
Utilities
Major	CUP	CUP	CUP	CUP	CUP
Minor	MAA	MAA	MAA	MAA	MAA	(14)
Industrial Uses	NP	NP	NP	NP	NP
Accessory Structures and Uses
Accessory buildings and structures	P	P	P	P	P	(6)
Animals, 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 and sales office 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. For sales office trailers, (1) landscaping shall be provided around the base of the trailer and between the public right-of-way and the trailer’s location; and (2) parking spaces shall be paved.

(1) See TMC 9-1-202 (Definitions).

(2) The keeping of domesticated animals may be kept as an accessory use to a residence, subject to the requirements of TMC 6-1-105.1 (Other domesticated animals), only in the following zoning districts: agriculture (A) and residential estate (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 (Accessory dwelling units).

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

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

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

(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 Article 4 of Chapter 6-1 TMC.

(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 California 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.

(15) Manufactured housing shall be subject to architectural review to ensure compatibility with adjacent residential buildings in terms of scale, height, and exterior design and treatment as provided in the design guidelines, including but not limited to roof pitch and style, window and door detailing, exterior materials, textures, colors, and finishes.

(1312-CS, Amended, 06/14/2024; 1231-CS, Amended, 04/13/2017; 1223-CS, Amended, 10/13/2016; 1207-CS, Rep&ReEn, 05/28/2015)

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	2	2	2	3	4
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	40	45	(16)
Yards						(3)
Front (ft.)	30	15	15	20	20	(7) (9) (14)
Side (ft.)	10	5	0 – 10	10 – 20	10 – 20	(7) (8) (11) (15)
Corner side (ft.)	30	15	15	15	20	(6) (9) (21)
Rear (ft.)	20	10	10	10/story	10/story	(7) (12) (15) (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).
	See TMC 9-2-215 (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 or structures).
	See TMC 9-2-118 (Screening of mechanical equipment).
	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 9-2-120 (Underground utilities).
	See Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).
	See TMC 9-2-114 (Permitted locations of 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 or structures). For main structures, the minimum distance between structures shall increase five (5') feet per story, 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.

(iii) The Development Services Director may allow fence and wall heights to be increased in order to mitigate noise problems documented by a noise study. Barbed wire, razor wire, electrified fencing, and similar security devices are prohibited. In addition, all fences and walls shall be subject to the driveway visibility requirements of TMC 9-2-215 (Driveway and corner visibility).

(iv) To improve security in residential districts only, the Development Services Director may permit a fence or wall located on the rear property line to be increased to ten (10') feet when the property abuts a property owned and maintained by public utility upon approval of a minor administrative approval as set forth in Article 3 of Chapter 9-5 TMC (Minor Administrative and Minor Discretionary Permits). This exception shall not be applied to a rear property line that abuts a public street or sidewalk.

(v) Barbed and razor wire, and electrified fences are prohibited in residential districts.

(9) Front or corner side yard setback may be reduced to the average of the two (2) adjoining lots when the adjoining lots have already been developed. In no case shall any portion of any building in a residential district be located within a public utility easement (PUE), or 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 recording of the final map or the issuance of any building permit, whichever occurs first. 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, the minimum side and rear yard setbacks shall be ten (10') feet. When the property abuts an R-L district, and the height of any window frame in the second story exceeds twenty-five (25') feet, the setbacks for the second story shall be increased to fifteen (15') feet. These setbacks shall be further increased to twenty (20') feet for a building that is three (3) stories or more in height when the property abuts an R-L district.

(16) Minimum lot frontage dimension applies only to lots fronting on curvilinear streets or cul-de-sacs, and may not be used to create flag lots.

(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 a public alley.

(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.

(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.

(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.

(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 (Accessory buildings or structures) 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.

(1231-CS, Amended, 04/13/2017; 1223-CS, Amended, 10/13/2016; 1207-CS, Rep&ReEn, 05/28/2015)

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 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)

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.

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.

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
Agricultural Uses
Community garden	MDP	MDP	MDP	MDP
Crop production	P	P	P	P
Other agricultural uses	NP	NP	NP	NP
Residential Uses
Family day care homes
Large	MAA	NP	NP	NP	(1)
Small	P	NP	NP	NP	(1)
Group homes
Unlimited	MDP	NP	NP	NP
Large	MDP	NP	NP	NP
Small	P	NP	NP	NP	(2)
Group quarters
Unlimited	MDP	NP	NP	NP
Large	MDP	NP	NP	NP
Small	P	NP	NP	NP	(2)
Emergency shelter	CUP	CUP	CUP	NP	(2) (24)
Caretaker unit	NP	NP	CUP	NP	(17)
Public and Semipublic Uses
Clubs and lodges	MDP	MDP	CUP	NP
Convalescent hospitals	MDP	MDP	CUP	NP
Cultural institutions	P	P	P	NP
Day care centers	MDP	MAA	MAA	NP
Government offices	P	P	P	NP
Hospitals	CUP	CUP	CUP	NP
Parking lots	MDP	MDP	MDP	CUP
Public assembly	NP	MDP	MDP	CUP
Public buildings and facilities	MDP	MDP	MDP	CUP
Public utility service yards	NP	NP	MDP	NP
Religious assembly	MDP	MDP	MDP	CUP
Schools
Trade	MDP	MDP	MDP	NP
Public or private	MDP	MDP	MDP	NP
Utilities
Major	NP	NP	CUP	NP
Minor	MAA	MAA	MAA	MAA	(3)
Commercial Uses
Adult entertainment facilities	NP	NP	NP	NP	(4)
Animal services
Animal boarding	CUP	MDP	MDP	NP	(23)
Animal grooming	MDP	P	P	MDP	(23)
Animal hospitals	CUP	MDP	MDP	MDP	(23)
Animal retail sales	NP	P	P	MDP	(22) (23)
Antique shops	NP	P	P	MDP	(23)
Artists’ studios	MDP	P	P	MDP	(18) (23)
Automobile repair
Major	NP	MDP	MAA	MDP	(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	MDP	(23)
Wholesale	NP	NP	MDP	NP
Bar	NP	CUP	CUP	CUP	(23)
Building materials and services	NP	MDP	MAA	CUP	(8) (13) (23)
Cannabis – cultivation	NP	NP	CUP	NP	(25) (26)
Cannabis – distribution	NP	NP	CUP	NP	(25) (26)
Cannabis – manufacturing	NP	NP	CUP	NP	(25) (26)
Cannabis – retail sales	NP	CUP	CUP	CUP	(25) (26)
Cannabis – testing laboratories	CUP	CUP	CUP	NP	(25) (26)
Catering services	NP	P	P	NP
Clinics	MDP	MDP	P	MDP	(23)
Commercial filming	NP	MDP	P	NP
Commercial recreation and entertainment	NP	CUP	CUP	CUP	(5)
Convenience gas mart	NP	MDP	MDP	MDP
Discount club	NP	CUP	CUP	CUP	(20) (21)
Discount store	NP	MDP	MDP	CUP	(20) (21)
Discount superstore	NP	NP	NP	NP	(20) (21)
Equipment sales, service, and rentals	NP	NP	MAA	NP	(13)
Financial services	CUP	MDP	MAA	MDP	(23)
Food and beverage sales
Neighborhood store <2,500 sf	CUP	MAA	MAA	MDP	(23)
Between 2,500 and 10,000 sf	NP	MDP	MDP	MDP	(23)
Larger than 10,000 sf	NP	MDP	MDP	CUP	(20) (21)
Fortune telling	NP	MDP	NP	NP	(9)
Funeral and interment services	MDP	MAA	MAA	NP
Health/recreation center					(23)
3,000 sf or less	NP	MAA	MAA	MAA
Greater than 3,000 sf	NP	MAA	MDP	CUP
Hotels and motels	NP	MAA	MAA	MAA	(15)
Industrial hemp – Cultivation	NP	NP	NP	NP
Industrial hemp – Type A	NP	NP	MDP	NP
Industrial hemp – Type B	NP	NP	CUP	NP
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	MAA	MDP	(13) (23)
Nightclub	NP	CUP	CUP	CUP	(23)
Nurseries	NP	MAA	MAA	NP
Nursing homes	MDP	MDP	NP	NP
Offices
Business and professional	P	P	MAA	NP
Medical and dental	P	P	MAA	MDP	(23)
Outdoor storage	NP	MDP	MDP	CUP	(13)
Personal services	MAA	P	P	MDP	(23)
Printing and publishing
Limited	MDP	MAA	P	NP
Unlimited	NP	NP	MDP	NP
Recycling facility
Collection facility, large	NP	NP	MDP	NP	(16)
Collection facility, small	NP	P	P	MDP	(16) (23)
Processing facility	NP	NP	NP	NP	(16)
Rental storage facility	NP	NP	MDP	NP	(19)
Research and development services	MDP	MDP	MDP	NP
Restaurant	CUP	MAA	MAA	MAA
Restaurant, drive-in	NP	MDP	MDP	MDP
Restaurant, fast food	NP	MDP	MDP	MDP
Retail sales	CUP	P	P	MDP	(10) (20) (21) (23)
Shopping center	NP	MDP	MDP	MDP
Travel trailer park	NP	NP	MDP	CUP	(15)
Industrial Uses
Commissary	NP	NP	MDP	NP
Industry
Limited	NP	NP	MDP	NP
General	NP	NP	NP	NP
Salvage and wrecking operations
Motor vehicle	NP	NP	CUP	NP	(14)
Nonvehicular	NP	NP	CUP	NP	(14)
Truck terminal	NP	NP	CUP	MDP
Truck yard	NP	NP	CUP	NP
Warehouse
Limited	NP	NP	MDP	NP
Wholesale distribution	NP	NP	MDP	NP
Accessory Structures and Uses	P	P	P	P	(11) (13)
Temporary Uses	P	P	P	P	(12)
Nonconforming Uses	See Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).

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

(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.

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

9-3-303 Property development regulations.

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
	C-O	C-C	C-H	C-T	Additional Regulations
Yards					(1) (7) (8)
Front (ft.)	10	10	15	15	(2) (5) (9)
Side (ft.)	0	0	0	0	(3)
Corner side (ft.)	10	10	15	15	(2) (5) (9)
Rear (ft.)	10	0	0	0	(3)
Maximum height (ft.)	35	35	None	None	(3) (4)
Typical FAR	0.35	0.25	0.35	0.35
Landscaping standards (% of lot area)	15	10	7.5	7.5	(5) (6) (8)
Residential development	Where permitted, residential uses may be developed independently or in combination with commercial uses in accordance with the R-H district regulations.
Fences and walls	A seven (7') foot solid masonry wall shall be required along any property line abutting an R district, except in required front and corner side yards where the maximum height shall be three (3') feet. The Development Services Director may allow fence and wall heights to be increased in order to mitigate noise problems documented by a noise study. Razor wire, electrified fencing, and similar security devices are prohibited in commercial districts. Barbed wire may be used on a limited basis for security or safety purposes with an MAA 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 located adjacent to a residence or residential district. In addition, all fences and walls shall be subject to the driveway visibility requirements of TMC 9-2-215 (Driveway and corner visibility).
Additional standards	Article 2 of Chapter 9-2 TMC (Off-Street Parking and Loading Regulations).
	TMC 9-2-215 (Driveway and corner visibility).
	Article 5 of Chapter 9-2 TMC (Signs).
	TMC 9-2-112 (Outdoor storage).
	TMC 9-2-101 (Accessory buildings or structures).
	TMC 9-2-118 (Screening of mechanical equipment).
	TMC 9-2-120 (Underground utilities).
	TMC 9-2-115 (Recycling and solid waste disposal regulations).
	Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).
	TMC 9-2-122 (Rental storage facility).

(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)

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

9-3-401 Specific purposes.

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

(a) Provide appropriately located areas consistent with the General Plan for a broad range of manufacturing and service uses;

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

(d) The additional purposes of each I district are as follows:

(1) I-BP Business Park District. To provide sites with high architectural and landscape standards for industrial office centers, limited manufacturing, warehousing, and large-scale, single destination retail and other limited retail uses which may not be appropriate in retail areas.

(2) I General Industrial District. To provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for location in Turlock; and to protect Turlock’s general industrial areas from competition for space from unrelated uses that could more appropriately be located elsewhere in the City.

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

9-3-402 Use classifications.

In the following schedule, the letter “P” designates use classifications permitted in I 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 five thousand (5,000) 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 industrial 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.

I-BP and I DISTRICTS (Industrial) USE CLASSIFICATIONS P Permitted NP Not Permitted MDP Minor Discretionary Permit MAA Minor Administrative Approval CUP Conditional Use Permit
	I-BP	I	Additional Use Regulations
Agricultural Uses
Community garden	MDP	MDP
Crop production	P	P
Other agricultural uses	CUP	MDP
Public and Semipublic Uses
Airports and heliports	CUP	CUP
Day care centers	MDP	MDP
Government offices	MDP	MDP
Parking lots	MDP	MDP
Public buildings and facilities	MDP	MDP
Religious assembly	CUP	CUP
Schools, trade	MDP	MDP
Utilities
Major	CUP	MDP
Minor	P	P	(13)
Commercial Uses
Adult entertainment facilities	MDP	MDP	(1)
Ambulance services	MDP	MDP
Animal services
Animal boarding	MDP	MDP
Animal hospitals	MDP	MDP
Artists’ studios	MDP	MDP
Automobile service stations	MDP	MDP	(2)
Automobile storage	MDP	MDP	(2)
Automobile washing	NP	MDP	(2)
Bakeries, wholesale	MDP	MDP
Building materials and services	NP	MDP	(3)
Cannabis – cultivation	NP	CUP	(14) (15)
Cannabis – distribution	NP	CUP	(14) (15)
Cannabis – manufacturing	NP	CUP	(14) (15)
Cannabis – retail sales	NP	CUP	(14) (15)
Cannabis – testing laboratories	NP	CUP	(14) (15)
Commercial recreation and entertainment	MDP	MDP
Communications facilities	MDP	MDP
Equipment sales, service, and rentals	MDP	MDP	(12)
Financial services	MDP	MDP	(4)
Health/recreation centers
5,000 square feet or less	MAA	MAA	Director’s Interpretation 2010-01
Greater than 5,000 square feet	MDP	CUP
Industrial hemp – Cultivation	NP	NP
Industrial hemp – Type A	MDP	MDP
Industrial hemp – Type B	NP	CUP
Laboratories	MDP	MDP
Labor camps	NP	CUP
Maintenance and repair services
Major	NP	MDP	(5)
Minor	MDP	MDP	(5)
Motor vehicle repair
Major	NP	MDP	(2)
Minor	MDP	MDP	(2)
Offices
Business and professional	MDP	CUP
Medical and dental	MDP	CUP
Printing and publishing
Limited	MDP	MDP
Unlimited	MDP	MDP
Research and development services	MDP	MDP
Restaurant	CUP	CUP
Retail sales	MDP	MDP	(6)
Industrial Uses
Chemical mfg./processing	NP	CUP
Commissary	NP	MDP
Industry
General	CUP	MDP
Limited	MDP	MDP
Hazardous waste transfer stations	NP	CUP
Salvage and wrecking operations	NP	CUP	(7)
Speculative buildings	MDP	MDP
Transfer stations	NP	MDP
Truck terminal	NP	MDP	(10)
Truck yard	NP	MDP
Warehouse			(8)
Limited	MDP	MDP
Wholesale distribution	CUP	MDP
Accessory Structures and Uses	P	P	(5) (8) (9)
Caretaker unit	MDP	MDP	(11)
Temporary Uses	P	P	(9)
Nonconforming Uses	See Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).
Recycling Facilities	See TMC 9-2-116 (Recycling facilities).

(1) See TMC 9-2-102 (Adult entertainment facilities).

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

(3) Building materials and service uses shall not adjoin any R district. See TMC 9-2-112 (Outdoor storage).

(4) Only automatic teller machines are allowed.

(5) See TMC 9-2-112 (Outdoor storage).

(6) In an I district only ancillary retail sales limited to thirty (30%) percent of the total square footage of buildings used to manufacture products on the site, or two thousand five hundred (2,500) square feet, whichever is less, shall be allowed. Goods being sold at retail must be directly related to approved and permitted uses of the site. Large-scale, single destination retail uses may be allowed in the I-BP district, provided a conditional use permit is obtained in accordance with Article 6 of Chapter 9-5 TMC (Conditional Use Permits and Variances).

(7) Salvage and wrecking operations shall not adjoin an arterial street or Highway 99. See TMC 9-2-117 (Salvage and wrecking operations).

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

(9) 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.

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

(11) A caretaker unit may be provided in conjunction with an industrial use for a caretaker that is responsible for security, maintenance, or management of the facility. The unit shall be a permanent structure that is architecturally compatible with the main industrial buildings and must be clearly accessory to the industrial use.

(12) See TMC 9-2-123 (Equipment sales, service and rentals).

(13) 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.

(14) This matrix does not apply to cannabis uses in industrial zones within the downtown overlay. Cannabis uses in the downtown overlay shall be governed by TMC 9-2-704 and 9-4-103.

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

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

9-3-403 Property development standards.

The following schedule prescribes development regulations for the I (industrial) districts. 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).

I-BP and I DISTRICTS (Industrial) PROPERTY DEVELOPMENT REGULATIONS
	I-BP	I	Additional Use Regulations
Lot size (sf)	15,000	15,000	(1)
Lot width (ft.)	150	150
Lot depth (ft.)	150	150
Lot frontage (ft.)	100	100
Yards			(7)
Front (ft.)	20	20	(2) (3) (4) (8)
Side (ft.)	0	0	(4)
Corner side (ft.)	20	20	(3) (4) (8)
Rear (ft.)	0	0	(4)
Maximum height (ft.)	None	None
Typical FAR	0.60	0.60	(7)
Landscaping standards	7.5	5	(5) (6) (7)
Fences and walls	A seven (7') foot solid masonry wall shall be required along any property line abutting an R, C, or P-S district. The Development Services Director may allow fence and wall heights to be increased in order to mitigate noise problems documented by a noise study. Barbed wire and razor wire, and other similar devices, may be used on a limited basis for security or safety purposes with an MAA issued in accordance with Article 3 of Chapter 9-5 TMC (Minor Administrative and Minor Discretionary Permits); provided, that the device is not visible from the public right-of-way and is not located adjacent to a residence or residential district. Electrified fences may be permitted in accordance with TMC 9-2-126. In addition, all fences and walls shall be subject to the driveway visibility requirements of TMC 9-2-215 (Driveway and corner visibility).
Additional standards	See Article 2 of Chapter 9-2 TMC (Off-Street Parking and Loading Regulations).
	See TMC 9-2-215 (Driveway and corner visibility).
	See Article 5 of Chapter 9-2 TMC (Signs).
	See TMC 9-2-112 (Outdoor storage).
	See TMC 9-2-118 (Screening of mechanical equipment).
	See TMC 9-2-120 (Underground utilities).
	See Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).
	See TMC 9-2-115 (Recycling and solid waste disposal regulations).
	See TMC 9-2-122 (Rental storage facility).

(1) Minimum lot sizes are not applicable when done in conjunction with an approved planned development proposal. See TMC 9-2-106 (Development on existing lots of record).

(2) Double-frontage lots shall provide front yards on each frontage except in the case of public alleys.

(3) Front and corner side yards may be reduced to ten (10') feet in I districts on lots which do not front on arterial streets.

(4) A thirty (30') foot side, front, and rear yard adjoining any R district and 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.

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

(6) Any area between the front (and street side) property line and the building, exclusive of driveways and walkways, shall be landscaped.

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

(8) 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.

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

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

9-3-501 Specific purposes.

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

(a) Allow consideration of a large public or semipublic use separately from regulations for an underlying base zoning district that may or may not be appropriate in combination with the public or semipublic use;

(b) Allow consideration of establishment or expansion of a large public or semipublic use at rezoning hearings rather than at conditional use permit hearings only, and to give public notice of the extent of a site approved for a large public or semipublic use by delineating it on the zoning map; and

(c) Allow the Planning Commission and City Council to consider the most appropriate use of a site following discontinuance of a large public or semipublic use without the encumbrance of a base zoning district that may or may not provide appropriate regulations for reuse of the site.

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

9-3-502 Use classifications.

In the following schedule, the letter “P” designates use classifications permitted in P-S 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 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.

P-S DISTRICT (Public and Semipublic District) USE CLASSIFICATIONS P Permitted NP Not Permitted MDP Minor Discretionary Permit MAA Minor Administrative Approval CUP Conditional Use Permit
	P-S	Additional Use Regulations
Agricultural Uses
Community garden	MDP
Crop production	P
Other agricultural uses	CUP	(7)
Commercial Uses
Commercial recreation and entertainment	CUP	(1)
Outdoor storage	CUP	(2)
Public and Semipublic Uses
Airports	CUP
Cemeteries	P
Clubs and lodges	MDP
Convalescent hospitals	MDP
Corporation yards	MDP	(4)
Cultural institutions	MDP
Day care centers	MDP
Government offices	MDP
Heliports	MDP	(3)
Hospitals	CUP
Open space	P
Parking lots	P
Park and recreation facilities	MDP
Public buildings and facilities	MDP
Public assembly	CUP
Schools, public or private	MDP
Storm drainage basins	P	(6)
Utilities
Major	MDP
Minor	P	(5)
Accessory Structures and Uses	See TMC 9-2-101 (Accessory buildings or structures).
Temporary Uses	See Article 5 of Chapter 9-5 TMC (Temporary Uses of Land). Construction trailers may be temporarily located on a project site after required planning permits and approval have been obtained. The trailer(s) must be removed upon completion of the applicable construction project.
Nonconforming Uses and Structures	See Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).

(1) See also TMC 9-2-112 (Outdoor storage) and TMC 9-2-120 (Underground utilities).

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

(3) Must be more than one thousand (1,000') feet from an R district; heliport permit from the California Department of Transportation, Division of Aeronautics required.

(4) Maintenance and repair service uses are limited to those of a public and semipublic nature.

(5) 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.

(6) Storm drainage basins shall be landscaped.

(7) The permitting process may be reduced to a minor discretionary permit when the property is surrounded on all sides by industrial zones.

(1231-CS, Amended, 04/13/2017; 1207-CS, Rep&ReEn, 05/28/2015)

9-3-503 Development regulations.

Development regulations shall be as specified by a conditional use permit issued in accordance with Article 6 of Chapter 9-5 TMC (Conditional Use Permits and Variances), or as required by a minor discretionary permit issued in accordance with Article 3 of Chapter 9-5 TMC (Minor Administrative and Minor Discretionary Permits). The Development Services Director, Planning Commission, and/or City Council, as the case may be, shall be guided by those regulations of the zoning district within closest proximity of a zoning district intended for uses similar to those proposed in the P-S 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).

P-S DISTRICT (Public and Semipublic District) PROPERTY DEVELOPMENT REGULATIONS
	P-S	Additional Use Regulations
Yards		(1) (5)
Front (ft.)	10	(2) (4)
Side (ft.)	0	(3)
Corner side (ft.)	10	(2) (4)
Rear (ft.)	10	(3)
Maximum height (ft.)	None
Landscaping	Landscaping shall be provided consistent with the standards for the abutting properties. See TMC 9-2-109 (Landscaping and irrigation).
Fences and walls	A seven (7') foot solid masonry wall shall be required along any property line abutting an R, C, or P-S district. The Development Services Director may allow fence and wall heights to be increased in order to mitigate noise problems documented by a noise study. Razor wire, electrified fencing, and similar security devices are prohibited. Barbed wire may be used on a limited basis for security or safety purposes with an MAA 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 located adjacent to a residence or residential district. In addition, all fences and walls shall be subject to the driveway visibility requirements of TMC 9-2-215 (Driveway and corner visibility).
Additional regulations	See Article 2 of Chapter 9-2 TMC (Off-Street Parking and Loading Regulations).
	See TMC 9-2-215 (Driveway and corner visibility).
	See Article 5 of Chapter 9-2 TMC (Signs).
	See TMC 9-2-112 (Outdoor storage).
	See TMC 9-2-118 (Screening of mechanical equipment).
	See TMC 9-2-120 (Underground utilities).
	See Article 3 of Chapter 9-2 TMC (Nonconforming Structures and Uses).
	See TMC 9-2-115 (Recycling and solid waste disposal 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.

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

(5) 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.

(1231-CS, Amended, 04/13/2017; 1223-CS, Amended, 10/13/2016; 1207-CS, Rep&ReEn, 05/28/2015)