Porterville City Council
October 1, 2024

“Provide a safe and reliable transportation network that serves all people and respects the environment” Density and Intensity compatibility around airports should be considered as a potential impact given the long-range nature of the plan. With the expected growth in development and housing demands projected up to 2050, heightened density near airports could pose adverse effects on communities and should be reviewed for potential consequences to health and safety. Sensitive land uses such as residential areas, schools, hospitals, senior homes, and other facilities should also be reviewed for airport land use compatibility.

The Aeronautics Program commends the City of Porterville and encourages the continued collaboration with aviation stakeholders on regional aviation planning issues.

If you have any questions or need additional information, please contact me by email at [email protected].

Sincerely,
Ingrid McRoberts
Aviation Planner
Caltrans Aeronautics Program
c: State Clearinghouse
Gavin Newsom, Governor
David Shabazian, Director
State of California Natural Resources Agency | Department of Conservation 715 P Street, MS 1904, Sacramento, CA 95814
conservation.ca.gov | T: (916) 324-0850 | F: (916) 327-3430 APRIL 12, 2024
VIA EMAIL: [email protected]

CITY OF PORTERVILLE

COMMUNITY DEVELOPMENT DEPARTMENT
ATTN: CLAUDIA CALDERON

ACTING COMMUNITY DEVELOPMENT DIRECTOR
291 N. MAIN STREET
PORTERVILLE, CA 93257
Dear Ms. Calderon:

INITIAL STUDY AND NOTICE OF PREPARATION OF A DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE SOUTH OF TULE RIVER MASTER PLAN PROJECT, SCH #2024030738 The Department of Conservation’s (Department) Division of Land Resource Protection (Division) has reviewed the Initial Study and Notice of Preparation of a Draft Environmental Impact Report for the South of Tule River Master Plan Project (Project).

The Division monitors and maps farmland conversion on a statewide basis, provides technical assistance regarding the Williamson Act, and administers various agricultural land conservation programs. Public Resources Code, section 614, subdivision (b) authorizes the Department to provide soil conservation advisory services to local governments, including review of CEQA documents.

Protection of the state’s agricultural land resources is part of the Department’s mission and central to many of its programs. The CEQA process gives the Department an opportunity to acknowledge the value of the resource, identify areas of Department interest, and offer information on how to assess potential impacts or mitigation opportunities.

The Department respects local decision-making by informing the CEQA process, and is not taking a position or providing legal or policy interpretation.

We offer the following comments for consideration with respect to the project’s potential impacts on agricultural land and resources within the Department’s purview.

PROJECT ATTRIBUTES
The General Plan Amendment requests amendment of the existing land use designations to the mix of 10 different land uses proposed in the South Tule Master Plan.

The Rezone requests a rezone from the existing zoning districts to zoning districts that are consistent with the proposed land use designation. Although no physical development

is proposed by the Project, the Initial Study analyzed the potential buildout of the Project site at a programmatic level.

Future redevelopment of the Project site would require annexation, as well as review, permits, and/or approvals, such as grading, building, encroachment, and sign permits.

Other approvals may be required as identified through the entitlement review and approval process. The project contains Prime, Statewide, and Unique Farmland as designated by the DOC’s Farmland Mapping and Monitoring Program.

PROJECT CONSIDERATIONS
The conversion of agricultural land represents a permanent reduction and impact to California’s agricultural land resources. The Department generally advises discussion of the following in any environmental review for the loss or conversion of agricultural land:
• Type, amount, and location of farmland conversion resulting directly and indirectly from implementation of the proposed project. • Impacts on any current and future agricultural operations in the vicinity; e.g., land-use conflicts, increases in land values and taxes, loss of agricultural support infrastructure such as processing facilities, etc.
• Incremental impacts leading to cumulative impacts on agricultural land. This would include impacts from the proposed project, as well as impacts from past, current, and likely future projects.
• Proposed mitigation measures for impacted agricultural lands within the proposed project area.

MITIGATING AGRICULTURAL LAND LOSS OR CONVERSION
Consistent with CEQA Guidelines, the Department advises that the environmental review address mitigation for the loss or conversion of agricultural land. An agricultural conservation easement is one potential method for mitigating loss or conversion of agricultural land. (See Cal. Code Regs., tit. 14, § 15370 [mitigation includes “compensating for the impact by replacing or providing substitute resources or environments, including through permanent protection of such resources in the form of conservation easements.”]; see also King and Gardiner Farms, LLC v. County of Kern (2020) 45 Cal.App.5th 814.)
Mitigation through agricultural conservation easements can take at least two forms: the outright purchase of easements or the donation of mitigation fees to a local, regional, or statewide organization or agency whose purpose includes the acquisition and stewardship of agricultural easements. The conversion of agricultural land may be viewed as an impact of at least regional significance. Hence, the search for replacement lands may not need to be limited strictly to lands within the project’s surrounding area. A helpful source for regional and statewide agricultural mitigation banks is the California Council of Land Trusts. They provide helpful insight into farmland

mitigation policies and implementation strategies, including a guidebook with model policies and a model local ordinance. The guidebook can be found at:

California Council of Land Trusts
Of course, the use of conservation easements is only one form of mitigation, and the Department urges consideration of any other feasible measures necessary to mitigate project impacts.

Thank you for giving us the opportunity to comment on the Initial Study and Notice of Preparation of a Draft Environmental Impact Report for the South of Tule River Master Plan Project. Please provide the Department with notices of any future hearing dates as well as any staff reports pertaining to this project. If you have any questions regarding our comments, please contact Farl Grundy, Associate Environmental Planner via email at [email protected].

Sincerely,
Monique Wilber
Conservation Program Support Supervisor
STATE OF CALIFORNIA Gavin Newsom, Governor

NATIVE AMERICAN HERITAGE COMMISSION

March 21, 2024
Claudia Calderon
City of Porterville
291 N Main Street
Porterville CA 93257
Re: 2024030738, South of the Tule River Master Plan Project, Tulare County Dear Ms. Calderon:

The Native American Heritage Commission (NAHC) has received the Notice of Preparation (NOP), Draft Environmental Impact Report (DEIR) or Early Consultation for the project referenced above. The California Environmental Quality Act (CEQA) (Pub. Resources Code §21000 et seq.), specifically Public Resources Code §21084.1, states that a project that may cause a substantial adverse change in the significance of a historical resource, is a project that may have a significant effect on the environment. (Pub. Resources Code § 21084.1; Cal. Code Regs., tit.14, §15064.5 (b) (CEQA Guidelines §15064.5 (b)). If there is substantial evidence, in light of the whole record before a lead agency, that a project may have a significant effect on the environment, an Environmental Impact Report (EIR) shall be prepared. (Pub. Resources Code §21080 (d); Cal. Code Regs., tit. 14, § 5064 subd.(a)(1) (CEQA Guidelines §15064 (a)(1)).

In order to determine whether a project will cause a substantial adverse change in the significance of a historical resource, a lead agency will need to determine whether there are historical resources within the area of potential effect (APE).

CEQA was amended significantly in 2014. Assembly Bill 52 (Gatto, Chapter 532, Statutes of 2014) (AB 52) amended CEQA to create a separate category of cultural resources, “tribal cultural resources” (Pub. Resources Code §21074) and provides that a project with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment. (Pub. Resources Code §21084.2). Public agencies shall, when feasible, avoid damaging effects to any tribal cultural resource. (Pub. Resources Code §21084.3 (a)). AB 52 applies to any project for which a notice of preparation, a notice of negative declaration, or a mitigated negative declaration is filed on or after July 1, 2015. If your project involves the adoption of or amendment to a general plan or a specific plan, or the designation or proposed designation of open space, on or after March 1, 2005, it may also be subject to Senate Bill 18 (Burton, Chapter 905, Statutes of 2004) (SB 18).

Both SB 18 and AB 52 have tribal consultation requirements. If your project is also subject to the federal National Environmental Policy Act (42 U.S.C. § 4321 et seq.) (NEPA), the tribal consultation requirements of Section 106 of the National Historic Preservation Act of 1966 (154 U.S.C. 300101, 36 C.F.R. §800 et seq.) may also apply.

The NAHC recommends consultation with California Native American tribes that are traditionally and culturally affiliated with the geographic area of your proposed project as early as possible in order to avoid inadvertent discoveries of Native American human remains and best protect tribal cultural resources. Below is a brief summary of portions of AB 52 and SB 18 as well as the NAHC’s recommendations for conducting cultural resources assessments.

Consult your legal counsel about compliance with AB 52 and SB 18 as well as compliance with any other applicable laws.

CHAIRPERSON
Reginald Pagaling
Chumash

VICE-CHAIRPERSON
Buffy McQuillen
Yokayo Pomo, Yuki,
Nomlaki

SECRETARY
Sara Dutschke
Miwok

PARLIAMENTARIAN
Wayne Nelson
Luiseño

COMMISSIONER
Isaac Bojorquez
Ohlone-Costanoan

COMMISSIONER
Stanley Rodriguez
Kumeyaay

COMMISSIONER
Laurena Bolden
Serrano

COMMISSIONER
Reid Milanovich
Cahuilla

COMMISSIONER
Vacant

EXECUTIVE SECRETARY
Raymond C.

Hitchcock
Miwok, Nisenan

NAHC HEADQUARTERS
1550 Harbor Boulevard
Suite 100
West Sacramento,
California 95691
(916) 373-3710
[email protected]
NAHC.ca.gov

AB 52
AB 52 has added to CEQA the additional requirements listed below, along with many other requirements:

1. Fourteen Day Period to Provide Notice of Completion of an Application/Decision to Undertake a Project:

Within fourteen (14) days of determining that an application for a project is complete or of a decision by a public agency to undertake a project, a lead agency shall provide formal notification to a designated contact of, or tribal representative of, traditionally and culturally affiliated California Native American tribes that have requested notice, to be accomplished by at least one written notice that includes:
a. A brief description of the project.
b. The lead agency contact information.
c. Notification that the California Native American tribe has 30 days to request consultation. (Pub.

Resources Code §21080.3.1 (d)).
d. A “California Native American tribe” is defined as a Native American tribe located in California that is on the contact list maintained by the NAHC for the purposes of Chapter 905 of Statutes of 2004 (SB 18). (Pub. Resources Code §21073).

2. Begin Consultation Within 30 Days of Receiving a Tribe’s Request for Consultation and Before Releasing a Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report: A lead agency shall begin the consultation process within 30 days of receiving a request for consultation from a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project. (Pub. Resources Code §21080.3.1, subds. (d) and (e)) and prior to the release of a negative declaration, mitigated negative declaration or Environmental Impact Report. (Pub. Resources Code §21080.3.1(b)). a. For purposes of AB 52, “consultation shall have the same meaning as provided in Gov. Code §65352.4 (SB 18). (Pub. Resources Code §21080.3.1 (b)).

3. Mandatory Topics of Consultation If Requested by a Tribe: The following topics of consultation, if a tribe requests to discuss them, are mandatory topics of consultation:
a. Alternatives to the project.
b. Recommended mitigation measures.
c. Significant effects. (Pub. Resources Code §21080.3.2 (a)).

4. Discretionary Topics of Consultation: The following topics are discretionary topics of consultation:
a. Type of environmental review necessary.
b. Significance of the tribal cultural resources.
c. Significance of the project’s impacts on tribal cultural resources. d. If necessary, project alternatives or appropriate measures for preservation or mitigation that the tribe may recommend to the lead agency. (Pub. Resources Code §21080.3.2 (a)).

5. Confidentiality of Information Submitted by a Tribe During the Environmental Review Process: With some exceptions, any information, including but not limited to, the location, description, and use of tribal cultural resources submitted by a California Native American tribe during the environmental review process shall not be included in the environmental document or otherwise disclosed by the lead agency or any other public agency to the public, consistent with Government Code §6254 (r) and §6254.10. Any information submitted by a California Native American tribe during the consultation or environmental review process shall be published in a confidential appendix to the environmental document unless the tribe that provided the information consents, in writing, to the disclosure of some or all of the information to the public. (Pub. Resources Code §21082.3 (c)(1)).

6. Discussion of Impacts to Tribal Cultural Resources in the Environmental Document: If a project may have a significant impact on a tribal cultural resource, the lead agency’s environmental document shall discuss both of the following:
a. Whether the proposed project has a significant impact on an identified tribal cultural resource. b. Whether feasible alternatives or mitigation measures, including those measures that may be agreed to pursuant to Public Resources Code §21082.3, subdivision (a), avoid or substantially lessen the impact on the identified tribal cultural resource. (Pub. Resources Code §21082.3 (b)).

7. Conclusion of Consultation: Consultation with a tribe shall be considered concluded when either of the following occurs:
a. The parties agree to measures to mitigate or avoid a significant effect, if a significant effect exists, on a tribal cultural resource; or
b. A party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached. (Pub. Resources Code §21080.3.2 (b)).

8. Recommending Mitigation Measures Agreed Upon in Consultation in the Environmental Document: Any mitigation measures agreed upon in the consultation conducted pursuant to Public Resources Code §21080.3.2 shall be recommended for inclusion in the environmental document and in an adopted mitigation monitoring and reporting program, if determined to avoid or lessen the impact pursuant to Public Resources Code §21082.3, subdivision (b), paragraph 2, and shall be fully enforceable. (Pub. Resources Code §21082.3 (a)).

9. Required Consideration of Feasible Mitigation: If mitigation measures recommended by the staff of the lead agency as a result of the consultation process are not included in the environmental document or if there are no agreed upon mitigation measures at the conclusion of consultation, or if consultation does not occur, and if substantial evidence demonstrates that a project will cause a significant effect to a tribal cultural resource, the lead agency shall consider feasible mitigation pursuant to Public Resources Code §21084.3 (b). (Pub. Resources Code §21082.3 (e)).

10. Examples of Mitigation Measures That, If Feasible, May Be Considered to Avoid or Minimize Significant Adverse Impacts to Tribal Cultural Resources:
a. Avoidance and preservation of the resources in place, including, but not limited to:
i. Planning and construction to avoid the resources and protect the cultural and natural context.
ii. Planning greenspace, parks, or other open space, to incorporate the resources with culturally appropriate protection and management criteria.
b. Treating the resource with culturally appropriate dignity, taking into account the tribal cultural values and meaning of the resource, including, but not limited to, the following:
i. Protecting the cultural character and integrity of the resource. ii. Protecting the traditional use of the resource.
iii. Protecting the confidentiality of the resource.
c. Permanent conservation easements or other interests in real property, with culturally appropriate management criteria for the purposes of preserving or utilizing the resources or places. d. Protecting the resource. (Pub. Resource Code §21084.3 (b)). e. Please note that a federally recognized California Native American tribe or a non-federally recognized California Native American tribe that is on the contact list maintained by the NAHC to protect a California prehistoric, archaeological, cultural, spiritual, or ceremonial place may acquire and hold conservation easements if the conservation easement is voluntarily conveyed. (Civ. Code §815.3 (c)). f. Please note that it is the policy of the state that Native American remains and associated grave artifacts shall be repatriated. (Pub. Resources Code §5097.991).

11. Prerequisites for Certifying an Environmental Impact Report or Adopting a Mitigated Negative Declaration or Negative Declaration with a Significant Impact on an Identified Tribal Cultural Resource: An Environmental Impact Report may not be certified, nor may a mitigated negative declaration or a negative declaration be adopted unless one of the following occurs:
a. The consultation process between the tribes and the lead agency has occurred as provided in Public Resources Code §21080.3.1 and §21080.3.2 and concluded pursuant to Public Resources Code §21080.3.2.
b. The tribe that requested consultation failed to provide comments to the lead agency or otherwise failed to engage in the consultation process.
c. The lead agency provided notice of the project to the tribe in compliance with Public Resources Code §21080.3.1 (d) and the tribe failed to request consultation within 30 days. (Pub. Resources Code §21082.3 (d)).

The NAHC’s PowerPoint presentation titled, “Tribal Consultation Under AB 52: Requirements and Best Practices” may be found online at: http://nahc.ca.gov/wp-content/uploads/2015/10/AB52TribalConsultation_CalEPAPDF.pdf

SB 18
SB 18 applies to local governments and requires local governments to contact, provide notice to, refer plans to, and consult with tribes prior to the adoption or amendment of a general plan or a specific plan, or the designation of open space. (Gov. Code §65352.3). Local governments should consult the Governor’s Office of Planning and Research’s “Tribal Consultation Guidelines,” which can be found online at:
https://www.opr.ca.gov/docs/09_14_05_Updated_Guidelines_922.pdf.

Some of SB 18’s provisions include:

1. Tribal Consultation: If a local government considers a proposal to adopt or amend a general plan or a specific plan, or to designate open space it is required to contact the appropriate tribes identified by the NAHC by requesting a “Tribal Consultation List.” If a tribe, once contacted, requests consultation the local government must consult with the tribe on the plan proposal. A tribe has 90 days from the date of receipt of notification to request consultation unless a shorter timeframe has been agreed to by the tribe. (Gov. Code §65352.3 (a)(2)).

2. No Statutory Time Limit on SB 18 Tribal Consultation. There is no statutory time limit on SB 18 tribal consultation.

3. Confidentiality: Consistent with the guidelines developed and adopted by the Office of Planning and Research pursuant to Gov. Code §65040.2, the city or county shall protect the confidentiality of the information concerning the specific identity, location, character, and use of places, features and objects described in Public Resources Code §5097.9 and §5097.993 that are within the city’s or county’s jurisdiction. (Gov. Code §65352.3 (b)).

4. Conclusion of SB 18 Tribal Consultation: Consultation should be concluded at the point in which:
a. The parties to the consultation come to a mutual agreement concerning the appropriate measures for preservation or mitigation; or
b. Either the local government or the tribe, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached concerning the appropriate measures of preservation or mitigation. (Tribal Consultation Guidelines, Governor’s Office of Planning and Research (2005) at p. 18).

Agencies should be aware that neither AB 52 nor SB 18 precludes agencies from initiating tribal consultation with tribes that are traditionally and culturally affiliated with their jurisdictions before the timeframes provided in AB 52 and SB 18. For that reason, we urge you to continue to request Native American Tribal Contact Lists and “Sacred Lands File” searches from the NAHC. The request forms can be found online at: http://nahc.ca.gov/resources/forms/.

NAHC Recommendations for Cultural Resources Assessments To adequately assess the existence and significance of tribal cultural resources and plan for avoidance, preservation in place, or barring both, mitigation of project-related impacts to tribal cultural resources, the NAHC recommends the following actions:

1. Contact the appropriate regional California Historical Research Information System (CHRIS) Center (https://ohp.parks.ca.gov/?page_id=30331) for an archaeological records search. The records search will determine:
a. If part or all of the APE has been previously surveyed for cultural resources. b. If any known cultural resources have already been recorded on or adjacent to the APE. c. If the probability is low, moderate, or high that cultural resources are located in the APE. d. If a survey is required to determine whether previously unrecorded cultural resources are present.

2. If an archaeological inventory survey is required, the final stage is the preparation of a professional report detailing the findings and recommendations of the records search and field survey. a. The final report containing site forms, site significance, and mitigation measures should be submitted immediately to the planning department. All information regarding site locations, Native American human remains, and associated funerary objects should be in a separate confidential addendum and not be made available for public disclosure.
b. The final written report should be submitted within 3 months after work has been completed to the appropriate regional CHRIS center.

3. Contact the NAHC for:
a. A Sacred Lands File search. Remember that tribes do not always record their sacred sites in the Sacred Lands File, nor are they required to do so. A Sacred Lands File search is not a substitute for consultation with tribes that are traditionally and culturally affiliated with the geographic area of the project’s APE.
b. A Native American Tribal Consultation List of appropriate tribes for consultation concerning the project site and to assist in planning for avoidance, preservation in place, or, failing both, mitigation measures.

4. Remember that the lack of surface evidence of archaeological resources (including tribal cultural resources) does not preclude their subsurface existence.
a. Lead agencies should include in their mitigation and monitoring reporting program plan provisions for the identification and evaluation of inadvertently discovered archaeological resources per Cal. Code Regs., tit. 14, §15064.5(f) (CEQA Guidelines §15064.5(f)). In areas of identified archaeological sensitivity, a certified archaeologist and a culturally affiliated Native American with knowledge of cultural resources should monitor all ground-disturbing activities.
b. Lead agencies should include in their mitigation and monitoring reporting program plans provisions for the disposition of recovered cultural items that are not burial associated in consultation with culturally affiliated Native Americans.
c. Lead agencies should include in their mitigation and monitoring reporting program plans provisions for the treatment and disposition of inadvertently discovered Native American human remains. Health and Safety Code §7050.5, Public Resources Code §5097.98, and Cal. Code Regs., tit. 14, §15064.5, subdivisions (d) and (e) (CEQA Guidelines §15064.5, subds. (d) and (e)) address the processes to be followed in the event of an inadvertent discovery of any Native American human remains and associated grave goods in a location other than a dedicated cemetery.

If you have any questions or need additional information, please contact me at my email address:

[email protected].

Sincerely,
Murphy Donahue
Cultural Resources Analyst
cc: State Clearinghouse

FOCUSEDENVIRONMENTAL IMPACT REPORT
JULY 2024
City of Porterville – South of Tule River Master Plan | 102

10.3 Draft SoTu Master Plan

SOUTH OF TULE RIVER DISTRICT

MASTER PLAN

CITY OF PORTERVILLE

CALIFORNIA
Public Review Draft
Adopted By The Porterville City Council On X, 2024
Last Edited July 25, 2024

ACKNOWLEDGEMENTS

CITY OF PORTERVILLE
Mayor: Martha A. Flores
Vice Mayor: Kellie Carrillo
Council Member: Donald Weyhrauch
Council Member: Raymond Beltran
Council Member: Greg Meister

CITY STAFF
City of Porterville
Jason Ridenour, Deputy City Manager
Claudia Calderon, Acting Community Development Director Jeff O’Neal, AICP, City Planner (Consultant)
Oscar Zepeda, Associate Planner
Rocio Mejia, Assistant Planner
Lori Halleck, Executive Assistant
PRECISION CIVIL ENGINEERING, INC.

Bonique Emerson, AICP, VP of Planning Division
Jenna Chilingerian, AICP, Senior Planner
Shin Tu, AICP, Associate Planner
Luke Risner, Associate Planner
Isaiah Medina, Assistant Planner
2 TABLE OF CONTENTS
3 1. INTRODUCTION.............................................................................4

1.1 Master Plan Process ..................................................................5

1.2 Why the SoTu District…..............................................................8

1.3 Master Plan Organization ….......................................................9

1.4 The SoTu District......................................................................10

1.5 Relationship to Other Plans.....................................................14

2. VISION, GOALS, AND OBJECTIVES................................................17

2.1 Vision……………………………………………....……………………………….. 18

2.2 Goals and Objectives...............................................................19

3. LAND USE.....................................................................................21

3.1 Land Use Overview..................................................................22

3.2 Article 206: Residential Neighborhood (RN) District....…………23

3.3 SoTu Land Use Designations....................................................24

3.4 Land Use and Zoning Consistency............................................36

3.5 Land Use Goals and Policies....................................................38

4. CIRCULATION PLAN......................................................................40

4.1 Circulation Plan........................................................................41

4.2 Roadway Designs.....................................................................42

4.3 Traffic Calming......................................................................... 49

4.4 Bikeways Network and Pedestrian Circulation........................50

4.5 Trails Design.............................................................................51

4.6 Circulation Goals and Policies..................................................52

5. PARK AND OPEN SPACE...............................................................54

5.1 Park and Open Space Plan.......................................................55

5.2 Park and Open Space Classifications........................................57

5.3 Park and Open Space Goals and Policies.................................58

6. Infrastructure and Public Utilities...............................................59

6.1 Water Master Plan...……………………………….…………………………...60

6.2 Wastewater Master Plan.........................................................62

6.3 Stormwater Drainage..............................................................64

6.4 Porterville Irrigation District Master Plan................................68

6.5 Solid Waste Services................................................................70

6.6 Gas, Electric, and Communication...........................................70

6.7 Infrastructure Goals and Policies.............................................71

7. ADMINISTRATION AND IMPLEMENTATION................................72

7.1 Plan Modification and Amendment......................................73

7.2 Required Entitlements...........................................................73

7.3 CEQA....................................................................................... 74

7.4 Legal Non-Conforming Uses................................................... 74

INTRODUCTION

1.1 Master Plan Process
The South of the Tule River (“SoTu”) District Master Plan (“Master Plan”) was initiated by the City of Porterville with the overall purpose of guiding the development of the 447-acre SoTu District as it transitions from a predominately agricultural and rural residential area to an innovative mixed-use, multi-modal district that is attractive to residents and visitors alike to live, work, explore, and shop. The development of the Master Plan was made possible by Local Early Action Planning (LEAP) grant funding awarded to the City of Porterville by the California Department of Housing and Community
Development (HCD) in 2022.

The SoTu Master Plan serves as the planning tool and process to provide the big picture vision for land use and development of the SoTu District (“District”). Although no physical development is currently proposed as part of the Master Plan, it outlines the overall vision and identifies concepts that would be implemented in the District. The Master Plan serves as the dynamic and long-term planning document to conceptually lay out future development and growth for the District.

Below are the steps taken in undergoing this Master Plan process.

The key components of this process are Community Engagement, Formulation of Goals and Policies, Creation of Land Use and Circulation Scenarios, and finally, the Plan Adoption process. The steps taken during Community Engagement Process, and the process for Plan Adoption are provided below.

1.1.1 Community Engagement Process
Property Owner Meeting #1
The first meeting with property owners within the District was held inperson on April 20, 2023 in the city of Porterville. The purpose of the meeting was to introduce the proposed master planning effort and gather preliminary input on the anticipated land use and circulation components. The meeting addressed questions from property owners on how future development would be facilitated. The meeting was attended by five (5) property owners.

Community Workshop #1
The first community workshop was held in-person on May 11, 2023 in the city of Porterville. The purpose of the workshop was to provide information on the proposed master planning effort and gather preliminary input on the community character and vision statement for the District. The workshop defined what a master plan is and how it is used, discussed why the City initiated the master planning process for the District, and presented draft land use and circulation plans for community feedback. The workshop was attended by seven (7) members of the public.
5 Community Workshop #2
A second community workshop was held in-person and virtually on June 15, 2023 in the city of Porterville. The purpose of the workshop was the provide ongoing updates and the current status of the master planning efforts, in addition to gather more input and identify next steps and engagement efforts. The workshop was an open house format with brief presentations defining the land use and circulation components proposed for the District. Attendees were invited to visit the various stations to review and provide feedback on land use, circulation, and goals for the District. The workshop was attended by 10 members of the public.

Property Owner Meeting #2
A second property owner meeting was held virtually on August 3, 2023 via Zoom. The purpose of the meeting was to provide ongoing updates and the current status of the master planning efforts, including revisions to land use and circulation plans resulting from community input. The workshop was attended by six (6) property owners.

Environmental Review Outreach
The environmental review process began with a brief notice, “Notice of Preparation” or “NOP”, sent by the City to notify the responsible agencies, trustee agencies, the Office of Planning and Research, and the public that the City plans to prepare an EIR for the proposed Project. The purpose of the NOP was to solicit guidance from those agencies as to the scope and content of the environmental information to be included in the EIR. The NOP was distributed on March 20, 2024, to responsible agencies, trustee agencies, the Office of Planning and Research, and private organizations and individuals that may have interest in the Project. The NOP was made available at Porterville City Hall and online. A public scoping meeting was held virtually on April 3, 2024, at 5:30 pm.
6 Workshop #2. Discussion around the Land Use Plan.

1.1.2 Plan Adoption Process
The plan adoption process is the final phase of the master plan process before implementation. The Master Plan goes through the public hearing and adoption process, including the City of Porterville City Council for approval. The entitlements included in the adoption process are listed below.
7 General Plan Amendment
The adoption of the Master Plan will require amendments to the City of Porterville Land Use and Circulation Maps to reflect the proposed land use designations and circulation network for the SoTu District.

Rezone/Pre-zone
The adoption of the Master Plan will require an amendment to the City of Porterville Zoning Map to reflect the proposed RN zone district.

California Environmental Quality Act (CEQA)
The adoption of the master plan will require environmental review under CEQA. An Initial Study and Focused Environmental Impact Report (EIR) will be prepared for the project.

Master Plan Approval
A Master Plan is required in order to rezone the property to the Residential Neighborhood District contained in the Porterville Municipal Code (PMC) (Chapter 21, Article 206). According to the PMC, “the Residential Neighborhood (RN) District is intended to implement the neighborhood centers shown on the General Plan Land Use Diagram and guide the design of new residential neighborhoods. A Master Plan is approved in the same manner as a Conditional Use Permit.

Future Entitlements
Before any development occurs in the District, the property must be annexed into the City and an amendment to the Urban Development Boundary must occur.

1.2 Why the SoTu District
Due to historical trends in development, a significant portion of Porterville's housing stock consists of traditional, detached, singlefamily dwelling units, making up nearly 75% of all residential units.

While these single-family homes are integral to Porterville's character, several factors have necessitated the need for a broader range of housing options. These factors include increasing housing costs, diminishing availability of suitable land for development, increasing housing demand, and evolving laws regulating the development of housing of both the local community and the larger region.

Although there is undeveloped land within the existing City Limits, most of the available land is located on the eastern side of the city.

This area of the city contains expansive adobe clay soils which tend to increase construction costs and can therefore be cost prohibitive.

Other physical factors impacting development of available land within City Limits include intersecting state highways and expressways, the Tule River, Porter Slough, the former Santa Fe Railroad, Friant-Kern Canal, Scenic Heights, East Porterville, current and active farmland, and Rocky Hill and surrounding slopes. The City of Porterville has taken these constraints into consideration to identify new growth areas that are suitable for development.

The southwestern edge of the City, south of the Tule River, has been identified by the City as an area with favorable soil conditions, topography, and access to urban services including utility and roadway infrastructure. The City has identified this area, south of the Tule River or “SoTu,” as a logical new growth area that will be geographically balanced with existing and planned growth in the northwest and eastern portions of the city. More than 440 acres of land is available in this area with an immense opportunity to plan for residential growth with employment-generating land uses such as commercial and industrial development.
8 Credit: stock.adobe.com
Credit: stock.adobe.com

1.3 Master Plan Organization
The Master Plan is organized by chapters, or key elements, that cover land uses, circulation systems, open space, utilities, infrastructure, and public service systems within the District. Each element will include goals and policies to identify how future development will be carried out. Ultimately, the Master Plan will ensure that future development of the District is consistent with the vision and intent for the District as well as the guiding policies and regulations of the City of Porterville General Plan and Zoning Ordinance. The SoTu Master Plan is organized as follows.

Section 1 – Introduction. The SoTu Master Plan begins by providing the purpose of the SoTu Master Plan, the existing conditions of the SoTu District, and the Master Plan’s consistency with the General Plan.

Section 2 – Vision, Goals, and Objectives. This section sets the vision, goals, and objectives for the SoTu District.

Section 3 – Land Use. This section discusses the Land Use Plan and land use goals and policies for the Master Plan, which will serve as the framework for all land use activities. The District includes ten (10) land uses including residential, mixed-use, commercial, employment, public, and recreational designations to accommodate efficient land use.

Section 4 – Circulation Plan. This section establishes a Circulation Plan to establish various roadway levels such as highways, arterials, collectors, and local roads within the District. A network of bicycle and pedestrian paths and facilities are also planned for multi-modal transportation. The Circulation Plan is designed with an objective of promoting alternative means of transportation through bikeways, trails, and public transit.

Section 5 – Open Space and Landscape. This section introduces and illustrates the planned parks and open spaces and describes goals and policies for the SoTu District on the provision of parks and recreation spaces. The SoTu Master Plan accommodates a minimum of 112.47 acres of open space, concentrated along the Tule River in the northern portion of the District. The park and open space areas will be linked by a network of bicycle and pedestrian facilities.

Section 6 – Infrastructure and Public Utilities. This section addresses stormwater and drainage, water supply and usage, wastewater generation and disposal, dry utilities, and public services within the District.

Section 7 – Administration and Implementation. This section addresses the process and entitlements required to adopt the SoTu Master Plan and provides guidance on implementation processes for future developments within the District.
9 1.4 The SoTu District
Project Location
The SoTu District (“District”) comprises approximately 447.3 acres located directly southwest of the City Limits, bound to the north by the Tule River, south by State Route 190, east by State Route 65, and west by Westwood Street. The District consists of 19 parcels identified by the Tulare County Assessor as Assessor’s Parcel Numbers (APN) 259-150-001, 259-030-031,259-270-004, 259-030-011, 259-040-041, 259-040-044, 259-040-028, 259-040-027, 259-040-026, 259-040-025, 259-040-043, 259-040-042, 259-040-045, 259-040-046, 259-040-010, 259-040-039, 259-320-001, 259-370-058, and 259-370-002. The Tule River is a 71-mile river that originates in the Sierra Nevada east of Porterville, conveying water from Lake Success which is located approximately 2 miles east of the eastern City Limits of Porterville.

Water flows through the City in a westerly direction with flows diverted for irrigation.

The entire District is within the City of Porterville Urban Area Boundary (UAB) with approximately 52.6% of the District within the City’s Urban Development Boundary (UDB). A UAB establishes areas where the County and City coordinate plans and policies relating to street and highway construction, public utility systems, and future right of way preservation. A UDB is an administrative boundary that defines urban edges to reflect a commitment to focus future growth within the city in order to prevent urban sprawl and protect environmentally sensitive areas.

Existing Land Uses
Most of the District has historically been used for agricultural crops including orchard and row crops, continuously for at least the past 50 years. The District is predominantly occupied by agricultural operations (81.7%) with ten (10) single-family residential dwellings.

15.9% of the District is currently open space that is vacant and undeveloped, including areas along the Tule River.
10 SoTu District
City of Porterville City Limits
11 Surrounding Land Uses
Lands to the north beyond the Tule River and to the east of the District are developed with single-family residential uses within the City Limits. Lands to the south and east of the District include a mix of residential, services, vacant, and agriculture uses that are within the unincorporated boundaries of the County of Tulare. All properties to the north, east, and west are planned and zoned for residential and public uses, and properties to the south are planned and zoned with a mix of industrial, retail, residential, and office uses.

Existing Land Use Designations
Based on the maximum allowed density/intensity per the General Plan (6 du/acre for Low Density Residential and 0.35 FAR for Retail Center), build out under the existing land use designations could yield a maximum 1,634 single-family units and 592,916 square feet of nonresidential uses, in addition to 105.63 acres of parks and recreational lands and 10.16 acres of public and institutional uses.

SoTu District
City of Porterville City Limits
Rural Residential
Very Low Density Residential
Low Density Residential
Medium Density Residential
High Density Residential
Parks and Recreation
Retail Centers
General and Service Commercial
Professional Office
Industrial Park
Education
Public Institutional
Agricultural Rural Conservation
Figure. City of Porterville General Plan Land Use Designation Map (Existing) Existing Zoning Districts
The District is predominately zoned RS-2 (Low Density Residential) (56.5%), followed by RS-1 (Very Low Density Residential) (41.2%), PK (Parks and Public Recreation Facilities) (1.17%), and CR (Retail Centers) (0.9%).
12 Figure. City of Porterville Zoning District Map (Existing) SoTu District
City of Porterville City Limits
RR - Rural Residential
RS-1 - Very Low Density Residential
RS-2 - Low Density Residential
RM-1 - Low Medium Density Residential
RM-2 - Medium Density Residential
RM-3 - High Density Residential
PD - Planned Development
PK - Parks and Recreation
CR - Retail Centers
CG - General and Service Commercial
PO - Professional Office
IP - Industrial Park
PS - Public and Semi-Public
AC - Agricultural/Conservation
Existing Circulation Network
The District has a limited existing circulation network. Street frontage includes State Route 190 adjacent south, State Route 65 adjacent east, and South Westwood Street adjacent west to the District. The highways to the south, east, and west, and Tule River north to the District, have prevented any major circulation improvements.

The City of Porterville General Plan Circulation Element designates South Westwood Street as a 4-land, major arterial. The Circulation Element of the General Plan identifies potential interchange improvements for the Westwood Street and State Route 190 intersection. The General Plan calls for Newcomb Street to be a four (4)-lane north-south major arterial to extend south with a bridge over the Tule River to access the site and a grade separation (overpass) at State Route 190. Additionally, the General Plan has a collector planned for the east-west direction that eventually turns north to connect at the Prospect Street alignment with another planned bridge over the Tule River.

State Route 190 begins at State Route 99 in Tulare County with a short expressway segment in Porterville, curving alongside the Tule River.

State Route 65 is a north-south state highway that begins in Kern County at State Route 99 comprising a rural, 2-lane highway to Porterville, where it expands to a 4-lane freeway through the city. The intersection of State Route 190 and State Route 65 in the District is considered a major intersection for the California freeway and expressway system.
13 State Highway
Major Arterial (6 lanes)
Major Arterial (4 lanes)
Major Arterial (2 lanes)
Collector
Figure. City of Porterville Circulation Map (Existing)

1.5 Relationship to Other Plans
2030 Porterville General Plan
The 2030 Porterville General Plan provides the framework to guide future land use development in the City of Porterville. It addresses state mandated topics, or elements, that have legal standing and provides the foundation and vision for how a community will grow.

The elements in the 2030 Porterville General Plan include Land Use, Economic Development, Circulation, Parks/Schools/Community Facilities, Open Space and Conservation, Public Health & Safety, Public Utilities, and Noise.

The intent of the SoTu District is to build upon and compliment several guiding land use policies of the City of Porterville General Plan including:

Policy LU-G-1: Promote a sustainable, balanced land use pattern that responds to existing needs and future needs of the City.

Policy LU-G-9: Provide sufficient land with appropriate parcel sizes to support a full range of housing types and prices.

Policy LU-G-10: Foster viable, pedestrian-oriented neighborhood centers with vertically and horizontally mixed-use development. 14 What is a General Plan?
California state law requires that each county and city in the state develop and adopt a General Plan. The General Plan is a comprehensive long-term plan for the physical development of the county or city, and consists of a statement of development policies, objectives, principles, plans, and plan proposals.

What is a Master Plan?
A Master Plan is a planning tool and process that provides the big picture vision for the land use and development of a smaller, localized area, called the “plan area.” A Master Plan includes maps, goals, and policies to guide future development of the plan area organized by topic areas.

What is Site Specific Development?
Site specific development within the SoTu Master Plan Area will occur when individual property owners are ready to develop and submit a land use application with the City. The City will evaluate the plan for compliance with the SoTu Master Plan and Development Code.

Tulare County Comprehensive Airport Land Use Plan
The Porterville Municipal Airport is owned by the City of Porterville and occupies 940 acres with one (1) runway, Runway 12-30, measuring 5,908 feet long and 150 feet wide. The Airport Layout Plan Narrative Report in 2006 proposed to extend Runway 12-30 to the northeast by 1,742 feet and relocated by 650 feet to the southeast for a total length of 7,000 feet. The Airport Layout Plan also proposed to acquire 206 acres of land and over 30 acres of avigation easements for this future extension. The applicable airport land use plan is the 2012 Tulare County Comprehensive Airport Land Use Plan (CALUP) adopted by the Tulare County Airport Land Use Commission (ALUC) on November 28, 2012. The CALUP identifies Airport Influence Area (AIA), Safety Zones, Height Restriction Zones, Noise Restriction Zones, Aircraft Overflight Zones, and provides a Land Use Compatibility Matrix to establish compatible and prohibited land use categories within the AIA and Safety Zones.

The SoTu District is within the AIA with the southwest corner within the Safety Zone 6 – Traffic Pattern Zone. According to the Land Use Compatibility Matrix, multi-family residential, schools (K-12), hospitals, libraries, daycare, churches, etc., are prohibited within Zone

6.In accordance with California Public Utilities Code (PUC) Section 21676(b), prior to the adoption or amendment of general plan, specific plan, zoning ordinance, or building regulation that affects lands within the AIA defined in the CALUP, the referring agency shall first refer the proposed action to the Airport Land Use Commission (ALUC). To ensure compliance with the CALUP, the Land Use Plan does not plan sensitive uses within Zone 6 and the SoTu Master Plan would be reviewed by the ALUC for consistency.
15 Figure. Porterville Municipal Airport Safety Zones
SoTu District
Safety Zone 6 within
the SoTu District
2022 Regional Active Transportation Plan
The 2022 Regional Active Transportation Plan (RATP) for the Tulare County Region provides the framework for promoting better coordination of land use, transportation, and housing planning at the local and regional levels. The RATP outlines implementation strategies relative to active transportation.
• Encourage local agencies to prepare Complete Streets plans for accommodating all users, including pedestrians and cyclists • Support implementation of local bicycle and trail plans • Promote the placement of compatible land uses near each other and design them as high-quality environments for pedestrians and cyclists
The RATP identifies “high-priority projects” for different jurisdictions within Tulare County that would increase walkability and bikeability throughout the Tulare County region. Priority project P-4 of the RATP is the fourth phase of the Tule River Parkway multi-use trail that would develop a continuous trail from Lake Success to the Friant-Kern Canal.

This phase would include development of a 2.15 mile paved, lighted, all-weather, and ADA-compliant pedestrian and bicycle trail adjacent to the Tule River.

This SoTu Master Plan identifies a proposed Class I trail along the northern plan boundary. This location is the same that is identified as a “high-priority project” in the 2022 RATP for the Tulare County Region. Furthermore, the SoTu Master Plan identifies a pedestrianonly bridge at South Prospect Street that will provide pedestrian and bicycle access to the proposed trail.

The SoTu Master Plan also identifies planned land uses near pedestrian and bicycle facilities as land use designations that are generally more pedestrian and bicyclist friendly. Mixed Use and Singlefamily residential land use designations are identified near or adjacent to pedestrian friendly bridge connections that will connect to the proposed Class I trail mentioned earlier.

The City of Porterville ranks among the highest in pedestrian and traffic danger when compared to cities of similar size. The 2022 RATP for the Tulare County Region references a 2019 California Office of Traffic Safety (OTS) study that compares and ranks traffic safety statistics across jurisdictions and ranks cities on various types of collisions. The study highlights three areas of traffic safety: (1) a composite of other rankings indicating overall traffic safety, (2) collisions in which there were victims killed or injured and a pedestrian was involved, and (3) collisions in which there were victims killed or injured and a bicyclist was involved. On a scale from 1 to 102, 1 being the worst and 102 being the best, Porterville ranks 5/102, 40/102, and 30/102 in overall traffic safety, pedestrian safety, and bicyclist safety, respectively.

As mentioned in the 2022 RATP for the Tulare County Region, Porterville ranks among the lowest in traffic safety. This Master Plan is designed to implement goals and policies that will promote pedestrian and traffic safety through quality mixed use development and development of planned pedestrian and bicycle facilities that would prohibit automobile travel.
16 VISION, GOALS AND OBJECTIVES
VISION
SoTu District is envisioned to be a neighborhood with an innovative, sustainable, and balanced land use pattern offering a large variety of housing opportunities and job opportunities. The District will include viable, pedestrian-oriented neighborhood centers and a mix of uses that is attractive to residents and visitors alike to live, work, explore, and shop.
18 3.

2. 1.

Goals and Objectives
The SoTu Master Plan is designed and intended to implement a series of goals that will promote quality mixed use development in the District. The SoTu Master Plan is intended to meet the vision of the Porterville General Plan and further refine the guiding and implementation policies. The objectives identified below have been incorporated throughout the Master Plan.

Goal 1: Implement mixed use zoning to encourage residential, commercial, industrial, and open space in the plan area to foster a more diverse and balanced development pattern.

Objective 1.1. Designate lands to allow for mixed-use
developments incorporating residential, commercial, office, and open space components.

Objective 1.2. Identify key areas within the plan area suitable for mixed-use development based on accessibility to existing and planned infrastructure.

Goal 2: Promote alternative modes of transportation and transitoriented development that create walkable communities to reduce traffic and air quality impacts.

Objective 2.1. Create complete streets to increase the
connectivity of pedestrian and bicycle infrastructure to encourage non-motorized transportation options
Objective 2.2. Create compact neighborhoods with a defined, mixed-use center including public open space, a school or other community facilities, and neighborhood commercial.

Objective 2.3. Create a street system that is well-aligned with and connected to streets in adjacent neighborhoods and allows residents to walk, bike, or drive safely to parks, schools, and neighborhood shopping via a continuous system of streets, sidewalks, and bike routes.

Goal 3: Provide a wide variety of housing types, designs, and lot sizes to serve a range of household types and incomes. The housing mix will be a combination of housing types rather than a combination of residential densities.

Objective 3.1. Develop a land use plan that includes a mix of single-family homes, townhouses, apartments, at all affordability levels.

Objective 3.2. Create neighborhood centers with a mix of retail, civic, and service-oriented uses to support local transit and provide places for social interaction for neighborhood residents. 19 Credit: stock.adobe.com

4. 5.

Goal 4: Incorporate policies and partnerships with local conservation groups to protect and enhance the open space areas surrounding the Tule River.

Objective 4.1. Develop and implement land use policies that prioritize the preservation of natural habitats and scenic landscapes.

Objective 4.2. Enhance public access to open space areas through the development of trails and recreational facilities.

Objective 4.3. Educate residents and stakeholders about the ecological value of open spaces and the importance of
conservation efforts.

Goal 5: Reduce carbon emissions and prioritize pedestrians through a well-connected trail network and neighborhood supporting commercial uses and development .

Objective 5.1. Develop a comprehensive trail network that connects residential areas, commercial districts, and recreational spaces.

Objective 5.2. Promote mixed-use developments that encourage walking and cycling as primary modes of transportation.

Objective 5.3. Implement green building standards and energyefficient practices in new developments to reduce carbon footprint.
20 Credit: stock.adobe.com
Credit: Imagenet - stock.adobe.com

LAND USE

3.1 Land Use Overview
The purpose of this section is to set regulatory requirements for the development of the various land uses within the SoTu Master Plan.

These standards address the information and requirements pertaining specifically to the zoning, density, setbacks, garages, street/parking, and other development standards related to the subject land use. All development shall comply with the text, standards, and associated tables and illustrations in this section. Where the SoTu Master Plan is silent, the provisions and definitions withing the City of Porterville Municipal Code shall apply. Where conflicts exist between the SoTu Master Plan and the Porterville Municipal Code, the standards contained with the Porterville Municipal Code shall apply.

This section of the SoTu Master Plan is organized into development standards for residential and non-residential uses. Within each of these subsections are detailed development standards, site plan prototypes and architectural imagery that communicate the requirements and concepts for each land use designation. 22 3.2 Article 206: Residential Neighborhood (RN) District This Master Plan is being implemented by the Residential Neighborhood (RN) zone district. Article 206 of the Porterville Municipal Code provides the purpose of the Residential Neighborhood District and the required elements for a Master Plan for a Residential Neighborhood District. The elements of a Master Plan must include, but are not limited to, land use, street system, pedestrian and bike network, and utilities. Each required element has additional requirements that must be met for compliance with Article 206.

The land use element of this Master Plan outlines the mix of land uses that are proposed within the SoTu District that includes the requirements outlined for land uses in Article 206 of the Porterville Municipal Code. Residential uses are provided at densities that are consistent with the Porterville General Plan, and public parks and nonresidential uses are provided at ratios and locations consistent with the requirements of Article 206. The neighborhood center of the SoTu District is proposed in a centrally located area and is planned for mixed uses as required by Article 206.

The circulation element outlines the street systems and pedestrian and bike networks for the SoTu District. The element depicts a continuous street system which provides pedestrian and bicycle facilities and connects to all adjacent planned neighborhoods within the district. This is further explained in Chapter 4 of this Master Plan.

The infrastructure and public utilities element provide discussion and metrics for all future and planned public utility infrastructure of the SoTu District including, but not limited to, location and placement of utility lines that will be necessary to provide for the residents and tenants of the Master Plan Area.

This Master Plan acts in accordance with Article 206 of the Porterville General Plan through the various plan elements outlined above and further discussed in future chapters.

Zoning Implementation
Although the entire District will be zoned RN, the uses permitted, and the development standards required for future development will be those contained within the corresponding zone district in accordance with the land use and zoning consistency table identified below. 23 Table: Land Use Designation and Zoning Consistency
General Plan Land Use
Designation Implementing Zone District
Low Density Residential RS-2 – Low Density Residential
Medium Density Residential RM-2 – Medium Density Residential High Density Residential RM-3 – High Density Residential Commercial Mixed-Use CMX – Commercial Mixed-Use
Retail Commercial CR – Retail Centers
Neighborhood Commercial CN – Neighborhood Commercial
Professional Office PO – Professional Office
Industrial IG – General Industrial
Public and Institutional PS – Public and Semi-Public
Park PK – Parks and Public Recreation
Facilities

3.3 SoTu Land Use Designations
The SoTu Master Plan establishes the maximum residential density and non-residential square footage for the area within the boundaries of the SoTu Master Plan. Residential areas comprise of 127.0 acres, mixed use zoned land comprises of 33.1 acres, employment zoned areas (i.e., commercial, office, industrial) comprises of 125.3 acres, a school comprises of 15.9 acres, and parks and recreation area comprise of 112.5 acres of the District. The application of specific zoning districts within the Master Plan boundary is intended to refine the planned land use patterns, to allow an innovative mixed-use, multi-modal district that is attractive to residents and visitors alike to live, work, explore, and shop.
24 Table: Land Use Plan Summary
Implementing Zoning District General Plan Land Use Designation Acreage RS-2 (Low Density Residential) Low Density Residential 51.88 RM-2 (Medium Density Residential) Medium Density Residential 43.94 RM-3 (High Density Residential) High Density Residential 31.18 CMX (Commercial Mixed-Use) Commercial Mixed-Use 33.11
CN (Neighborhood Commercial) Neighborhood Commercial 8.53 CR (Retail Centers) Retail Centers 24.64
PO (Professional Office) Professional Office 32.57
IP (Industrial Park) Industrial Park 59.51
PS (Public and Semi-Public) Education 15.89
PK (Parks and Public Recreation Facilities) Parks and Recreation 112.47 ROW 33.61
TOTAL 447.30
25 Figure. Land Use Plan
SoTu District
City of Porterville City Limits
Low Density Residential
Medium Density Residential
High Density Residential
Commercial Mixed-Use
Neighborhood Commercial
Retail Centers
Professional Office
Industrial Park
Education
Parks and Recreation

3.3.1 Residential Use Standards
Low Density Residential (7.5 du/ac maximum)
The RS-2 Low Density Residential land use designation is intended to provide areas for attached or detached single family homes with a maximum residential density of 7.5 units per net acre. This district also allows for limited uses such as day care homes, parks, and religious facilities that are appropriate in a low density residential environment.
• Permitted uses: Single-family dwelling (attached and detached), family daycare home (small and large), group residential (1), residential day care facilities (limited), park and recreation facilities (public), schools (public and private), utilities (minor), crop cultivation (non-commercial)
• Permitted with a Minor CUP: Crop cultivation (commercial) • Permitted with a CUP: Religious facilities
26 Standard RS-2 Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 7.5 du/ac
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 35 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Residence (front) 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Porch (front) 10 feet
Garage (front) 20 feet
Interior Side 5 feet
Street side 10 feet
Rear yard 5 feet
Maximum building
coverage
45%
Additional Standards
Private Open Space -
Common Open Space -
RS-2 Development Standards
Credit: stock.adobe.com
Medium Density Residential (15 du/ac maximum)
The RM-2 Medium Density Residential land use designation is intended to accommodate a variety of housing types, such as small-lot single-family homes, detached zero lot line developments, duplexes, townhouses, and garden apartments with a maximum residential density of 15.0 units per net acre. This district is intended to be located closer to community and retail services, mixed use areas, parks, and areas where greater access can be provided. In addition to residential uses, this district allows for a variety of public and semipublic uses such as cultural institutions and religious facilities that are appropriate in a medium-density residential environment. This district provides for a transition from lower-density residential neighborhoods to higher-density multi-family development and commercial areas. • Permitted uses: Single-family dwelling (attached and detached), multi-family residential, family daycare home (small and large), group residential (1), residential day care facilities (limited), park and recreation facilities (public), schools (public and private), utilities (minor), crop cultivation (non-commercial)
• Permitted with a Minor CUP: Crop cultivation (commercial) • Permitted with a CUP: Mobile home parks, clubs and lodges, community centers, cultural institutions, elderly and long term care, religious facilities, residential care facilities (general) 27 Standard RM-2 Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 15 du/ac
Minimum Density -
Minimum area per
dwelling unit 1,500 square feet
Building Form and Location
Maximum Height 50 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Residence (front) 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Porch (front) 10 feet
Garage (front) 20 feet
Interior Side 5 feet
Street side 10 feet
Rear yard 10 feet
Maximum building
coverage
50%
Additional Standards
Private Open Space 75 square feet per unit
Common Open Space 100 square feet per unit
RM-2 Development Standards
High Density Residential (10-30 du/ac)
The RM-3 High Density Residential land use designation is intended to accommodate attached homes, two- to four-plexes, and apartment buildings with a maximum residential density 30.0 units per net acre.

This district allows for a variety of public and semi-public uses such as clubs and lodges, cultural institutions, and religious facilities that are appropriate in a high-density residential environment.
• Permitted uses: Single-family dwelling (attached and detached), multi-family residential, family daycare home (small and large), group residential (1), residential day care facilities (limited), park and recreation facilities (public), schools (public and private), utilities (minor), crop cultivation (non-commercial)
• Permitted with a Minor CUP: Crop cultivation (commercial) • Permitted with a CUP: Mobile home parks, clubs and lodges, community centers, cultural institutions, elderly and long term care, religious facilities, residential care facilities (general) 28 Standard RM-3 Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 30 du/ac
Minimum Density 20 du/ac
Minimum area per
dwelling unit 1,000 square feet
Building Form and Location
Maximum Height 50 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Residence (front) 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Porch (front) 10 feet
Garage (front) 20 feet
Interior Side 5 feet
Street side 10 feet
Rear yard 10 feet
Maximum building
coverage
50%
Additional Standards
Private Open Space 75 square feet per unit
Common Open Space 100 square feet per unit
RM-3 Development Standards

3.3.2 Mixed Use Standards
Commercial Mixed Use (30 du/ac)
The CMX Commercial Mixed-Use land use designation is intended to provide areas for either horizontal or vertical mixed-use development consisting of commercial, service, office, and residential uses.

Buildings more than one story are strongly encouraged. The maximum FAR is 2.0 and the maximum residential density is 30.0 units per acre. • Permitted uses: Multi-Family Residential, Family Day Care Home (small and large), Group Residential, Residential Care Facilities (limited), Clubs and Lodges, Instructional Services, Park and Recreation Facilities (Public), Artists’ Studios, Banks and Financial Institutions, Business Services, Coffee Shops/Cafes, Restaurants (all), Food and Beverage Retail Sales, Maintenance and Repair Services, Medical Facilities, Nurseries and Garden Centers, Offices (General Offices and Walk-In Clientele), Parking (public or private), Personal Services, Retail sales (less than 50,000 square feet), Reverse Vending Machine, Antenna and Transmission Towers (camouflage facilities), Minor Utilities, Accessory Uses and Structures, Animal Keeping, Caretaker Unit, Home Occupations • Permitted with a Minor CUP: Tobacco Bars, Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial)
• Permitted with a CUP: Colleges and Trade Schools (Public or Private), Community Centers, Cultural Institutions, Day Care Centers, Religious Facilities, Residential Care Facilities (general), Social Service Facilities, Service Station, Cinema/Theaters, Smallscale Commercial Entertainment and Recreation, Bars/Night Clubs/Lounges, Hotels and Motels, Mixed Use Development, Personal Storage
29 Standard CMX Additional Regulations
Lot and Density Standards
Minimum Lot Area 5,000 square
feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 30 du/ac Subsection 203.04B, "Mi
xed Use Standards"
Minimum Density -
Minimum area per
dwelling unit
800 square
feet
Building Form and Location
Maximum Height 50 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 5 feet
Rear yard 0 feet
Transitional (where site
is adjacent to a
R district) - Street side
15 feet
Section
203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 2.0
Additional Standards
Usable Open Space 150 square feet per unit
Common Open Space -
CMX Development Standards

3.3.3 Non-Residential Use Standards
Retail Center
The CR Retail Center land use designation is intended to maintain areas for regional shopping centers located at major circulation intersections. Large format or “big box” retail and auto sales as well as travel related services, such as hotels and gas stations are allowed.

The maximum FAR is 0.35.
• Permitted uses: Social Service Facilities, Automobile/Vehicle Rentals, Automobile/Vehicle Service and Repair (Minor), Banks and Financial Institutions, Building Materials and Services, Business Services, Cinema/Theaters, Small-scale Commercial Entertainment and Recreation, Coffee Shops/Cafes, Restaurants (all), Food and Beverage Retail Sales, Maintenance and Repair Services, Medical Facilities, Nurseries and Garden Centers, Offices, Parking (Public or Private), Personal Services, Retail Sales (Less than 50,000 square feet), Handicraft/Custom Manufacturing, Reverse Vending Machine, Antenna and Transmission Towers (camouflage facilities), Call Center, Recording Studio, Transportation Passenger Terminals, Utilities (Minor), Accessory Uses and Structures, Caretaker Unit • Permitted with a Minor CUP: Pet Stores, Tobacco Bars, Antenna and Transmission Towers (non-camouflage facilities), Broadcasting Facility, Crop Cultivation (Commercial)
• Permitted with a CUP: Colleges and Trade Schools (Public or Private), Religious Facilities, Automobile/Vehicle Sales and Leasing, Automobile/Vehicle Washing, Service Station, Bars/Night Clubs/Lounges, Funeral Parlors and Mortuaries, Hotels and Motels, Retail Sales (50,000 square feet or more), Swap Meets, Recycling Collection Facilities, Personal Storage
30 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 5,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density -
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 50 feet Section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 5 feet Section 300.16 Visibility
at Driveways and
Intersections; Section
201.03(b); and Section
300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 5 feet
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet
Section
203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.50
Additional Standards
Usable Open Space -
CR Development Standards
Neighborhood Commercial
The CN Neighborhood Commercial land use designation is intended to encourage convenience and neighborhood shopping areas providing day-to-day retail goods and services and to prohibit autooriented uses in order to maintain a pedestrian environment. This district also provides office space for local neighborhoods. The maximum FAR is 0.30.
• Permitted uses: Community Centers, Instructional Services, Park and Recreation Facilities (Public), Artists’ Studios, Banks and Credit Unions, Business Services, Coffee Shops/Cafes, Restaurants (less than 3,000 square feet), Food and Beverage Retail Sales, Maintenance and Repair Services, Offices, Parking (Public or Private), Retail Sales (less than 50,000 square feet), Reverse Vending Machine, Antenna and Transmission Towers (camouflage facilities), Utilities (Minor), Accessory Uses and Structures • Permitted with a Minor CUP: Kennels, Pet Stores, Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial)
• Permitted with a CUP: Clubs and Lodges, Cultural Institutions, Day Care Centers, Religious Facilities, Service Station, Restaurants (greater than 3,000 square feet)
31 Standard CN Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density -
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 35 feet
Section 203.03(a); and
Section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 5 feet minimum;
10 feet maximum
Section 300.16 Visibility
at Driveways and
Intersections; Section
201.03(b); and Section
300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 5 feet minimum;
10 feet maximum
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
5 feet minimum;
15 feet maximum
Section
203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.30
Percent of building at
setback or property
line
70 CN Development Standards
Professional Office
The PO Professional Office land use designation is intended to allow for areas of office complex development, including professional and medical offices, as well as research and development activities. Small restaurants, support services, and convenience retail. The maximum FAR is 0.50.
• Permitted uses: Cultural Institutions, Day Care Centers, Elderly and Long-term Care, Instructional Services, Schools (Public or Private), Banks and Financial Institutions, Business Services, Coffee Shops/Cafes, Restaurants, Food and Beverage Retail Sales, Bed and Breakfasts, Medical Facilities (Hospitals, Medical Clinic, Professional/Medical), Offices (General Offices and Walk-In Clientele), Parking (Public or Private), Retail Sales, Antenna and Transmission Towers (camouflage facilities), Call Center, Utilities (Minor), Accessory Uses and Structures
• Permitted with a Minor CUP: Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial) • Permitted with a CUP: Colleges and Trade Schools (Public or Private), Residential Care Facilities (General)
32 Standard PO Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet Section 204.03(a)
Minimum Lot Depth 75 feet
Maximum Density -
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 50 feet
Section 204.03(b); and
Section 300.06, “Heights
And Height Exceptions”;
Chapter 500 Airport
Environs
Minimum Yard Setbacks
Front 10 feet
Section 204.03(b); and
section 300.01, “Building
Projections Into Yards”
Interior Side 5 feet
Street side 5 feet (b)
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet
Section
204.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.50
PO Development Standards
Industrial Park
The IP Industrial Park land use designation is intended to provide areas for a mix of light industrial, secondary office, bulk retail, and service uses. IP allows for uses such as, warehouse, personal storage (mini-storage), distribution centers, research and development, wholesale, and office space with limited customer access. This district also allows for other uses, such as commercial recreation, small-scale retail, and service uses serving local employees and visitors are permitted as secondary uses. The maximum FAR is 0.40.
• Permitted uses: Colleges and Trade Schools (Public or Private), Correctional Facility, Day Care Centers, Instructional Services, Veterinary Services, Automobile/Vehicle Repair (Major and Minor), Automobile/Vehicle Washing, Banks and Credit Unions, Building Materials and Services, Business Services, Coffee Shops/Cafes, Restaurants, Food and Beverage Retail Sales, Funeral Parlors and Mortuaries, Light Fleet Based Services, Maintenance and Repair Services, General Offices, Parking (Public or Private), Personal Services, Retail Sales, Salvage and Wrecking conducted wholly within a building, Sexually Oriented Businesses, Wholesaling and Distribution, Construction and Material Yards, Handicraft/Custom Manufacturing, Industry (General), Industry (Limited), Indoor Warehousing and Storage, Personal Storage, Antenna and
Transmission Towers (camouflage facilities), Broadcasting Facility, Call Center, Fright/Truck Terminals and Warehouses, Transportation Passenger Terminals, Utilities (Major), Utilities (Minor), Crop Cultivation (Commercial), Crop Cultivation (Non-commercial), Accessory Uses and Structures, Caretaker Unit
• Permitted with a Minor CUP: Kennels, Antenna and Transmission Towers (non-camouflage facilities)
• Permitted with a CUP: Large Vehicle and Equipment Sales, Service, and Rental, Service Station, Towing and Impound, Large-scale Commercial Entertainment and Recreation, Small-scale Commercial Entertainment and Recreation, Hotels and Motels, Salvage and Wrecking, Alcohol Manufacture, Hazardous Waste Management Facilities, Chemical, Mineral, and Explosives Storage, Heliports, Renewable Energy Facility
33 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 20,000
square feet Section 204.03(a) Minimum Lot Width 100 feet Minimum Lot Depth 100 feet
Building Form and Location
Maximum Height 75 feet
Section 204.03(b); and
Section 300.06, “Heights And
Height Exceptions”;
Chapter 500, "Airport
Environs"
Minimum Yard Setbacks
Front 25 feet; 30
on highway Section 201.03(b); and section
300.01, “Building Projections
Into Yards”
Interior Side 0 feet
Street side 25 feet; 30
on highway
Rear yard 10 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet Section 203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.40
IP Development Standards
Public and Semi-Public
The PS Public and Semi-Public land use designation is intended to provide areas for needed public facilities, including, but not limited to, recycling centers, sewage treatment ponds, police and fire stations, and schools, colleges, vocational training facilities, school administrative offices, fairgrounds, and similar facilities. This designation is intended for lands owned by public entities, including City Hall, County buildings, and the hospital. This designation allows for a maximum FAR of 0.25.
• Permitted uses: Airport, College and Trade Schools (Public or Private), Community Center, Correctional Facility, Cultural Institutions, Government Offices, Instructional Services, Park and Recreation Facilities (Public), Public Safety Facilities, Schools (Public or Private), Aircraft Sales, Services, and Storage, Large-scale Commercial Entertainment and Recreation, Small-scale Commercial Entertainment and Recreation, Coffee Shops/Cafes, Hospital, Recycling Collection Facility, Recycling Processing Facility, Antenna and Transmission Towers (camouflage facilities), Solid Waste Collection, Treatment, and Disposal, Utilities (Minor), Accessory Uses and Structures
• Permitted with a Minor CUP: Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial) • Permitted with a CUP: Cemeteries, Religious Facilities, Swap Meet, Utilities (Major)
34 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 87,120 square
feet (2 acres) Section 204.03(a) Minimum Lot Width 100 feet Minimum Lot Depth 100 feet
Building Form and Location
Maximum Height 75 feet
Section 205.03(b); and
Section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 20 feet
Section 300.01, “Building
Projections Into Yards”
Interior Side 10 feet
Street side 10 feet
Rear yard 10 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet
Section
205.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.25
PS Development Standards

3.3.4 Recreation Use Standards
Parks and Trails
The PK Parks and Public Recreation Facilities land use designation is intended to maintain areas for public parks and recreation sites and facilities on city owned properties. The maximum FAR is 0.10. • Permitted uses: Clubs and Lodges, Community Center, Cultural Institutions, Park and Recreation Facilities (Public), Large-scale Commercial Entertainment and Recreation, Small-scale Commercial Entertainment and Recreation, Coffee Shops/Cafes, Antenna and Transmission Towers (camouflage facilities), Utilities (Minor), Accessory Uses and Structures
• Permitted with a Minor CUP: Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial) • Permitted with a CUP: None.
35 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 10,000 feet
Minimum Lot Width 100 feet
Minimum Lot Depth 75 feet
Building Form and Location
Maximum Height 25 feet
Section 205.03(b); and
Section 300.06, “Heights And
Height Exceptions”
Minimum Yard Setbacks
Front 0 feet
Section 300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 0 feet
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet Section 205.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.10
PK Development Standards

3.4 Land Use and Zoning Consistency
The SoTu Master Plan presents a more detailed guidance and framework for specific land uses and development standards for each land use designation within the District. The development standards respective to each zone designation provide a necessary assurance that the District would be developed in accordance with the quality and character set forth in this Master Plan. It is the intent to build-out the development plan as shown in Land Use Plan; however, given the indefinite market stability and foresight, the plan allows for the flexibility in allowing land uses changes within the District. The procedure for changing this plan is outlined in Section 7. 36 Table: Standards for Density and Development Intensity General Plan
Land Use Designation
Maximum
Residential Density
(du/gross acre)
Maximum
Floor Area
Ratio (FAR)
Low Density Residential 6.0 -
Medium Density Residential 12.0 -
High Density Residential 24.0 -
Commercial Mixed-Use 24.0 2.00
Retail Commercial - 0.35
Neighborhood Commercial - 0.30
Professional Office - 0.50
Industrial - 0.60
Public and Institutional - 0.25
Park - 0.10
Table: Land Use Designation and Zoning Consistency
General Plan Land Use
Designation Implementing Zone District
Low Density Residential RS-2 – Low Density Residential
Medium Density Residential RM-2 – Medium Density Residential High Density Residential RM-3 – High Density Residential Commercial Mixed-Use CMX – Commercial Mixed-Use
Retail Commercial CR – Retail Centers
Neighborhood Commercial CN – Neighborhood Commercial
Professional Office PO – Professional Office
Industrial IG – General Industrial
Public and Institutional PS – Public and Semi-Public
Park PK – Parks and Public Recreation
Facilities
Approximately 95 acres of the SoTu District is within the Airport Environs (AE) Overlay District. This area is governed by two (2) documents, including Porterville Municipal Code Chapter 500 and the Tulare County Comprehensive Airport Land Use Plan, as described in Section 1.5 of this Master Plan.

Approximately 95 acres of the District are within the AE Overlay District and Safety Zone 6 for the Porterville Municipal Airport in the Tulare County Comprehensive Airport Land Use Plan. While the AE Overlay District does not establish any use restrictions for Safety Zone 6, the Tulare County Comprehensive Airport Land Use Plan prohibits certain uses in Safety Zone 6 as listed below.
• Commercial Poultry
• Multi-Family Residential, Mobile Home Parks
• Group Homes, Convalescent Facilities, Nursing Homes
• Granny Flat (1,200 square feet or less)
• Schools and Hospitals
• Libraries, Day Care Centers, Social Clubs/Lodges, Churches • Aircraft Fuel, Aircraft Sales, Aircraft Repairs and Aircraft Flying Schools
• Ammonium Nitrates
• Landfills
Additionally, the Tulare County Airport Comprehensive Land Use Plan mandates maximum density and intensity for each of the Airport safety Zones. Although there is no limit on residential density for rural, suburban, or urban areas in Safety Zone 6, the Tulare County Airport Comprehensive Land Use Plan caps maximum intensities in the zone.

The standards within the Tulare County Comprehensive Airport Land Use Plan have been incorporated into the use schedule and development standards of the land uses for the SoTu Master Plan; therefore, the SoTu Master Plan is not only consistent with the Porterville Municipal Code, but it is also consistent with the Tulare County Airport Comprehensive Land Use Plan. Future development shall comply with the Porterville Municipal Code and Tulare County Airport Comprehensive Land Use Plan as updated.

Maximum Nonresidential Intensities (average number of people per gross acre) – Safety Zone 6
Rural 150-200
Suburban 200-300
Urban No Limit
Maximum Single Gross Acre Intensity (number of people)
Rural 600-800 Based on 4x the Maximum
nonresidential density
Suburban 800-1,200 Based on 4x the Maximum
nonresidential density
Urban No Limit Large Stadiums and similar uses
should be prohibited

3.3.1 Airport Environs Overlay District
37 Maximum Intensities

3.5 Land Use Goals and Policies
Goal LU-1 Foster smart growth principles that enhance
infrastructure, connectivity, and community resilience while ensuring efficient use of resources and promoting economic vitality.

Policy LU-1 Zoning classifications within the SoTu Master Plan boundary shall be consistent with the General Plan in accordance with Table: Land Use Designation and Zoning Consistency.

Policy LU-2 Allow residential developments to employ creative site design, landscaping, and architectural quality that blend with the characteristics of each location and its surroundings and offer superior design solutions.

Policy LU-3 Promote architectural diversity by prohibiting more than three (3) homes within the same block face from having the same front elevation.

Policy LU-4 Enforce zoning and development regulations through project review, construction inspections, and code enforcement, with fees to enable full-cost recovery for providing these services.

Policy LU-5 Encourage pedestrian-oriented design in mixed-use neighborhoods.

Policy LU-6 Prohibit new strip commercial developments.

For purposes of this policy, strip development is defined as a row of at least three stores, where each has direct access to a street with a surface parking lot between the building and the street. There may or may not be an anchor tenant.

Policy LU-7 Prohibit, where possible, block lengths longer than 600 feet. Where block length greater than 600 feet are necessary, provide pedestrian connections no more than 350 feet apart.

Policy LU-8 Actively promote the annexation of industrial designated lands to accommodate planned job growth.

Policy LU-9 Foster high-quality design and allow secondary uses, such as childcare and other employee-serving amenities in Industrial Parks, if they complement primary use without compromising public health and safety.

Policy LU 10 Provide sufficient land for parks and open space to meet current and future demand.

Policy LU-11 Offer incentives for industrial development projects that contribute to the pedestrian, bicycle and transit networks, and/or parks and public open space.

Goal LU-2 Promote sustainable and integrated development practices that prioritize environmental conservation, community health, and safety.

Policy LU-12 Encourage green building techniques and materials in residential development.

Policy LU-13 Require that all new subdivisions preserve natural, cultural, and biological resources, including stands of large trees and rock outcroppings, to the maximum extent feasible.

Policy LU-14 Protect existing residential neighborhoods from the encroachment of incompatible activities and land uses, and environmental hazards.
38 Policy LU-15 Discourage residential development within the Airport Safety Zone. If residential development is approved in the County within the Airport Safety Zone, it must comply with Tulare County Airport Land Use Commission’s land-use compatibility standards and density restrictions.

Policy LU-16 Avoid siting new sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles/day, or rural roads with 50,000 vehicles/day. Sensitive land uses include residences, schools, day care centers, playgrounds, and medical facilities.

Policy LU-17 Ensure that schools are buffered 0.25 miles from hazardous sites, such as distribution centers, chrome platers, gasoline dispensing facilities, etc., in accordance with CARB’s Air Quality and Land Use Handbook: A Community Health Perspective
(https://ww2.arb.ca.gov/our-work/programs/resourcecenter/strategy-development/land-use-resources). 39 CIRCULATION PLAN

4.1 Circulation Plan
Circulation connecting to and within the Plan
Area is planned to accommodate multiple modes
of transportation, including bike and pedestrian
trails, vehicles, public transit. Two bridges, in
addition to the existing Westwood Street,
provide access to the area north of the Tule
River:
• South Prospect Street pedestrian bridge:
connects single-family residences north and
south of the river, providing access to parks
and recreational lands.
• Newcomb Street bridge: provides vehicular
and pedestrian access, extending Newcomb
Street south to State Route 190 (i.e., West
Poplar Avenue).
41 The bridge on Newcomb Street will provide vehicular, pedestrian, and bicycle access.

The pedestrian bridge will provide pedestrian and
bicycle access.

Figure. Circulation Plan
Credit: stock.adobe.com Credit: stock.adobe.com

4.2 Roadway Designs
The circulation plan for the SoTu Master Plan consists of four (4) street types:
• Highways: Highways are designed to carry heavy traffic volumes and should serve longer distance intra-city travel as well as linking the City with other nearby urban areas. Access is limited, crossings are generally signalized at grade, parking is not allowed, and a continuous median separates lanes moving in opposite directions.

State routes 65 and 190 are regional State Highways, with portions designated as freeways .
• Arterials: Arterials are designed to move large volumes of traffic between freeways/highways and other arterials in Porterville and to adjacent jurisdictions. Major arterials are four- or six-lane, access-controlled roadways emphasizing mobility between major portions of the city and to regional freeways and highways. Onstreet parking may be restricted on major arterials to maintain traffic levels of service. Major east-west arterials will be Reid, Henderson, Morton, Olive, and Teapot Dome avenues. Westwood, Newcomb, Prospect, Indiana, Jaye, Main, Plano and Hillcrest streets will provide major north-south access.
• Collectors: Collector streets provide a link between neighborhood streets and arterials. Collectors provide two travel lanes and bike lanes. On-street parking may be provided if sufficient width is available. Collectors also provide access to adjacent properties, so driveway access should be discouraged but need not be restricted (subject to accepted engineering practice). Bike lanes, landscaped parkstrips, sidewalks, and transit facilities may also be accommodated.
• Local Streets: The primary function of local streets is to provide direct access to adjacent properties. Neighborhood streets should provide two travel lanes, landscaped parkstrips, and sidewalks. Onstreet parking may be regulated. Bike lanes are usually not needed because neighborhood streets carry low traffic volumes, and all neighborhood streets are considered to be bicycle friendly.

Neighborhood streets are not shown on the General Circulation Diagram.
42 Cross Section of Westwood Street, Newcomb Street (4-lane Major Arterial) The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 43 Cross Section of Proposed A Street and Proposed B Street (Collector Street) The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 44 Cross Section of Typical Local Street
The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 45 Cross Section of Typical Local Residential Collector Street without on-street parking The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 46 Cross Section of Typical Local Residential Collector Street with on-street parking The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 47 PLACEHOLDER: Add intersections and other details
48 4.3 Traffic Calming
49 A pinch point is a horizontal extension of the curb at a midblock point of a street resulting in a narrower roadway.

A traffic circle or roundabout is a form of circular intersection in which traffic travels counter-clockwise around a center island and entering traffic must yield to circulating traffic.

Traffic calming measures reduce the negative effects of motor vehicle use, alter driver behavior, and improve conditions for non-motorized street users. Traffic calming street design or devices shall be included as a requirement on future projects as needed to ensure that designated speed limits are not exceeded. Crosswalk pinch points and traffic circles/roundabouts are examples of traffic calming measures.

4.4 Bikeway Network and Pedestrian Circulation
50 Trails and paths promote the use of bicycles to
alleviate vehicle traffic and improve public
health. The development of trails and paths
should also promote pedestrian activity. A
network of trails is planned to provide active
transportation, open space, and recreation.

Types of trails include:
• Class I Bikeways. A “Class I” bikeway, also
referred to as a bike path or multi-use trail, is
a right-of-way that is completely separated
from any street. Multi-use trails provide
buffers between different land uses or from
roadway traffic. The trail includes landscaping,
trees, and pedestrian trails.
• Class II Bikeways. A “Class II” bikeway, or bike
lane, is a one-way, striped, and signed lane on
a street or highway.
• Class III Bikeways. A “Class III” bike route
shares the road with pedestrians and motor
vehicle traffic and is marked only by signs.

Figure. Bikeway Plan

4.5 Trails Design
Cross Section of Bikeway I – Tule River Bikeway
The Tule River Parkway will be extended along the Tule River through the Plan Area to provide Class I bike and pedestrian facilities according to City standards. Development proposed within the District which is adjacent to the Tule River shall be required to construct abutting sections of the Parkway.

Cross Section of Bikeway II
Class II are integrated within all streets as shown on the street sections, including on residential collectors or major arterials, see Section 4.2.
51 10’ Trail Cross Section
20’ Trail Cross Section

4.6 Circulation Goals and Policies
Goal C-1: Enhance transportation infrastructure and mobility options across the District by integrating safe and accessible bicycle lanes and complete streets design, ensuring equitable access for all users.

Policy C-1 Require all new developments to provide right-of-way and improvements consistent with the Master Plan street designations and street section standards.

Policy C-2 Establish bicycle lanes, bike routes and bike paths consistent with the SoTu Master Plan.

Policy C-2 Increase bicycle safety by:
• Sweeping and repairing bicycle lanes and paths on a regular basis;
• Ensuring that bikeways are delineated and signed in accordance with Caltrans’ and the City of Porterville’s standards, and lighting is provided, where needed;
• Providing bicycle paths or lanes on bridges and overpasses; • Ensuring that all new and improved streets have bicycle-safe drainage grates and are free of hazards such as uneven pavement and gravel;
• Provide adequate signage and markings warning vehicular traffic of the existence of merging or crossing bicycle traffic where bike routes and paths make transitions into or across roadways; • Work with the school districts to promote classes on bicycle safety in the schools; and
• Include way-finding signage at trail entrances and junctions.

Policy C-3 Provide bikes equal treatment in terms of safety and comfort on arterials and collectors as motor vehicles.

Policy C-4 Develop a series of continuous walkways within new office parks, commercial districts, and residential neighborhoods so they connect to one another.

Policy C-5 Ensure that pedestrian facilities are accessible to physically disabled persons, and that roadway improvement projects address mobility or accessibility for bicyclists or pedestrians.

Policy C-6 Install traffic calming devices, such as signage and bulbs, as needed and appropriate in existing neighborhoods.

Policy C-7 Provide for pedestrian-friendly zones in conjunction with the development, redevelopment, and design of mixed-use areas, commercial areas, schools, parks, and other high use areas by:
• Providing intersection “bump outs” to reduce walking distances across streets within mixed-use areas and other high use areas; • Providing pedestrian facilities at all signalized intersections; • Providing shade by planting large canopy shade trees adjacent to the trail;
• Providing sidewalks of adequate width to encourage pedestrian use; and
• Constructing adequately lit and safe access through subdivision sites.
52 Policy C-8 Designate specific truck routes to provide for movement of goods throughout the City, ensure that adequate pavement depth, lane widths, and turn radii are maintained on the designated truck routes, and prohibit commercial trucks from nontruck routes except for deliveries. These routes should avoid residential neighborhoods.

Goal C-2: Promote sustainable development practices that minimize environmental impact, enhance urban aesthetics, and support efficient transportation systems.

Policy C-9 Require the installation of landscaping in center medians and at major intersections to minimize summer heat and enhance the character of the streetscapes.

Policy C-10 Require the installation of street trees on all public street frontages between the curb and sidewalk.

Policy C-11 Require traffic impact studies for all Master Plan amendments that will generate more than 100 peak hour trips.

Policy C-12 Continue to require that new development pay a fair share of the costs of street and other traffic and local transportation improvements based on traffic generated and impacts on traffic service levels.

Policy C-13 Use city-wide traffic impact fees to provide additional funding for transportation improvements needed to serve new development.

Policy C-14 Require new development that will have an impact on regional transportation facilities to pay a regional transportation impact fee.

Policy C-15 Allow shared parking for mixed uses where peak parking demands do not overlap.

Policy C-16 Promote passive solar on parking structures to generate energy for parking lot lighting
Policy C-17 Promote pervious parking paving to improve
groundwater recharge.

Policy C-18 Promote an efficient, connected street system by requiring new development adjacent to undeveloped land provide street stubs where future adjacent developmentshall connect.

Policy C-19 Prohibit, where possible, culs-de-sac and dead end streets in residential areas.

Policy C-20 Prohibit, where possible, block lengths longer than 600 feet. Where block length greater than 600 feet are necessary, provide pedestrian connections no more than 350 feet apart. 53 Bikeways provide landscaping and recreation opportunities in addition to bikeways and pedestrian trails.

Credit: stock.adobe.com

PARK AND OPEN SPACE

5.1 Park and Open Space Plan
The SoTu Master Plan Park and Open Space Plan illustrates the planned park and open space for the SoTu District. The District will accommodate a minimum of 112.47 acres of open space,
concentrated along Tule River. A 50 feet wide landscaped trail along Poplar Avenue (State Route 190) and the Newcomb Street Alignment is also included in the Plan. The park and open space areas will be linked by a network of bicycle and pedestrian facilities as discussed in Section 4.3 Bikeway Network and Pedestrian Circulation. Additional pocket and neighborhood parks could be provided as residential development occurs.

Quimby Act Requirements
The Quimby Act of California authorizes local governments to establish ordinances requiring developers of new subdivisions to dedicate land for parks, pay an in-lieu fee, or perform a combination of the two. The maximum requirement allowed under the Quimby Act is three (3) acres of parkland for every new 1,000 residents. The full build out of the SoTu Master Plan is anticipated to add 2,213 residential dwelling units to the District, which would generate 8,255 new residents based on an average household size of 3.73. Based on this number, a maximum of 24.77 acres of parkland may be required to be dedicated to meet Quimby Act requirements. The Master Plan proposes 112 acres of parkland. However, future development may be subject to Quimby requirements.
55 Figure 5-1. Park and Open Space Plan
SoTu District
Park and Open Space
Public Parks Requirements
Article 206.04 of the Municipal Code requires that “land for public parks must be provided at a ratio of five (5) acres per 1,000 residents, or in-lieu fees must be paid as established by the City.” The parks shall be allocated with a minimum of 3.5 acres of neighborhood parks per 1,000 residents and a minimum of 1.5 acres of community parks per 1,000 residents. The full build out of the SoTu Master Plan is anticipated to add 2,213 residential dwelling units to the District, which would generate 8,255 new residents based on an average household size of 3.73. Based on this number, 28.89 acres of neighborhood parks and 12.34 acres of community parks would be required to be dedicated to meet Code requirements. The Master Plan meets this requirement since it proposes a total of 112.47 acres of parkland. Figure 5-2 shows the acreage of community and neighborhood parks.

Additionally, at least one (1) public park must be located within 0.25- mile, via a direct pedestrian route, of 80% of all homes within the Master Plan. As shown in Figure 5-2, approximately 80% of the planned residential land uses are within the service area (i.e., 0.25 miles) from a planned public park.

Figure 5-2. Planned Parks Service Area
SoTu District
Park and Open Space
Community or Neighborhood Park
Service Area (0.25-miles from Park)
Proposed local roads for park access
56 Duel Use Park & Basin
Duel Use Park & Basin

5.2 Park and Open Space Classifications
A typical park and open space system consists of a variety of parks and open spaces under various classifications. The following classifications are guidelines for the types of parks and open space encouraged in the SoTu Master Plan.

Open space for outdoor recreation: These are areas of outstanding scenic, historic, and cultural value particularly suited for park and recreation purposes, such as access to lakeshores, rivers, and streams.

It also serves as links between major recreation and open space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors. According to the Porterville General Plan, this category includes the Tule River Parkway.

Additionally, as required by the Municipal Code, two (2) types of public parks are required to be provided for residential development, as listed below:
• Community Park: Community parks must be a minimum of ten (10) acres in size.
• Neighborhood Park: Neighborhood parks must be a minimum of two (2) acres in size.

Open space to shape and limit urban form: These are areas such as greenbelts and open space corridors established to implement community design goals and objectives. In the SoTu Master Plan, this includes the 50 feet wide landscaped trail along Poplar Avenue (State Route 190) and the Newcomb Street Alignment.

Common open space: Common open space is not shown on the Park and Open Space Plan, however, it is anticipated to be provided as residential development occurs. This open space usually serves the residents of a specific subdivision or apartment, providing additional open space for recreational activities such as child play and dog park.

General guidance on the type of common open space is listed below.

Note that this is not a restriction nor a comprehensive list for future development.
• Greenway or Trail: Greenways consist of lands set aside for preserving natural resources, landscapes, and open space, and provide visual aesthetics and buffering between uses. Greenways typically provide passive-use opportunities and size/service area varies based on the character of the community or neighborhood. • Private Park or Recreation Facility: Private park or recreation facilities are privately owned and maintained but contribute to the park and recreation system. Size and service area vary depending on need.
57 Recreation facilities such as basketball courts, gym, pools, stimulates various activities among community residents.

Credit: Mdv Edwards - stock.adobe.com

5.3 Park and Open Space Goals and Policies
Goal OCS-1 Preserve natural features that promote biodiversity and planned open spaces as development occurs to enhance the ecological integrity and aesthetic value of the community.

Policy OSC-1 Establish a secure funding source for open space acquisition and management.

Policy OSC-2 Use native vegetation, drought tolerant plants, recycled water irrigation, other water-saving devices drainage swales and water percolation systems, and recycled building materials in public open spaces for ease of maintenance and environmental sustainability.

Goal OCS-2 Ensure that parks and open space are an efficient use of land, are designed for the enjoyment, health, and well-being of all residents, and represent positive social infrastructure.

Policy OSC-3 Work with property owners, law enforcement officials, and the public to protect open space resources. These efforts will include, but are not limited to:
•Soliciting volunteers to remove invasive vegetation;
•Removing abandoned items and trash; and
•Ensuring no illegal encampments occur on open space areas Policy OSC-4 Provide a variety of outdoor recreation opportunities through improvements to open space and parks, construction of facilities, and sponsoring of programs that stimulate active resident participation.

Policy OCS-5 The design and development of new residential subdivisions shall preserve the following open space areas to the maximum extent feasible: trail corridors, streams, natural vegetation.

Policy OCS-6 Promote the inclusion of common open space, such as pocket park, neighborhood park, greenway or trails, and recreational facilities in residential and mixed use developments.

Policy OCS-7 Design parks such that at least fifty percent of the horizontal park area is landscaped with pervious surfaces, such as turf, gravel, sand, and bark, and no more than fifty percent of the area is paved.
58 Park and open space provide recreation opportunities.

Credit: stock.adobe.com

INFRASTRUCTURE AND PUBLIC UTILITIES

6.1 Water Master Plan
Porterville meets its demand for domestic water entirely from groundwater wells that pump potable water into the distribution system. The water supply comes from the Tule Subbasin Aquifer, which gets most of its water from the Tule River. Recharge also helps contribute to the groundwater supply. Groundwater recharge is achieved through reclaimed water percolation ponds as well as rainfall percolation. The District receives an annual average rainfall of 11.63 inches.

The City does not receive raw or potable water, by either import or purchase, to supply their municipal distribution system. Although the City doesn’t purchase water to service their system, it has acquired water rights for approximately 900-acre feet annually from the Pioneer Ditch Company and Porter Slough Ditch Company, which will be used for groundwater recharge.

SoTu Master Plan’s water demand was calculated based on the assumption that the Ditrict shall comply with the 20% reduction of indoor water usage and installation of low flow plumbing fixtures mandated by CALGreen. A water demand factor (WDF) is the estimated amount of water usage per area by land use type. These factors are used to estimate the average day demand (ADD) for the potential development areas. Table 6-1 shows the WDF from the City Master Plan for each land use type and the resulting ADD. At full buildout of the District, it is estimated that development will use approximately 423 million gallons of potable water per year. 60 Land Use Acres WDF (gpd/acre) ADD (gpd) gal/year
Low Density Residential 51.88 1,900 98,576 35,980,187
Medium Density Residential 43.94 2,600 114,233 41,694,886 High Density Residential 31.18 4,000 124,704 45,516,781 Commercial Mixed-Use 33.11 2,800 92,713 33,840,282
Neighborhood Commercial 8.53 1,700 14,496 5,290,903
Retail Centers 24.64 2,000 49,271 17,984,091
Professional Office 32.57 2,900 94,455 34,476,089
Industrial Park 59.51 3,300 196,372 71,675,740
Education 15.89 900 14,301 5,219,818
Parks and Recreation 112.47 3,200 359,919 131,370,561
Total 1,159,039 423,049,336
Table 6-1: Water Demand Factor (WDF)
State Route 190
State Route 65
Westwood Road
W
W
W
W
W
W
W
W
Olive Avenue
Newcomb Street
The City’s existing water system extends into the District. There are existing water mains along Newcomb Street Alignment, the Springville Avenue Alignment, and the Prospect Avenue Alignment (up to the Springville Avenue Alignment onsite). The exact size of the existing mains is unknown, however, per the City Master Plan they are between 8-12 inches. The SoTu District will require the addition of onsite water mains to accommodate the new development and connect to the City water system.

The City’s Master Plan proposes to add a new water well located on the District to the distribution system to increase supply reliability and capacity. The potential location onsite has been identified as a central pressure zone and is located on Poplar Avenue, west of the Newcomb Street Alignment.

Development within the District would connect to the City’s water system and install water meters at all service connections. Water service charges are based on the City’s volumetric rates. There is also a Utility Users Tax based on the dollar amount of the billing for water inside City limits. The rate structure will encourage reasonable water use.
61 SoTu District
Existing 8”-12” Water Main
Existing Well
Proposed Well
W
W
Figure. Water Master Plan

6.2 Wastewater Master Plan
Wastewater generated in the Plan Area will be treated by the City of Porterville Wastewater Treatment Plant (WWTP) located at 1333 West Grand Avenue, approximately 1.5 miles north of the District.

Wastewater flow factors (WWFF) are a correlation between land use and sewer generation and are developed to project the average daily wastewater flow (ADWF). Wastewater that will be generated by the District has been calculated using WWFF combined with the land use and population projections contained in this plan. Table 6-2 shows the WWFF from the City Master Plan for each land use type and the resulting ADWF. At full buildout of the District, it is estimated that development will generate over 157.3 million gallons of wastewater per year.

The City’s existing sewer system extends into the District. There is an existing 24-inch sewer main along Westwood Street, adjacent to the west of the site. A 36-inch sewer main along the Newcomb Street Alignment that runs north-south on the property. There is also an existing 24-inch sewer main along the Springville Avenue Alignment that runs west-east and a 10-inch sewer main along the Prospect Avenue Alignment that runs north, up to the Springville Avenue Alignment onsite. An existing lift station is located on the north end of the site on the Newcomb Street Alignment. The lift station is there to push wastewater across the Tule River, towards the WWTP. The SoTu District will require the addition of onsite sewer pipes to accommodate the new development. Wastewater would be generally collected by a gravity flow sewer system.
62 Land Use Acres WWFF (gpd/acre) ADWF (gpd) gal/year
Low Density Residential 51.88 700 36,317 13,255,858
Medium Density Residential 43.94 1,000 43,936 16,036,495 High Density Residential 31.18 1,550 48,323 17,637,752
Commercial Mixed-Use 33.11 1,200 39,734 14,502,978
Neighborhood Commercial 8.53 1,000 8,527 3,112,296
Retail Centers 24.64 1,200 29,563 10,790,454
Professional Office 32.57 1,800 58,627 21,398,952
Industrial Park 59.51 2,000 119,013 43,439,842
Education 15.89 400 6,356 2,319,919
Parks and Recreation 112.47 100 11,247 4,105,330
Total 401,643 146,599,876
Table 6-2: Wastewater Flow Factor (WWFF)
Development within the District would connect to the City’s sewer system. Sewer service charges are based on the City’s fixed rate for different land use categories (i.e., residential, multiple units, commercial).
63 Figure 6-2. Wastewater Master Plan
State Route 65
Olive Avenue
Newcomb Street
L
L
L
SoTu District
Existing Sewer Main
L Existing Lift Station
L
L
Note: Smaller mains located beyond the District are not shown.

State Route 190
Westwood Road

6.3 Stormwater Drainage
The City’s Public Works Department manages drainage facilities on public right-of-way, public easements, and city-owned property.

Drainage on private property or within privately held easements is typically managed by the underlying property owner. The City’s stormwater system consists of a system of natural water channels, drains, and retention basins located throughout the City. The City owns 23 stormwater basins that provide groundwater recharge and are currently sized to only accept floodwater. The City’s storm water system operates by collecting and conveying captured runoff.

Captured runoff is ultimately discharged into the Tule River, Porter Slough, six irrigation ditches, and/or twenty-three storage reservoirs.

There are approximately 59.7 miles of storm drain pipes and 1.6 miles of ditches.

Stormwater retention basins are sized to store runoff from a major storm event. The standard design storm event used for sizing retention basins in the City of Porterville is a 100-year, 10-day event, which yields 6.45 inches according to the City Master Plan and the National Oceanic and Atmospheric Administration (NOAA). The conveyance system used to collect runoff generated from the Plan Area will be sized to capture a 10-year storm event. Approximately 117 acre-feet (AF) of storage volume would be required to store all runoff from the SoTu District.
64 Land Use Acres Square Footage C-factor Rain Depth (ft) Rainfall Volume (cf) Rainfall Volume (AF) Low Density Residential 51.88 2,259,981 0.38 0.54 461,601 10.60 Medium Density Residential 43.94 1,913,835 0.42 0.54 432,048 9.92 High Density Residential 31.18 1,358,021 0.68 0.54 496,357 11.39 Commercial Mixed-Use 33.11 1,442,351 0.77 0.54 596,953 13.70 Neighborhood Commercial 8.53 371,429 0.77 0.54 153,725 3.53 Retail Centers 24.64 1,073,133 0.77 0.54 444,143 10.20
Professional Office 32.57 1,418,780 0.72 0.54 549,068 12.60 Industrial Park 59.51 2,592,109 0.72 0.54 1,003,146 23.03 Education 15.89 692,162 0.72 0.54 267,867 6.15
Parks and Recreation 112.47 4,899,402 0.26 0.54 684,691 15.72 Total 5,089,599 116.84
Table 6-3 Anticipated Runoff under Buildout of the District Figure 6-3 illustrates the existing topographic drainage in the area.

Future grading and drainage in the District are expected to follow existing drainage patterns. Stormwater would be retained onsite.

Two master planned basins are proposed within the plan area. These basins are planned at low points on the site, although more optimal locations exist within the plan area. At the time of development, projects shall be required to construct some or all of the proposed planned basin, or provide an on-site basin, as determined by the City Engineer.
65 Figure 6-4. Storm Drainage Master Plan
Olive Avenue
Newcomb Street
SoTu District
Waterway
Existing Storm Main
Proposed Basin
Figure 6-3. Topography Map
State Route 190
Poplar Ditch
Note: Mains located beyond the District are not shown.

State Route 65
Westwood Road
Duel Use Park & Basin
Duel Use Park & Basin

6.3.1 Flood Protection and FEMA Flood Hazard
According to FEMA, the western boundary of APN 259-040-044 is part of Flood Zone AE as well as a section of the northern part of APN 259- 040-042 and 259-040-043. Zone AE are high-risk flood areas due to the proximity of a pond, stream, or river. They are base floodplains where base flood elevations are provided. Zone AE presents a 1% annual chance of flooding or flooding during a 100-year storm event and has a 26% chance of flooding over the life of a 30-year mortgage.

Mandatory flood insurance purchase requirements and floodplain management standards apply.

Other properties withing the Plan Area that are within a flood zone are in Flood Zone X. Flood Zone X areas have a moderate risk of flooding or flooding within the limits of the 500-year storm. These storm events have a 0.2% annual chance of recurring.

The developer or applicant of future developments in areas of special flood hazards, including Zone AE, shall comply with the City Flood Damage Prevention Ordinance No. 1777 and the requirements of the Central Valley Flood Protection Board, where applicable. This includes:
• A preliminary elevation certificate shall be provided to the City for review prior to the foundation forms inspection being scheduled. • A final elevation certificate shall be provided to the City prior to the final inspection (or any type of occupancy inspection) is scheduled. 66 Figure 6-5. FEMA Flood Zone Map

6.3.2 Protection and FEMA Flood Hazard
Development of sites that are greater than one (1) acre are required to file a Notice of Intent (NOI) and prepare a SWPPP or file a waiver, in compliance with the General Permit for Discharges of Storm Water Associated with Construction Activity (i.e., General Permit Order No. 2012-0006-DWQ). The SWPPP estimates the sediment risk associated with construction activities and includes best management practices (BMPs) to reduce or eliminate potential pollutants from construction activity in stormwater discharges and authorized non-stormwater discharges. BMPs cover erosion, sediment, tracking, and wind erosion control, as well as non-stormwater and waste management controls.

BMPs reduce the risk of runoff containing potential pollutants due to construction activities from leaving the site and contaminating the storm drain system. Implementation of a SWPPP also minimizes the potential for development to result in substantial soil erosion or loss of topsoil. These provisions minimize the potential for developments to violate any waste discharge requirements or otherwise substantially degrade surface or ground water quality. Further, runoff resulting from developments would be managed by the City in compliance with the City of Porterville Strom Water Management Plan, in addition to approved grading and drainage plans. 67 6.4 Porterville Irrigation District Master Plan
Most of the District is within the Porterville Irrigation District (PID) boundary, except for the easternmost section. There are no PID irrigation pipes or canals within the District. Poplar Ditch runs through the District area and crosses the southwest corner of the District. The Tule River also crosses the District boundary and borders the northern edge of the District. PID controls the supply of the Tule River water. A portion of this water is stored behind the Richard L. Schafer Dam. The total entitlement of the Tule River water averages approximately 12,900 acre-feet annually.
68 Figure 6-6. Surface Water within the District
Olive Avenue
Newcomb Street
SoTu District
Waterway
State Route 190
Poplar Ditch (Canal)
State Route 65
Westwood Road
Reclaimed Water System
Reclaimed water will be used for groundwater recharge through percolation ponds and while landscape irrigation with recycled water would help to reduce groundwater demand, there is a relatively small demand in comparison to agricultural irrigation. According to the City Master Plan, landscape irrigation will be limited to parcels in proximity to the WWTP or any recycled distribution pipelines.

The City has already begun constructing the backbone infrastructure for reclaimed water distribution. Reclaimed water will be used primarily to irrigate large open space areas. The Project will install purple pipe mainlines along Westwood Street and the Newcomb Street Alignment for future reclaimed water distribution. Once the whole purple pipe system from the WWTP is in place, open space areas within the Plan Area will also be irrigated using reclaimed water.

A purple pipe connection from these mainlines to open space areas within the Plan Area will be installed during construction for future irrigation with reclaimed water.

Agricultural irrigation with recycled water, disinfected to tertiary level, will be implemented with the purpose of obtaining exchange for surface water rights. Through this exchange, irrigation of crops with reclaimed water will allow for surface water to be used for municipal supply.
69 6.5 Solid Waste Services
The City’s Public Works Department Solid Waste/Refuse Division provides commercial, residential, and industrial refuse collection to all locations within the City of Porterville. Disposal services in Porterville are provided by the Tulare County Consolidated Waste Management Authority (CWMA). Solid waste collection and disposal of the SoTu District shall be in compliance with Porterville Municipal Code Chapter 13 – Garbage and Refuse, state, and local laws.
70 6.6 Gas, Electric, and Communication
Electric power will be provided by Southern California Edison (SCE).

Electrical lines shall be placed within public utility easements (PUEs) to provide service for residential and commercial development within the District. SCE will determine the alignment of electrical lines within the District depending on electrical load demand. On-site facilities will be placed underground within a duct and structure system to be installed by the developer.

Natural gas will be provided by Southern California Gas Company (SoCalGas). SoCalGas will install gas distribution lines in the District as necessary. All electric lines within the District shall be installed according to City of Porterville requirements.

Telephone and internet services will be provided through existing phone lines, cable lines, and wireless communication systems by private companies. Future phone lines, cable lines, and wireless communication facilities shall be installed according to City of Porterville requirements.

6.7 Infrastructure Goals and Policies
Goal PU-1 Ensure an adequate supply of water to serve the needs of the District and promote conservation of water uses.

Policy PU-1 Require that necessary water supply infrastructure and storage facilities are in place coincident with new development and approve development plans only when a
dependable and adequate water supply to serve the development is assured. A water assessment study may be required for individual projects.

Policy PU-2 Continue to require water meters in all new developments.

Policy PU-3 Require that agricultural water rights be assigned to the City when agricultural land is annexed to the City for urban development, consistent with this General Plan.

If a landowner with surface water rights requests annexation to the City, the City will require the landowner to assign those water rights to the City to help offset the water demands for the new development.

Policy PU-4 Encourage the use of alternative water sources to achieve a water balance, including reclaimed water for irrigation and landscaping purposes.

Goal PU-2 Ensure the provision of wastewater collection and treatment services and reclamation area acreages meet the needs of the District.

Policy PU-5 Prevent illegal wastewater disposal or chemical disposal practices.

Goal PU-3 Provide a comprehensive storm drainage system to protect life and property.

Policy PU-6 Require new development to provide storm drainage facilities and/or pay a storm drainage impact fee, consistent with the Storm Drain Master Plan.
71 ADMINISTRATION AND IMPLEMENTATION

7.1 Plan Modification and Amendment
The SoTu Master Plan represents a framework of development for the SoTu District. Implementation of the Master Plan requires the adoption of this Master Plan, annexation, tentative maps, site plan review and any subsequent submittals over the life of the District’s build out. This chapter sets forth the procedures needed to implement, administer, and amend the Master Plan as well as provisions for required entitlements for future development under the Master Plan.

The development of land within the District shall comply with the development standards adopted in this Master Plan as well as regulations in the City of Porterville Zoning Ordinance. Amendments to this adopted Master Plan by or on behalf of the property owner(s) or by the city, shall be filed with the City of Porterville Planning Division. Modifications and amendments shall be processed according to the Porterville Municipal Code, as listed below.

For future land use changes processed through a General Plan Amendment for properties within this Master Plan, the change reflected on the General Plan land use map will supersede land uses identified within this Master Plan.
73 7.2 Required Entitlements
Development within the District would be implemented through the approval of entitlements with the City of Porterville, including an annexation and subsequent entitlements such as tentative tract map, parcel map, and conditional use permit.

Annexation (County and City)
Development of the District would require annexation from the County of Tulare to the City of Porterville.The UDB is a boundary beyond which urban development is not allowed during the time period for which it is effective. The portion of the District beyond the UDB would be required to be reviewed and amended by the Tulare County Local Agency Formation Commission.

Entitlements (City)
To develop within the SoTu District under the standards, regulations, and policies in this Master Plan, a project may be required to apply for a Site Plan Review, Conditional Use Permit, Tentative Tract Map, Tentative Parcel Map, Variances, and other entitlements in addition to an annexation as described above. The application and procedures for these entitlements shall comply and follow the requirements and regulations set forth in the Porterville Municipal Code Series 600 – Administration and Permits in addition to the policies contained within this Master Plan.

Modification or Amendment Procedure
Amendments to land use
designations
Porterville Municipal Code
Article 607 – Amendments to
General Plan
Request changes to language in the
Master Plan
Porterville Municipal Code
Article 604 – Conditional Use
Permits

7.3 CEQA
Specific development projects would be subject to compliance with the California Environmental Quality Act (CEQA). The environmental review under CEQA is intended to ensure that responsible decision makers and the public are informed about the potentially significant environmental effects of proposed activities. This Master Plan is adopted with an Initial Study and a Focused Environmental Impact Report (FEIR), which overrides the impacts on air quality generated by build out of the District under the Master Plan. As such, future development projects that comply with the Master Plan could tier off this Initial Study and FEIR and no additional environmental review would be required. These projects shall complete a letter of conformance to ensure that impacts have been accounted for in the Master Plan Initial Study and FEIR. These projects would be required to implement Mitigation Measures identified in the FEIR.

If a development project is not proposed in compliance with the Master Plan, for instance, an amendment to the land use designation is proposed, the project would be subject to additional environmental review under CEQA. Porterville Municipal Code Article 611 – Environmental Review set forth procedures that apply to all projects sponsored or assisted by the city and to all private projects requiring any discretionary approvals from the city. In the event of a conflict between these environmental review regulations and applicable federal or state regulations or guidelines, the applicable federal or state regulations shall prevail.

Porterville Municipal Code Article 307 – Nonconforming Uses, Structures, and Lots permits the continuation of uses and continued occupancy and maintenance of structures that were legally established but do not comply with all of the standards and requirements of the Municipal Code in a manner that does not impair public health, safety, and general welfare. This applies to structures, land and uses that have become nonconforming by operation of this Ordinance and that remain in a nonconforming status or become nonconforming due to annexation to the City. As such, existing uses and structures within the District would be legal non-conforming as it is annexed into the City.
74 7.4 Legal Non-Conforming Uses

FINDINGS OF FACT / STATEMENT OF OVERRIDING CONSIDERATIONS SEPTEMBER 2024
South of Tule River Master Plan

FINDINGS OF FACT / STATEMENT OF OVERRIDING CONSIDERATIONS (SCH # 202403738)
SEPTEMBER 2024
City of Porterville
Community Development Department
291 N. Main Street
Porterville, CA 93257

FINDINGS OF FACT / STATEMENT OF OVERRIDING CONSIDERATIONS SEPTEMBER 2024
Table of Contents
1 Introduction...........................................................................................................................................4

1.1 CEQA Requirements.....................................................................................................................4

1.2 Project Overview..........................................................................................................................6

1.3 Environmental Review Process.....................................................................................................6

1.3.1 Notice of Preparation...............................................................................................................6

1.3.2 Draft EIR...................................................................................................................................7

1.3.3 Final EIR ...................................................................................................................................7 2 Significant and Unavoidable Impact Findings And Recommendations..................................................8

2.1 Air Quality ....................................................................................................................................8

2.1.1 Impact AIR-1 ............................................................................................................................ 8

2.1.2 Impact AIR-2 ............................................................................................................................ 9

2.1.3 Impact AIR-3 ..........................................................................................................................10 3 Significant Impacts which are Mitigated to Less than Significant Levels Findings and Recommendations 11 3.1 Biological Resources...................................................................................................................11

3.1.1 Impact BIO-1..........................................................................................................................11

3.1.2 Impact BIO-3..........................................................................................................................11

3.2 Cultural Resources .....................................................................................................................12

3.2.1 Impact CUL-1:........................................................................................................................12

3.2.2 Impact CUL-2 .........................................................................................................................13

3.3 Geology and Soils.......................................................................................................................14

3.3.1 Impact GEO-6: .......................................................................................................................14

3.4 Mineral Resources......................................................................................................................14

3.4.1 Impact MIN-1.........................................................................................................................14

3.5 Noise..........................................................................................................................................15

3.5.1 Impact NOI-1 .........................................................................................................................15

3.6 Tribal Cultural Resources............................................................................................................16

3.6.1 Impact TCR-1: ........................................................................................................................16

3.6.2 Impact TCR-2 .........................................................................................................................16 4 Less Than Significant Impact Findings and Recommendations............................................................17

4.1 Impact Summary........................................................................................................................17 City of Porterville-South of Tule River Master Plan | 3

4.1.1 Aesthetics..............................................................................................................................17

4.1.2 Agriculture and Forestry Resources.......................................................................................17

4.1.3 Air Quality..............................................................................................................................17

4.1.4 Biological Resources ..............................................................................................................17

4.1.5 Cultural Resources.................................................................................................................18

4.1.6 Energy....................................................................................................................................18

4.1.7 Geology and Soils...................................................................................................................18

4.1.8 Greenhouse Gas Emissions....................................................................................................18

4.1.9 Hazards and Hazardous Material ...........................................................................................18

4.1.10 Hydrology and Water Quality ............................................................................................18

4.1.11 Land Use Planning .............................................................................................................18

4.1.12 Mineral Resources.............................................................................................................18

4.1.13 Noise .................................................................................................................................18

4.1.14 Population and Housing ....................................................................................................18

4.1.15 Public Services...................................................................................................................18

4.1.16 Recreation .........................................................................................................................18

4.1.17 Transportation...................................................................................................................19

4.1.18 Utilities and Service Systems.............................................................................................19

4.1.19 Wildfire..............................................................................................................................19

4.2 Finding .......................................................................................................................................19 5 Project Alternatives.............................................................................................................................19

5.1 Project Objectives......................................................................................................................19

5.2 Alternatives Analysis and Findings .............................................................................................21

5.2.1 No Project (No Build) Alternative...........................................................................................21

5.2.2 No Project (Existing General Plan Land Use) Alternative .......................................................21

5.2.3 Reduced Density Alternative..................................................................................................22

5.3 Environmentally Superior Alternative ........................................................................................23 6 Statement of Overriding Considerations .............................................................................................23

6.1 Statement of Overriding Considerations....................................................................................23

6.2 Conclusion..................................................................................................................................25 City of Porterville-South of Tule River Master Plan | 4 1 Introduction
The California Environmental Quality Act (CEQA) (Public Resources Code (“PRC”) 21000-21177) requires the City of Porterville (“City”) as the Lead Agency to make written findings when it approves a project for which an environmental impact report (EIR) was certified and to identify overriding considerations for significant and unavoidable impacts identified in the EIR, pursuant to PRC Section 21081.

This document explains the City’s findings regarding the significant and potentially significant impacts identified in the EIR prepared for the City of Porterville’s South of the Tule River (“SoTu”) Master Plan (“Project”) and the City’s ultimate determinations of the feasibility of the Project alternatives considered in the EIR. The Findings of Fact and Statement of Overriding Considerations are presented for adoption by the City Council as the City’s findings under CEQA and the CEQA Guidelines relating to the Project.

The Findings provide the written analysis, substantial evidence, and conclusions of the City Council regarding the Project’s environmental impacts, mitigation measures, and Project alternatives, as well as economic, social, technical, and other benefits of the Project that the City has determined should override any significant environmental impacts that would result from Project implementation.

The Statement of Overriding Considerations identifies the economic, social, technical, and other benefits of the Project that the City decisionmakers have determined should override any significant environmental impacts that would result from the Project.

The Final EIR describes the Project, adverse environmental impacts of the Project, and mitigation measures and alternatives that would substantially reduce or avoid those impacts. The information and conclusions contained in the EIR reflect the City’s independent judgment. The Final EIR includes the Draft EIR, comments, responses to comments, and revisions to the Draft EIR for the Project.

1.1 CEQA Requirements
CEQA Guidelines Section 15091 provides the following direction regarding findings:
(a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
(1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. (2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. (3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.

City of Porterville-South of Tule River Master Plan | 5 As defined by CEQA, “feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, legal, and technological factors (PRC Section 21061.1 and CEQA Guidelines Section 15126.6(f)(1)).

With respect to a project for which significant impacts cannot be feasibly avoided or substantially lessened, a public agency may nevertheless approve the project if the agency first adopts a statement of overriding considerations setting forth the specific reasons that the project’s benefits outweigh its significant unavoidable adverse environmental effects. (Pub. Resources Code, §§ 21001, 21002.1(c), 21081(b).) CEQA Guidelines Section 15093 provides the following direction regarding a statement of overriding considerations:
(a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” (b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091.

A Mitigation Monitoring Program has been prepared for the Project and, if the Project is approved, will be adopted concurrently with these Findings. (See Pub. Resources Code, § 21081.6, subd. (a)(1).) The City will use the Mitigation Monitoring Program to track compliance with Project mitigation measures.

In adopting these Findings, this City Council finds that the Final EIR was presented to this City Council, the decision-making body of the lead agency, which reviewed and considered the information in the Final EIR prior to approving the Project. By these findings, this City Council ratifies, adopts, and incorporates the analysis, explanation, findings, responses to comments, and conclusions of the Final EIR. The City Council finds that the Final EIR was completed in compliance with CEQA. The Final EIR represents the independent judgment of the City.

If any term, provision, or portion of these Findings or the application of these Findings to a particular situation is held by a court to be invalid, void, or unenforceable, the remaining provisions of these Findings, or their application to other actions related to the Project, shall continue in full force and effect unless amended or modified by the City.

City of Porterville-South of Tule River Master Plan | 6

1.2 Project Overview
The City of Porterville (“City”) is proposed to adopt the SoTu Master Plan (“Master Plan”). The Master Plan is intended to facilitate the development of the Plan Area as it transitions from agricultural and rural residential land into a new district with a mix of residential, commercial, public uses, and open spaces. The Master Plan would not only provide overarching guidance and broad policy concepts, but also provide information of the type, location, and intensity of uses; define capacity and design for necessary public improvements; and determine the resources necessary to finance and implement infrastructure needed to support the development of the Plan Area.

The South of Tule River (“SoTu”) Master Plan Area (“Plan Area”) comprises approximately 447 acres (gross) and 19 parcels located directly southwest of the City Limits, bound to the north by the Tule River, south by State Route 190, east by State Route 65, and west by Westwood Street. The predominant existing land uses within the Plan Area are agriculture and rural residences.

The Master Plan proposes land use designation changes in certain areas within the Plan Area, which requires a General Plan Amendment and concurrent rezoning. The Master Plan would result in reductions in acreage of Low Density Residential and Retail Centers, and modest increases in Medium Density Residential, High Density Residential, Commercial Mixed-Use, Neighborhood Commercial, Professional Office, Industrial Park, Park and Recreation, and Public Institutional.

Overall, build under the Master Plan could yield 2,213 residential units (516 single-family and 1,697 multifamily units), 3,357,864 square feet (sf.) of commercial space, 1,337,717 sf. of employment space (i.e., office uses and industrial uses), and 15.81 acres of public and institutional uses, and 112.14 acres of park and recreational lands. Housing production and mixed-use development (i.e., mix of residential and nonresidential uses) is a primary motivation for the Master Plan. For comparison, build out under the proposed land use designations (assumed density) within the Master Plan would facilitate an additional 579 residential units with a substantial increase in commercial and employment uses as compared to build out under the existing land use designations (maximum density).

The Master Plan would require approval by the City of Porterville City Council, including approval of a General Plan Amendment, Rezone/Pre-zone, and Conditional Use Permit, in addition to adoption of the Master Plan and certification of the Final EIR. No permits would be required from other agencies for approval of the Project.

For a complete Project description, refer to Chapter 3. Project Description of the Draft EIR.

1.3 Environmental Review Process

1.3.1 Notice of Preparation
In accordance with CEQA, the City released a Notice of Preparation (NOP) on March 20, 2024, for a review period that closed on April 19, 2024. The purpose of the NOP was to provide notification that an EIR for the proposed Project was being prepared and to solicit guidance on the scope and content of the document.

The City received three (3) comment letters during the NOP review period. NOP letters were received from:

City of Porterville-South of Tule River Master Plan | 7 • California Department of Conservation - Division of Land Resource Protection (April 12, 2024):
providing general comments and recommendations regarding mitigating agricultural land loss or conversion
• California Department of Transportation – Aeronautics Program (April 18, 2024): Providing general comments and recommendations regarding the portions of the Project site identified as being with the Tulare County Comprehensive Airport Land Use Plan (CALUP). • Native American Heritage Commission (March 21, 2024): Provided applicable tribal consultation guidelines and requirements associated with the Project.

1.3.2 Draft EIR
The Draft EIR was properly noticed and circulated for public review and comment for 45 days, from July 26, 2024, to September 9, 2024. The Notice of Availability was published on July 26, 2024. The Draft EIR and appendices were sent to the State Clearinghouse for distribution. Copies of the Draft EIR were made available on the City’s website and at City Hall. The webpage is located at, www.ci.porterville.ca.us/departments/community_development/planning.php.

1.3.3 Final EIR
All written comments received during the 45-day public review period (July 26, 2024, to September 9, 2024) of the Draft EIR are addressed in the Final EIR. The City received four (4) comment letters. Copies of comments received are included in Chapter 3 of the Final EIR, with responses for each comment, and in the Appendix. The comments and responses that make up the Final EIR, in combination with the Draft EIR constitute the EIR that will be considered for certification by the decision makers of the City of Porterville.

The comments received did not provide evidence of any new significant impacts or “significant new information” that would require recirculation of the Draft EIR pursuant to CEQA Guidelines Section 15088.5.

City of Porterville-South of Tule River Master Plan | 8 2 Significant and Unavoidable Impact Findings And Recommendations

2.1 Air Quality

2.1.1 Impact AIR-1
Would the project conflict with or obstruct implementation of the applicable air quality plan? a. Potential Impact: The potential for the Project to conflict with or obstruct implementation of the applicable air quality plan is discussed on Page 70-72 of the Draft EIR. b. Mitigation Measures: Mitigation Measure AIR-2a, AIR-2b, AIR-2c, and AIR-2d are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.
c. Findings: Based upon the EIR and the entire record before this City Council, this City Council finds that:
i. Remaining Impacts: Because of the region’s nonattainment status for ozone, PM2.5, and PM10—if Project-generated emissions of either of the ozone precursor pollutants (ROG and NOX), PM10, or PM2.5 would exceed the San Joaquin Valley Air Pollution Control District’s (SJVAPCD) significance thresholds—then the Project would be considered to contribute to violations of the applicable standards and conflict with the attainment plans. The Project’s emissions are significant for ROG, NOX, CO, PM10, and PM2.5 and would be considered inconsistent with the AQP because emissions associated with operations of buildout under the proposed Master Plan would exceed the regional significance thresholds. Because the combined emissions from operations of development under the proposed Master Plan would continue to exceed at least one regional threshold after compliance with regulations and incorporation of mitigation, the impact would be significant. With incorporation of mitigation, the potential air quality impacts would be significant and unavoidable.
i. Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect, as identified in the Final EIR. To the extent that this significant adverse impact will not be substantially lessened or avoided, the City Council finds that specific economic, social, policy-based, and other considerations identified in the Statement of Overriding Considerations support approval of the project
ii. Overriding Considerations: The environmental, economic, social and other benefits of the Project override any remaining significant adverse impact of the Project associated with impacts related air quality, as more fully stated in the Statement of Overriding Considerations below.

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2.1.2 Impact AIR-2
Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standards? a. Potential Impact: The potential for the Project to result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standards is discussed on Page 72-79 of the IS. b. Mitigation Measures: Mitigation Measure AIR-2a, AIR-2b, AIR-2c, and AIR-2d are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.
d. Findings: Based upon the EIR and the entire record before this City Council, this City Council finds that:
i. Remaining Impacts: Annual average emissions are below the applicable SJVAPCD significance thresholds; however, construction of the Project exceeds the regional threshold for NOX under the unmitigated scenario. Therefore, the regional construction emissions have potentially significant impact on a Project basis and mitigation is required. Impacts would be less than significant on a Project-level basis after incorporation of MM AIR-2a. Therefore, regional construction emissions would have a less-than-significant impact on a Project basis with the incorporation of mitigation.

Further, the operational emissions for full buildout of the proposed Master Plan in the earliest operational year exceed the SJVAPCD thresholds for ROG, NOX, CO, PM10, and PM2.5. Therefore, Project operational emissions would result in a potentially significant impact prior to the incorporation of mitigation. MM AIR-2b through MM AIR-2d are recommended to reduce operational emissions from all development under the proposed Master Plan. Projects subject to project-level review would be required to assess residual impacts after incorporation of all applicable measures; however, it is not anticipated that all future development would be subject to discretionary review.

These measures would help reduce operational emissions; however, at the time of this analysis, the precise emission reductions associated with these measures cannot be accurately determined because of a lack of sufficient information about how the proposed Master Plan would operate and to what extent the measures would affect those activities. Therefore, the Project may continue to exceed the applicable thresholds of significance even after incorporation of mitigation. This represents a significant and unavoidable impact.

In conclusion, the growth resulting from the Project is generally accounted for in the General Plan and the applicable AQP, and the Project will comply with applicable rules and regulations implementing the AQP; however, the Project exceeds SJVAPCD thresholds for ROG, NOx, CO, PM10 and PM2.5 and has the potential to continue to City of Porterville-South of Tule River Master Plan | 10 exceed thresholds after implementation of applicable mitigation measures; therefore, the Project is considered significant. With incorporation of mitigation, the potential air quality impacts would still be significant and unavoidable. iii. Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect, as identified in the Final EIR. To the extent that this significant adverse impact will not be substantially lessened or avoided, the City Council finds that specific economic, social, policy-based, and other considerations identified in the Statement of Overriding Considerations support approval of the project
iv. Overriding Considerations: The environmental, economic, social and other benefits of the Project override any remaining significant adverse impact of the Project associated with impacts related air quality, as more fully stated in the Statement of Overriding Considerations below.

2.1.3 Impact AIR-3
Would the project expose Sensitive Receptors to substantial pollutant considerations? a. Potential Impact: The potential for the Project to result project expose Sensitive Receptors to substantial pollutant considerations is discussed on Page 80-84 of the IS.

b. Mitigation Measures: Mitigation Measure AIR-3a, AIR-3b, and AIR-3c, are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: Based upon the EIR and the entire record before this City Council, this City Council finds that:
i. Remaining Impacts: Individual development Projects under the proposed Master Plan would be required to implement MM AIR-3a to ensure localized impacts would not result in significant adverse impacts for any criteria pollutant. Similarly, individual development Projects under the proposed Master Plan would be required to implement MM AIR-3b and MM AIR-3c to minimize health risk impacts. However, because impacts may remain significant after individual development Projects identify all feasible and enforceable mitigation measures required to reduce impacts, the impact from the proposed Master Plan remains significant and unavoidable. ii. Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect, as identified in the Final EIR. To the extent that this significant adverse impact will not be substantially lessened or avoided, the City Council finds that specific economic, social, policy-based, and other considerations identified in the Statement of Overriding Considerations support approval of the project
v. Overriding Considerations: The environmental, economic, social and other benefits of the Project override any remaining significant adverse impact of the Project associated City of Porterville-South of Tule River Master Plan | 11 with impacts related air quality, as more fully stated in the Statement of Overriding Considerations below.
3 Significant Impacts which are Mitigated to Less than Significant Levels Findings and Recommendations

3.1 Biological Resources

3.1.1 Impact BIO-1
Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? a. Potential Impact: The potential for the Project to have a substantial adverse effect on specialstatus species is discussed on Page 82-83 of the IS. b. Mitigation Measures: Mitigation Measure BIO-1, BIO-2, BIO-3, and BIO-4 are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program. c. Findings: According to USFWS IPaC databases, there are numerous migratory birds for the region, including Beldings savannah sparrow, California gull, common yellowthroat, and Nuttal’s woodpecker. It is recommended in the biological assessment that these migratory species be considered during future biological evaluations. The CNDDB database shows the location of known records of special status species near the Project site. As analyzed in Error! Reference s ource not found., several species could occur within the Project Site based on habitat conditions. Since there is no development proposed at this time, it is recommended that further biological evaluations and subsequent specific avoidance and minimization measures are incorporated before approval of any development within the Project site. As such, future development within the Project site should incorporate Mitigation Measures BIO-1 through BIO-4 to avoid or minimize adverse effect on raptors/migratory birds and special status species that are potentially present. In accordance with Public Resources Code Section 21081, Mitigation Measures BIO-1 through BIO-4 is an appropriate change or alteration that been required in, or incorporated into, the Project which avoids or substantially lessens the significant environmental effect as identified in the IS. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to have direct or indirect effects on special-status species will be mitigated to a less than significant level.

3.1.2 Impact BIO-3
Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
City of Porterville-South of Tule River Master Plan | 12 a. Potential Impact: The potential for the Project to have a substantial adverse effect on state or federally protected wetlands is discussed on Page 85 of the IS.

b. Mitigation Measures: Mitigation Measure BIO-5 is hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: According to the NWI, an emergent wetland and a forested shrub wetland are located near the center of the Project site within an agricultural field (see Figure 4 4). The emergent wetland and forested shrub wetland have been put into agricultural production since approximately 2007. Prior to that, the wetlands were within an area that appears to be used for pastureland. Agricultural production does not always remove a wetland feature, depending on the remaining crops, plowing technique, and topography. The feature appears to be a topographic depression that may have historically been part of a former tributary to the Tule River. The NWI mapping cannot be used to verify that a wetland is still present but only indicates that a wetland was historically present. As such, Mitigation Measure BIO-5 incorporates a formal wetland delineation to confirm whether a wetland is still present. A formal wetland delineation involves evaluating the plant community, subsurface soils, and hydrology. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to have a substantial adverse effect on state or federally protected wetlands will be mitigated to a less than significant level.

3.2 Cultural Resources

3.2.1 Impact CUL-1:

Would the project cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5?
a. Potential Impact: The potential for the Project to cause a substantial adverse change in the significance of a historical resource is discussed on Page 91-92 of the IS.

b. Mitigation Measures: Mitigation Measure CUL-1 and CUL-2 are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: Based on the CHRIS Records Search conducted on June 26, 2023, there is one (1) recorded site partially in the Project site: P-54-002208, the Poplar Ditch. In addition, the Cultural Resource Overview report identified two (2) buildings on the 1951 map that currently exists on the Project site. In order to ensure that the existing structures are not of historical significance at the time of demolition, the Project shall incorporate Mitigation Measure CUL-1 to mitigate the destruction or alternation of any potential historical structures.

The Cultural Resource Overview report also recognized that the flooding and movement of the Tule River over a long period of time could result in buried historic period resources. The soils research assessed a “very high” potential that prehistoric period resources are buried due to City of Porterville-South of Tule River Master Plan | 13 the period of deposition that overlaps with the prehistoric period occupation in the region. As such, there is a high possibility that hidden and buried resources may exist with no surface evidence that may be impacted by future physical development of the site. While the Project does not propose development, future redevelopment may include typical construction activities such as demolition of existing buildings, grading, trenching, excavation, etc. In the event of the accidental discovery and recognition of previously unknown historical resources before or during construction activities, the Project shall also incorporate Mitigation Measure CUL-2 to assure construction activities do not result in significant impacts to any potential historical resources discovered below ground surface. Thus, if such resources were discovered, implementation of the required mitigation measures would reduce the impact to less than significant. As a result, the Project would have a less than significant impact with mitigation incorporated. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to cause a substantial adverse change in the significance of a historical resource will be mitigated to a less than significant level.

3.2.2 Impact CUL-2
Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
a. Potential Impact: The potential for the Project to cause a substantial adverse change in the significance of an archeological resource is discussed on Page 93-94 of the IS.

b. Mitigation Measures: Mitigation Measure CUL-2 is hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: Based on the CHRIS Records Search conducted on June 26, 2023, there are no known archeological resources pursuant to Section 15064.5 on the Project site. While there is no evidence that archeological resources exist on the Project site, there is some possibility that existing structures qualify as historical resources or hidden, and buried resources may exist with no surface evidence that may be impacted by future physical development of the site. In the event of the accidental discovery and recognition of previously unknown historical resources before or during construction activities, the Project shall incorporate Mitigation Measure CUL2 as described under criterion a) to assure construction activities do not result in significant impacts to any potential archeological resources discovered above or below ground surface.

Thus, if such resources were discovered, implementation of the required mitigation measures would reduce the impact to less than significant. As a result, the Project would have a less than significant impact with mitigation incorporated. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to cause a substantial adverse change in the significance of an archeological resource will be mitigated to a less than significant level.

City of Porterville-South of Tule River Master Plan | 14

3.3 Geology and Soils

3.3.1 Impact GEO-6:

Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
a. Potential Impact: The potential for the Project to directly or indirectly destroy a unique paleontological resource or site or unique geologic feature is discussed on Page 108-109 of the IS.

b. Mitigation Measures: Mitigation Measure CUL-2 and GEO-1 are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: As discussed in the Cultural Resources section, there are no known paleontological resources or unique geological features known on this site. In addition, the Project site is heavily disturbed as it has been previously developed. Nevertheless, there is some possibility that a non-visible, buried resource, site. or feature may exist and may be uncovered during ground disturbing construction activities which would constitute a significant impact. To further assure future development does not result in significant impacts to any potential resources, the Project shall incorporate Mitigation Measures CUL-2 as described in Section 4.5. Additionally, Mitigation Measure GEO-1 requires that if unknown paleontological resources are discovered during construction activities, work within a 25-foot buffer would cease util a qualified paleontologist determined the appropriate course of action. Therefore, if any paleontological resources or geologic features were discovered, implementation of CUL-2 and GEO-1 would reduce the Project’s impact to less than significant. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to directly or indirectly destroy a unique paleontological resource or site or unique geologic feature will be mitigated to a less than significant level.

3.4 Mineral Resources

3.4.1 Impact MIN-1
Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
a. Potential Impact: The potential for the Project to result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state is discussed on Page 148 of the IS.

b. Mitigation Measures: Mitigation Measure MIN-1 is hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

City of Porterville-South of Tule River Master Plan | 15 d. Findings: Portions of the Project site is classified as MRZ-3a, which may contain significant aggregate deposit. Implementation of the proposed Porterville 2030 General Plan as well as the SoTu Master Plan would result in the development of urbanized uses within the Project site, which are mostly adjacent to the Tule River. However, the lands immediately adjacent to the Tule River within the floodplain are designated as Open Space land use, thus would not be subject to future urban development since this land use largely prohibits the type of development that could occur in this land use designation. In the event the limited development did occur in the open space land use, it may require the approval from Department of Conservation prior to any entitlement approval. The Project shall incorporate Mitigation Measure MIN-1 to mitigate the potential loss of availability of a known mineral resource. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state will be mitigated to a less than significant level.

3.5 Noise

3.5.1 Impact NOI-1
Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
a. Potential Impact: The potential for the Project to generate substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies is discussed on Page 156-162 of the IS.

b. Mitigation Measures: Mitigation Measure NOI-1 and NO1-2 are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: A noise impact could occur if new proposed sensitive receptors (residential land uses) are located within the cumulative 60dB Ldn traffic noise contours. Table 4 28 provides the setback distances from the centerline of each of the four (4) site-adjacent arterial roadways and highways to the 60 dB Ldn exterior nose level contour. Noise levels from transportation noise sources may be effectively mitigated by incorporating noise mitigation measures into the project design that consider the geographical relationship between the noise sources of concern and potential receptors, the noise-producing characteristics of the sources and the path of transmission between noise sources and sensitive receptors. As such, the Project incorporates Mitigation Measure NOI-1 which mitigates traffic noise, including the use of building setbacks or the construction of berms and sound walls. A noise impact could occur if construction activities do not incorporate appropriate best management practices in regard to construction-related noise. Mitigation Measure NOI-2 incorporates best management practices that should be implemented to minimize the potential for noise impacts on existing sensitive City of Porterville-South of Tule River Master Plan | 16 receptors in the Project area during project construction. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to generate substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies will be mitigated to a less than significant level.

3.6 Tribal Cultural Resources

3.6.1 Impact TCR-1:

Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in PRC Section 5020.1(k)? a. Potential Impact: The potential for the Project to cause a substantial adverse change in the significance of a tribal cultural resource is discussed on Page 185-186 of the IS.

b. Mitigation Measures: Mitigation Measure CUL-1 and CUL-2 are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: Based on the CHRIS Records Search conducted on June 26, 2023 there is one (1) recorded site partially located within the Project site. The site is identified as P-54-002208, the Poplar Ditch, which is still in use. There are no other resources recorded within one-quarter mile of the Project site. While there is no evidence that historical resources exist on the Project site, there is some possibility that existing structures and the Poplar Ditch may qualify as historical resources or hidden, and buried resources may exist with no surface evidence that may be impacted by future physical development of the site. In the event of the accidental discovery and recognition of previously unknown historical resources before or during construction activities, the Project shall incorporate Mitigation Measure CUL-1 and Mitigation Measure CUL-2 to assure construction activities do not result in significant impacts to any potential historical resources discovered above or below ground surface. Thus, if such resources were discovered, implementation of the required mitigation measures would reduce the impact to less than significant. As a result, the Project would have a less than significant impact with mitigation incorporated. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to cause a substantial adverse change in the significance of a tribal cultural resource will be mitigated to a less than significant level.

3.6.2 Impact TCR-2
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a resource determined by the lead agency, in its discretion and City of Porterville-South of Tule River Master Plan | 17 supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of PRC section 5024.1. In applying the criteria set forth in subdivision (c) of PRC section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. a. Potential Impact: The potential for the Project to cause a substantial adverse change in the significance of a tribal cultural resource is discussed on Page 186 of the IS.

b. Mitigation Measures: Mitigation Measure CUL-1 and CUL-2 are hereby adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program.

c. Findings: The Project site and its resources have not been determined by the City to be significant pursuant to Section 5024.1. However, as discussed in Section 4.5, there is some possibility that a non-visible, buried site may exist and may be uncovered during ground disturbing construction activities which could constitute a significant impact. Therefore, the Project shall incorporate Mitigation Measure CUL-1 and Mitigation Measure CUL-2 to assure construction activities do not result in significant impacts to any potential resources of significance to a California Native American tribe discovered above or below ground surface.

Thus, if such resources were discovered, implementation of the required mitigation measures would reduce the impact to less than significant. As a result, the Project would have a less than significant impact with mitigation incorporated. Based upon the IS and the entire record before the City Council, the City Council finds that the potential to cause a substantial adverse change in the significance of a tribal cultural resource will be mitigated to a less than significant level. 4 Less Than Significant Impact Findings and Recommendations Specific impacts within the following categories of environmental effects were found to be less than significant as set forth in more detail in the Draft EIR and IS.

4.1 Impact Summary

4.1.1 Aesthetics
The following specific impacts were found to be less than significant: AES-1, AES-2, AES-3, AES-4.

4.1.2 Agriculture and Forestry Resources
The following specific impacts were found to be less than significant: AG-1, AG-2, AG-3, AG-4, AG-5.

4.1.3 Air Quality
The following specific impacts were found to be less than significant: AIR-4.

4.1.4 Biological Resources
The following specific impacts were found to be less than significant: BIO-2, BIO-4, BIO-5, BIO-6.

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4.1.5 Cultural Resources
The following specific impacts were found to be less than significant: CUL-3.

4.1.6 Energy
The following specific impacts were found to be less than significant: EN-1, EN-2.

4.1.7 Geology and Soils
The following specific impacts were found to be less than significant: GEO-1.1, GEO-1.2, GEO-1.3, GEO-1.4, GEO-2, GEO-3, GEO-4, GEO-5.

4.1.8 Greenhouse Gas Emissions
The following specific impacts were found to be less than significant: GHG-1, GHG-2.

4.1.9 Hazards and Hazardous Material
The following specific impacts were found to be less than significant: HAZ-1, HAZ-2, HAZ-3, HAZ-4, HAZ-5, HAZ-6, HAZ-7.

4.1.10 Hydrology and Water Quality
The following specific impacts were found to be less than significant: HYD-1, HYD-2, HYD-3.1, HYD-3.2, HYD3.3, HYD-3.4, HYD-4, HYD-5.

4.1.11 Land Use Planning
The following specific impacts were found to be less than significant: LAND-1, LAND-2.

4.1.12 Mineral Resources
The following specific impacts were found to be less than significant: MIN-2.

4.1.13 Noise
The following specific impacts were found to be less than significant: NOI-2, NOI-3.

4.1.14 Population and Housing
The following specific impacts were found to be less than significant: POP-1, POP-2.

4.1.15 Public Services
The following specific impacts were found to be less than significant: PUB-1.1, PUB-1.2, PUB-1.3, PUB-1.4, PUB-1.5.

4.1.16 Recreation
The following specific impacts were found to be less than significant: REC-1, REC-2.

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4.1.17 Transportation
The following specific impacts were found to be less than significant: TRANS-1, TRANS-2, TRANS-3, TRANS4.

4.1.18 Utilities and Service Systems
The following specific impacts were found to be less than significant: UTL-1, UTL-2, UTL-3, UTL-4, UTL-5.

4.1.19 Wildfire
The following specific impacts were found to be less than significant: WF-1, WF-2, WF-3, WF-4.

4.2 Finding
The above referenced impacts are less than significant for one of the following reasons:
• The IS determined that the impact is less than significant for the Project. • The IS determined that the Project would have a less than cumulatively considerable contribution to the cumulative impact.
5 Project Alternatives
CEQA Guidelines Section 15126.6 requires EIRs to “describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives.”
Pursuant to CEQA Guidelines, an EIR does not need to consider every conceivable alternative to a project but must consider a reasonable range of potentially feasible alternatives that will foster informed decisionmaking and public participation. An EIR is not required to consider alternatives that are infeasible. The Lead Agency is responsible for selecting a range of project alternatives for examination and must publicly disclose its reasoning for selecting those alternatives. The nature, scope, or range of alternatives required in an EIR is governed by a “rule of reason.”
The potential environmental effects of implementing the Master Plan are analyzed in the Initial Study (Appendix A) and Chapter 4. Setting, Impacts and Mitigation Measures of the Draft EIR. Implementation of the Master Plan, which could yield 2,213 residential units (516 single-family and 1,697 multi-family units), 3,357,864 square feet (sf.) of commercial space, 1,337,717 sf. of employment space (i.e., office uses and industrial uses), and 15.81 acres of public and institutional uses, and 112.14 acres of park and recreational lands in Porterville.

5.1 Project Objectives
The overarching vision of the Master Plan is to guide development of the 447-acre Plan Area as it transitions from a predominately agricultural and rural residential area to an innovative, mixed-use, multi-modal district that is attractive to residents and visitors alike to live, work, explore, and shop. The objectives that would help realize this vision are as follows.

City of Porterville-South of Tule River Master Plan | 20 Goal 1: Implement mixed-use zoning to encourage residential, commercial, industrial, and open space in the plan area to foster a more diverse and balanced development pattern.

Objective 1.1. Designate lands to allow for mixed-use developments incorporating residential, commercial, office, and open space components.

Objective 1.2. Identify key areas within the plan area suitable for mixed-use development based on accessibility to existing and planned infrastructure.

Goal 2: Promote alternative modes of transportation and transit-oriented development that create walkable communities to reduce traffic and air quality impacts.

Objective 2.1. Create complete streets to increase the connectivity of pedestrian and bicycle infrastructure to encourage non-motorized transportation options Objective 2.2. Create compact neighborhoods with a defined, mixed-use center including public open space, a school or other community facilities, and neighborhood commercial.

Objective 2.3. Create a street system that is well-aligned with and connected to streets in adjacent neighborhoods and allows residents to walk, bike, or drive safely to parks, schools, and neighborhood shopping via a continuous system of streets, sidewalks, and bike routes.

Goal 3: Provide a wide variety of housing types, designs, and lot sizes to serve a range of household types and incomes. The housing mix will be a combination of housing types rather than a combination of residential densities.

Objective 3.1. Develop a land use plan that includes a mix of single-family homes, townhouses, apartments at all affordability levels.

Objective 3.2. Create neighborhood centers with a mix of retail, civic, and service-oriented uses to support local transit and provide places for social interaction for neighborhood residents.

Goal 4: Incorporate policies and partnerships with local conservation groups to protect and enhance the open space areas surrounding the Tule River.

Objective 4.1. Develop and implement land use policies that prioritize the preservation of natural habitats and scenic landscapes.

Objective 4.2. Enhance public access to open space areas through the development of trails and recreational facilities.

Objective 4.3. Educate residents and stakeholders about the ecological value of open spaces and the importance of conservation efforts.

Goal 5: Reduce carbon emissions and prioritize pedestrians through a well-connected trail network and neighborhood supporting commercial uses and development.

Objective 5.1. Develop a comprehensive trail network that connects residential areas, commercial districts, and recreational spaces.

City of Porterville-South of Tule River Master Plan | 21 Objective 5.2. Promote mixed-use developments that encourage walking and cycling as primary modes of transportation.

Objective 5.3. Implement green building standards and energy-efficient practices in new developments to reduce carbon footprint.

5.2 Alternatives Analysis and Findings
The alternatives analysis provides a summary of the relative impact levels of significance associated with each alternative for each of the environmental issue areas analyzed in the Draft EIR. The environmental analysis for each of the alternatives is included in Chapter 6. Alternatives of the Draft EIR.

5.2.1 No Project (No Build) Alternative
The No Project (No Build) Alternative is discussed on Page 90 of the Draft EIR. This alternative assumes that the Master Plan would not be implemented, and no redevelopment of the Project Area would occur. Existing uses would remain.
a. Findings: Environmental benefits of this alternative over the proposed Project include the reduction of impacts to Air Quality. Under this alternative, there would be no net change in current levels of emissions and no potential for conflict with any adopted plans or policies related to air quality.

While the City recognizes the environmental benefits of the No Project (No Build) Alternative, this alternative would not achieve any of the Project objectives. Specifically, this alternative would not:
encourage mixed use development of residential, commercial, industrial, and open space to foster a more diverse and balanced development pattern, promote alternative modes of transportation and transit-oriented development that create walkable communities, provide a wide variety of housing to serve the range of household types and incomes, and protect and enhance open space areas surrounding the Tule River.

Senate Bill 330 (SB 330), also known as the “Housing Crisis Act of 2019”, was enacted in 2019, declaring “a statewide housing emergency, to be in effect until January 1, 2025.” (Stats. 2019, ch. 654, § 2(b).). Compared to this alternative, the proposed Project would increase future housing supply and bring relief to the housing crisis in California. In addition, this alternative would fail to meet the City’s key project objectives and cause an undesirable policy outcome. As such, this alternative is determined to be infeasible and rejected.

5.2.2 No Project (Existing General Plan Land Use) Alternative The No Project (Existing General Plan Land Use) Alternative is discussed on page 90 of the Draft EIR. This alternative assumes that the Master Plan would not be implemented, and redevelopment of the Project Area would occur under the existing General Plan land use designations and zoning districts. a. Findings: Environmental benefits of this alternative over the proposed Project include a slight reduction of impacts to Air Quality. Because this alternative would have a much less intensive buildout than the proposed Project, this alternative would have slightly reduced impacts compared to the proposed Project.

City of Porterville-South of Tule River Master Plan | 22 While the City recognizes the slight environmental benefits of the No Project (Existing General Plan Land Use) Alternative, this alternative would not achieve most of the Project objectives. Specifically, this alternative would not: encourage mixed use development of residential, commercial, industrial, and open space to foster a more diverse and balanced development pattern, promote alternative modes of transportation and transit-oriented development that create walkable communities, and provide a wide variety of housing to serve the range of household types and incomes.

According to the City of Porterville Housing Element 2023-2031, the City is in demand for a mix of housing types to serve a range of household types and incomes. This is expected to be built under the proposed Project as compared with this alternative, which only facilitates the development of low-density single-family homes. Under the circumstances, this alternative is less compatible with the City’s policies and goals towards housing.

For all of these foregoing reasons and any one of them individually, this alternative is determined to be infeasible and rejected.

5.2.3 Reduced Density Alternative
The Reduced Density Alternative is discussed on Page 90 of the Draft EIR. This alternative assumes that the Master Plan would be implemented, but at a lower or reduced density. The assumed buildout of residential, commercial, and industrial uses within the Project Area would be reduced by 75%. There would be no reduction to the proposed park and recreational lands and public and institutional uses. a. Findings: Environmental benefits of this alternative over the proposed Project include a slight reduction of impacts to Air Quality. Because this alternative would have a much less intensive buildout than the proposed Project, this alternative would have slightly reduced impacts compared to the proposed Project. However, these impacts would still be considered potentially significant with potential for emissions to exceed the thresholds of significance.

This alternative is less desirable than the Project and does not provide the same level of benefits as the proposed Project. While the City recognizes the environmental benefits of this alternative, this alternative would not achieve all of the Project objectives to the same degree. Specifically, one of the project objectives would not be fully met: provide a wide variety of housing to serve the range of household types and incomes.

Additionally, this alternative would not fully achieve the following General Plan policies on new development:

Policy LU-G-7. Guide new development into compact neighborhoods with a defined, mixeduse center including public open space, a school or other community facilities, and neighborhood commercial.

Policy LU-G-9. Provide sufficient land with appropriate parcel sizes to support a full range of housing types and prices.

The Reduced Density Alternative would provide housing (553 units), but it would be 1,660 units less than what is proposed. The reduction in density would also lessen higher-density housing City of Porterville-South of Tule River Master Plan | 23 products, which would impede the provision of an adequate supply of a broad range of housing types and densities to meet market demand. A reduced density would also impede the development of the Project Area into a compact neighborhood.

SB 330, the Housing Crisis Act of 2019 (Act), aimsto increase housing development, protect existing housing inventory, and expedite permit processing. SB 330 was to sunset on January 1, 2025; however, SB 8 extended the Act to January 1, 2030. The Act prohibits any action that would have the effect of reducing residential housing units within local jurisdiction. While the Project Area has not been annexed into the City, it is anticipated that future development in the Project Area would be subject to annexation. The Reduced Density Alternative would result in 1,081 fewer units than No Project (Existing General Plan Land Use Designations) Alternative the 1,660 fewer units than the proposed Project, which is not compliant and not consistent with SB 330’s guidance for solving California statewide housing crisis.

For all of these foregoing reasons and any one of them individually, this alternative is determined to be infeasible and rejected.

5.3 Environmentally Superior Alternative
According to CEQA Guidelines Section 15126.6(e), if the No Project Alternative is the “environmentally superior alternative,” then the EIR must also identify an environmentally superior alternative among the other alternatives. As described above, the No Project (No Build) alternative would reduce significant impacts but would not meet the Project objectives. The No Project (Existing General Plan Land Use) Alternative would reduce the significant impacts of the Project but would not meet most of the Project objectives. The Reduced Density alternative would not avoid or significantly reduce the significant impacts of the Project, nor would this alternative meet several of the Project objectives. 6 Statement of Overriding Considerations
As described in detail in Section 2, the following significant and unavoidable impacts could occur with implementation of the Project:
• Impact AIR-1: The Project’s emissions are significant for ROG, NOX, CO, PM10, and PM2.5 and would be considered inconsistent with the AQP because emissions associated with operations of buildout under the proposed Master Plan would exceed the regional significance thresholds. • Impact AIR-2: The Project exceeds SJVAPCD thresholds for ROG, NOx, CO, PM10 and PM2.5 and has the potential to continue to exceed thresholds after implementation of applicable mitigation measures.
• Impact AIR-3: Impacts may remain significant after individual development Projects identify all feasible and enforceable mitigation measures required to reduce impacts.

6.1 Statement of Overriding Considerations
CEQA Guidelines Section 15093 requires that the decision-making agency balance “the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the City of Porterville-South of Tule River Master Plan | 24 project.” If the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” The following statements list the reasons why the City believes the benefits of the Project outweigh the Project’s unavoidable adverse environmental effects. Each statement of the overriding considerations is supported by substantial evidence and constitutes an independent justification for finding that the Project’s benefits outweigh its unavoidable adverse environmental effects on Air Quality. The City finds the following economic, legal, social, technological, and other benefits to justify approval of the Project:

1. Expand City’s Housing Stock and Capacity. One of the objectives of the Project is to provide a wide variety of housing to serve the range of household types and incomes, consistent with the City of Porterville Housing Element 2023-2031. This objective is also consistent with Senate Bill 330 (SB 330), also known as the “Housing Crisis Act of 2019”, was enacted in 2019, declaring “a statewide housing emergency, to be in effect until January 1, 2025.” (Stats. 2019, ch. 654, § 2(b).). The proposed Project would increase future housing supply and bring relief to the housing crisis in California, while providing housing for Porterville residents.

2. General Plan Consistency. The General Plan Land Use Element and Circulation Element established policies for new development within the City to ensure that future development is in line with the City’s needs. Relevant policies are listed below:

Policy LU-G-1. Promote a sustainable, balanced land use pattern that responds to existing needs and future needs of the City.

Policy LU-G-7. Guide new development into compact neighborhoods with a defined, mixeduse center including public open space, a school or other community facilities, and neighborhood commercial.

Policy LU-G-9. Provide sufficient land with appropriate parcel sizes to support a full range of housing types and prices.

Policy LU-G-19. Provide sufficient land for parks and open space to meet future demand.

Policy C-G-1. Promote safe and efficient vehicular circulation.

Policy C-G-9. Promote the use of bicycles to alleviate vehicle traffic and improve public health.

Policy C-G-10. Promote pedestrian activity.

The Project and its objectives, including 1) encourage mixed use development of residential, commercial, industrial, and open space to foster a more diverse and balanced development pattern, 2) promote alternative modes of transportation and transit-oriented development that create walkable communities, 3) provide a wide variety of housing to serve the range of household types and incomes, and 4) protect and enhance open space areas surrounding the Tule River, are generally consistent with General Plan policies.

3. Local Employment Opportunities. The Project would generate diverse employment opportunities, including retail, services, industrial, institutional, etc. Other services related to residential, open space, and public right-of-way maintenance would also generate employment opportunities in the City of Porterville-South of Tule River Master Plan | 25 long term. The increase in population within the Project Area after buildout would also increase economic activity within the City. As such, it is expected that the City’s existing and future residents would benefit from economic and social benefits from added employment opportunities and economic activity created by the Project.

4. Contribute to and Fund Infrastructure Improvements. The Project would introduce new development that would be required to pay its fair share and contribute to infrastructure improvements. This includes roadway improvements, utility connections, public landscaping, etc.

New developments in the area would also provide benefits through constructing recreational and gathering spaces for residents and visitors to the City.

5. Provide Open Space for Recreation. The Project includes a Park and Open Space Plan that can accommodate approximately 112.47 acres of open space along the Tule River. A 50-feet landscaped trail is proposed along state route 190 and an arterial road, connecting to the open space along the Tule River. This open space is proposed to be developed to provide recreational use and meet Quimby Act requirements on parkland ratios for residents. Bikeway and pedestrian circulation within the Project Area would also connect to the open space. As such, it is expected that the City’s existing and future residents would benefit from health and social benefits from the addition of recreation activities created by the Project.

6. Generate Economic Benefits from Taxes. Since the Project generates buildout of residential and non-residential buildings, the Project would provide increased property tax revenue to the City, local schools, and other agencies. The Project would also generate sales tax revenue due to the proposed retail and commercial uses expected to be built within the area. These revenues would benefit the city through the allocation of the revenues for services and amenities. This includes the construction, operation and maintenance of public services, programs, and facilities, including fire services, police services, recreational programs, school districts, etc.

6.2 Conclusion
The City finds that the Project has economic, legal, social, technological, and other benefits, for local, regionwide, and statewide. The City finds that these benefits override and outweigh the unavoidable adverse environmental effects of the Project. Therefore, the Project’s adverse effects are considered acceptable pursuant to CEQA Guidelines Section 15093(b).

GENERAL PLAN MAPS

RESOLUTION NO.__2024

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PORTERVILLE TO APPROVE AN AMENDMENT TO THE PORTERVILLE 2030 GENERAL PLAN TO AMEND THE PLANNED LAND USE DESIGNATIONS OF APPROXIMATELY 447 ACRES (19 PARCELS) AND PLANNED CIRCULATION NETWORK WITHIN THE

PROPOSED SOUTH OF TULE RIVER (SOTU) DISTRICT MASTER PLAN AREA (GENERAL PLAN AMENDMENT 2024-002)
WHEREAS: State Law requires that local agencies adopt General Plans containing specific mandatory elements; and
WHEREAS: the City of Porterville has adopted the Porterville 2030 General Plan, and the City of Porterville is currently in compliance with State mandates relative to elements of the General Plan; and
WHEREAS: State Law also provides for periodic review, updates, and amendments of its various plans; and
WHEREAS: the City of Porterville has initiated the project known as the South of Tule River District Master Plan (SoTu Master Plan), a master plan, located on approximately 447.30 acres and 19 parcels (APNs 259-150-001, 259-030-011, -031, 259- 270-004, 259-040-041, -044, -028, -027, -026, -025, -043, -042, -045, -046, -010, -039, 259-320-001, -002, and 259-370-058) directly southwest of city limits generally bound to the north by the Tule River, to the south by State Route 190, to the east by State Route 65, and to the west by Westwood Street (Plan Area); and WHEREAS: the SoTu Master Plan proposes a mix of residential, employment, public uses, and open space uses intended to facilitate the development of the Plan Area as it transitions from agricultural and rural residential land into a new mixed-use, multimodal district; and WHEREAS: the Porterville 2030 General Plan encourages and identifies Neighborhood Centers on the Land Use Diagram, which are defined as areas composed of a mix of retail, civic, and service-oriented uses that are often surrounded by higher density housing, helping support local transit and provide places for social interaction; and
WHEREAS: because the Plan Area is planned for Low Density Residential, Parks and Recreation, Public Institutional, and Retail Center by the Porterville 2030 General Plan, a general plan amendment is needed to facilitate the City of Porterville’s vision for the Plan Area; and
Resolution No. ______ 2024

WHEREAS: the City of Porterville has proposed amendments to the Porterville 2030 General Plan Land Use Map and Circulation Map as shown in the attached General Plan Maps; and
WHEREAS: the proposed General Plan Amendment would amend 1) the General Plan Land Use Map to change the planned land use designations of Plan Area allowing for varying uses at varying densities and intensities, and 2) the General Plan Circulation Map to include two (2) collectors, A Street and B Street, to connect the Neighborhood Center to Westwood Street and Newcomb Street; and
WHEREAS: at a regular meeting on October 1, 2024, the Porterville City Council did conduct a public hearing to consider the project; and WHEREAS: the City Council has determined that amending the Porterville 2030 General Plan to accommodate the type and intensity of proposed development is in the best interest of the City of Porterville and the public at large; and WHEREAS: approval of General Plan Amendment 2024-002 would require approval of Rezone 2024-001 and Master Plan 2024-001 (adopting the Master Plan); and WHEREAS: the City of Porterville, acting as the Lead Agency, prepared an Environmental Impact Report (EIR) (SCH #2024030738) for the SoTu Master Plan, and this related General Plan Amendment; and the project is in compliance with the California Environmental Quality Act (CEQA); and
WHEREAS: the EIR, the South of Tule River District Master Plan, and the related Rezone and General Plan Amendment were distributed for public review and comment to various local agencies and groups, and public notice of this public hearing was given by mailed and published notice, in accordance with the applicable State and Municipal Codes and standard practices; and
WHEREAS: the City Council of the City of Porterville has completed its review of the Staff Report and documents submitted for the proposed project, evaluated the information contained in the environmental assessment, and considered testimony received as part of the public hearing process; and
WHEREAS: all legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, IT IS RESOLVED that the City Council of the City of Porterville resolves as follows:

1. Recitals. The City Council hereby specifically finds that all the facts set forth in the recitals above are true and correct and incorporated herein.

Resolution No. ______ 2024

2. CEQA: Based on the testimony and information presented at its meeting on October 1, 2024, the City Council finds that the City previously prepared and certified the EIR for the South of Tule River District Master Plan. The EIR identified that the implementation of the project would require certain approvals, including approval of General Plan Amendment 2024-002. General Plan Amendment 2024-002 was included within the scope of the project and was environmentally assessed in the EIR.

General Plan Amendment 2024-002 does not change the environmental assessment of the EIR. Further, the EIR was certified on October 1, 2024. The City Council further finds that no subsequent review is required under CEQA Guidelines Section 15162 since that time as no substantial changes have been proposed in the project which will require major revisions of the previously certified EIR due to the involvement of new significant environmental effects. Likewise, no substantial changes have occurred since that time with respect to the circumstances under which the project is undertaken which will require major revisions of the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. There is also no new information, which was not known and could not have been known at the time of the EIR that the project will have significant effects not discussed in the EIR. As such, the City Council finds General Plan Amendment 2024-002 has already been fully assessed in accordance with CEQA, no subsequent review is required under CEQA Guidelines Section 15162, and no further action or review is required under CEQA.

3. General Plan and Master Plan Consistency. The project is consistent with the goals, policies, and objectives of the Porterville 2030 General Plan including Policy LU-G-1 to promote a sustainable, balanced land use pattern that responds to the existing needs and future needs of the City, Policy LU-G-9 to provide sufficient land with appropriate parcel sizes to support a full range of housing types and prices, and Policy LU-G-10 to foster viable, pedestrian-oriented neighborhood centers with vertically and horizontally mixed-use development. The project would help facilitate future development of the Plan area with residential, employment, and public uses. Future residential development will provide needed housing in conformance with the City’s General Plan Land Use and Housing Elements, as well as help meet the City’s Regional Housing Needs Allocation.

4. Approval of General Plan Amendment. The City Council does hereby approve the amendment to the Porterville 2030 General Plan as illustrated in the attached General Plan Maps.
/ / /
/ / /
Resolution No. ______ 2024

PASSED, APPROVED, AND ADOPTED this October 1st, 2024.
_____________________
Martha A. Flores, Mayor
ATTEST:

Patrice Hildreth, City Clerk
By: ______________________
Fernando Gabriel-Moraga,
Acting Chief Deputy City Clerk

ZONING MAPS

ORDINANCE NO. ___-2024

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PORTERVILLE

AMENDING THE OFFICIAL CITY OF PORTERVILLE ZONING MAP TO REZONE APPROXIMATELY 447 ACRES (19 PARCELS) WITHIN THE PROPOSED SOUTH OF TULE RIVER (SOTU) DISTRICT MASTER PLAN AREA (REZONE 2024-001) TO

RESIDENTIAL NEIGHBORHOOD (RN) ZONE DISTRICT CONSISTENT WITH THE PORTERVILLE 2030 GENERAL PLAN AS AMENDED
WHEREAS: the City of Porterville has initiated the project known as the South of the Tule River District Master Plan (“SoTu Master Plan”), a master plan, located on approximately 447.30 acres and 19 parcels (APNs 259-150-001, 259-030-011, -031, 259- 270-004, 259-040-041, -044, -028, -027, -026, -025, -043, -042, -045, -046, -010, -039, 259-320-001, -002, and 259-370-058) directly southwest of city limits generally bound to the north by the Tule River, to the south by State Route 190, to the east by State Route 65, and to the west by Westwood Street (Plan Area); and WHEREAS: the Plan Area is outside the city limits of Porterville but is located within Porterville’s General Planning Area, or “Urban Area Boundary,” and is pre-zoned by the City to RS-1 – Very Low Density Residential, RS-2 – Low Density Residential, CR – Retail Centers, and PK – Parks and Recreation, consistent with the Porterville 2030 General Plan; and
WHEREAS: the SoTu Master Plan proposes a mix of residential, employment, public uses, and open space uses intended to facilitate the development of the Plan Area as it transitions from agricultural and rural residential land into a new mixed-use, multimodal district; and WHEREAS: approval of Rezone 2024-001 would require approval of General Plan Amendment 2024-002 and Master Plan 2024-001 (adopting the Master Plan); and WHEREAS: at its meeting on ____________, the City Council approved General Plan Amendment 2024-002, amending the 1) General Plan Land Use Map to change the planned land use designations of Plan Area allowing for varying uses at varying densities and intensities, and 2) the General Plan Circulation Map to include two (2) collectors, A Street and B Street, to connect the Neighborhood Center to Westwood Street and Newcomb Street; and
WHEREAS: Rezone 2024-001 would rezone the Plan Area to the RN – Residential Neighborhood District as shown in Exhibit A, which, according to the Porterville Municipal Code, is intended to implement the Neighborhood Centers shown in the General Plan Land Use Map and guide the design of new residential neighborhoods; and
Ordinance No. ____ -2024

WHEREAS: more specifically, the RN District is intended to create compact neighborhoods with a defined, mixed-use center including public open space, a school or other community facilities, and neighborhood commercial; create neighborhood centers with a mix of retail, civic, and service-oriented uses to support local transit and provide places for social interaction for neighborhood residents; create a street system that is well-aligned with and connected to streets in adjacent neighborhood and allows residents to walk, bike, or drive directly and safely to parks, schools, and neighborhood shopping via a continuous system of streets, sidewalks, and bike routes; and provide a variety of housing types, designs, and lot sizes to serve the range of household types and incomes in Porterville, and give each home individuality; and
WHEREAS: the City of Porterville, acting as the Lead Agency, prepared an Environmental Impact Report (EIR) (SCH #2024030738) for the SoTu Master Plan, and this related Rezone; and the project is in compliance with the California Environmental Quality Act (CEQA); and
WHEREAS: the EIR, the SoTu Master Plan, and the related Rezone and General Plan Amendment were distributed for public review and comment to various local agencies and groups, and public notice of this public hearing was given by mailed and published notice, in accordance with the applicable State and Municipal Codes and standard practices; and
WHEREAS: the City Council of the City of Porterville has completed its review of the Staff Report and documents submitted for the proposed project, evaluated the information contained in the environmental assessment, and considered testimony received as part of the public hearing process; and
NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS by the City Council of the City of Porterville:

1. Recitals. The City Council hereby finds that all the facts set forth in the recitals above are true and correct and incorporated herein.

2. CEQA. Based on the testimony and information presented at its meeting on ____________, the City Council finds that the City previously prepared and certified the EIR for the South of Tule River District Master Plan. The EIR identified that the implementation of the project would require certain approvals, including approval of Rezone 2024-001. Rezone 2024-001 was included within the scope of the project and was environmentally assessed in the EIR. Rezone 2024-001 does not change the environmental assessment of the EIR. Further, the EIR was certified on ___________.

The City Council further finds that no subsequent review is required under CEQA Guidelines Section 15162 since that time as no substantial changes have been proposed in the project which will require major revisions of the previously certified Ordinance No. ____ -2024

EIR due to the involvement of new significant environmental effects. Likewise, no substantial changes have occurred since that time with respect to the circumstances under which the project is undertaken which will require major revisions of the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. There is also no new information, which was not known and could not have been known at the time of the EIR that the project will have significant effects not discussed in the EIR. As such, the City Council finds Rezone 2024-001 has already been fully assessed in accordance with CEQA, no subsequent review is required under CEQA Guidelines Section 15162, and no further action or review is required under CEQA.

3. General Plan and Master Plan Consistency. The Rezone is consistent with the goals, policies, and objectives of the Porterville 2030 General Plan including Policy LU-G-1 to promote a sustainable, balanced land use pattern that responds to the existing needs and future needs of the City, Policy LU-G-9 to provide sufficient land with appropriate parcel sizes to support a full range of housing types and prices, and Policy LU-G-10 to foster viable, pedestrian-oriented neighborhood centers with vertically and horizontally mixed-use development. The Plan Area would be rezoned by the City of Porterville consistent with the City zoning as identified in the South of Tule River District Master Plan. Specifically, the Plan Area would be rezoned to the RN (Residential Neighborhood) District, intended to implement neighborhood centers as shown on the General Plan Land Use Map, and guide the design of new residential neighborhoods.

4. Rezone Approval: The City Council approves Rezone 2024-001 to rezone the Plan Area to RN (Residential Neighborhood) District. The City Council hereby amends the City of Porterville Zoning Map as illustrated in the attached “Zonings Maps” attached hereto and incorporated by reference. To the extent not already annexed, territory annexed to the City subject to Rezone 2024-001 shall be automatically added to the City of Porterville’s Official Zoning Map. Such zoning classification shall become the effective zoning of the property at the same time that the annexation becomes effective.

5. Effective Date of Ordinance: The ordinance shall be in full force and effect thirty (30) days after its passage.
/ / /
/ / /
/ / /
Ordinance No. ____ -2024

INTRODUCED at a regular meeting on the 1st day of October, 2024 and PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council on the ____ day of ___, 2024.
_____________________
Martha A. Flores, Mayor
ATTEST:

Patrice Hildreth, City Clerk
By: ______________________
Fernando Gabriel-Moraga,
Acting Chief Deputy City Clerk

SOUTH OF TULE RIVER DISTRICT

MASTER PLAN

CITY OF PORTERVILLE

CALIFORNIA
Public Review Draft
Adopted By The Porterville City Council On X, 2024
Last Edited July 25, 2024

ACKNOWLEDGEMENTS

CITY OF PORTERVILLE
Mayor: Martha A. Flores
Vice Mayor: Kellie Carrillo
Council Member: Donald Weyhrauch
Council Member: Raymond Beltran
Council Member: Greg Meister

CITY STAFF
City of Porterville
Jason Ridenour, Deputy City Manager
Claudia Calderon, Community Development Director
Javier Sanchez, Engineering Director
Jeff O’Neal, AICP, City Planner (Consultant)
Oscar Zepeda, Associate Planner
Rocio Mejia, Assistant Planner
Garrett Keller Planning Technician
Lori Halleck, Executive Assistant
PRECISION CIVIL ENGINEERING, INC.

Bonique Emerson, AICP, VP of Planning Division
Jenna Chilingerian, AICP, Senior Planner
Shin Tu, AICP, Associate Planner
Luke Risner, Associate Planner
Isaiah Medina, Assistant Planner
2 TABLE OF CONTENTS
3 1. INTRODUCTION.............................................................................4

1.1 Master Plan Process ..................................................................5

1.2 Why the SoTu District…..............................................................8

1.3 Master Plan Organization ….......................................................9

1.4 The SoTu District......................................................................10

1.5 Relationship to Other Plans.....................................................14

2. VISION, GOALS, AND OBJECTIVES................................................17

2.1 Vision……………………………………………....……………………………….. 18

2.2 Goals and Objectives...............................................................19

3. LAND USE.....................................................................................21

3.1 Land Use Overview..................................................................22

3.2 Article 206: Residential Neighborhood (RN) District....…………23

3.3 SoTu Land Use Designations....................................................24

3.4 Land Use and Zoning Consistency............................................36

3.5 Land Use Goals and Policies....................................................38

4. CIRCULATION PLAN......................................................................40

4.1 Circulation Plan........................................................................41

4.2 Roadway Designs.....................................................................42

4.3 Traffic Calming......................................................................... 52

4.4 Bikeways Network and Pedestrian Circulation........................53

4.5 Trails Design.............................................................................54

4.6 Circulation Goals and Policies..................................................55

5. PARK AND OPEN SPACE...............................................................58

5.1 Park and Open Space Plan.......................................................59

5.2 Park and Open Space Classifications........................................61

5.3 Park and Open Space Goals and Policies.................................62

6. Infrastructure and Public Utilities...............................................63

6.1 Water Master Plan...……………………………….…………………………...64

6.2 Wastewater Master Plan.........................................................66

6.3 Stormwater Drainage..............................................................68

6.4 Porterville Irrigation District Master Plan................................72

6.5 Solid Waste Services................................................................74

6.6 Gas, Electric, and Communication...........................................74

6.7 Infrastructure Goals and Policies.............................................75

7. ADMINISTRATION AND IMPLEMENTATION................................76

7.1 Plan Modification and Amendment......................................76

7.2 Required Entitlements...........................................................77

7.3 Development Requirements.................................................. 78

7.4 CEQA....................................................................................... 79

7.5 Legal Non-Conforming Uses................................................... 79

INTRODUCTION

1.1 Master Plan Process
The South of the Tule River (“SoTu”) District Master Plan (“Master Plan”) was initiated by the City of Porterville with the overall purpose of guiding the development of the 447-acre SoTu District as it transitions from a predominately agricultural and rural residential area to an innovative mixed-use, multi-modal district that is attractive to residents and visitors alike to live, work, explore, and shop. The development of the Master Plan was made possible by Local Early Action Planning (LEAP) grant funding awarded to the City of Porterville by the California Department of Housing and Community
Development (HCD) in 2022.

The SoTu Master Plan serves as the planning tool and process to provide the big picture vision for land use and development of the SoTu District (“District”). Although no physical development is currently proposed as part of the Master Plan, it outlines the overall vision and identifies concepts that would be implemented in the District. The Master Plan serves as the dynamic and long-term planning document to conceptually lay out future development and growth for the District.

Below are the steps taken in undergoing this Master Plan process.

The key components of this process are Community Engagement, Formulation of Goals and Policies, Creation of Land Use and Circulation Scenarios, and finally, the Plan Adoption process. The steps taken during Community Engagement Process, and the process for Plan Adoption are provided below.

1.1.1 Community Engagement Process
Property Owner Meeting #1
The first meeting with property owners within the District was held inperson on April 20, 2023 in the city of Porterville. The purpose of the meeting was to introduce the proposed master planning effort and gather preliminary input on the anticipated land use and circulation components. The meeting addressed questions from property owners on how future development would be facilitated. The meeting was attended by five (5) property owners.

Community Workshop #1
The first community workshop was held in-person on May 11, 2023 in the city of Porterville. The purpose of the workshop was to provide information on the proposed master planning effort and gather preliminary input on the community character and vision statement for the District. The workshop defined what a master plan is and how it is used, discussed why the City initiated the master planning process for the District, and presented draft land use and circulation plans for community feedback. The workshop was attended by seven (7) members of the public.
5 Community Workshop #2
A second community workshop was held in-person and virtually on June 15, 2023 in the city of Porterville. The purpose of the workshop was the provide ongoing updates and the current status of the master planning efforts, in addition to gather more input and identify next steps and engagement efforts. The workshop was an open house format with brief presentations defining the land use and circulation components proposed for the District. Attendees were invited to visit the various stations to review and provide feedback on land use, circulation, and goals for the District. The workshop was attended by 10 members of the public.

Property Owner Meeting #2
A second property owner meeting was held virtually on August 3, 2023 via Zoom. The purpose of the meeting was to provide ongoing updates and the current status of the master planning efforts, including revisions to land use and circulation plans resulting from community input. The workshop was attended by six (6) property owners.

Environmental Review Outreach
The environmental review process began with a brief notice, “Notice of Preparation” or “NOP”, sent by the City to notify the responsible agencies, trustee agencies, the Office of Planning and Research, and the public that the City plans to prepare an EIR for the proposed Project. The purpose of the NOP was to solicit guidance from those agencies as to the scope and content of the environmental information to be included in the EIR. The NOP was distributed on March 20, 2024, to responsible agencies, trustee agencies, the Office of Planning and Research, and private organizations and individuals that may have interest in the Project. The NOP was made available at Porterville City Hall and online. A public scoping meeting was held virtually on April 3, 2024, at 5:30 pm.
6 Land Use Plan Poster to facilitate discussion.

Workshop #2. Discussion around the Land Use Plan.

1.1.2 Plan Adoption Process
The plan adoption process is the final phase of the master plan process before implementation. The Master Plan goes through the public hearing and adoption process, including the City of Porterville City Council for approval. The entitlements included in the adoption process are listed below.
7 General Plan Amendment
The adoption of the Master Plan will require amendments to the City of Porterville Land Use and Circulation Maps to reflect the proposed land use designations and circulation network for the SoTu District.

Rezone/Pre-zone
The adoption of the Master Plan will require an amendment to the City of Porterville Zoning Map to reflect the proposed RN zone district.

California Environmental Quality Act (CEQA)
The adoption of the master plan will require environmental review under CEQA. An Initial Study and Focused Environmental Impact Report (EIR) will be prepared for the project.

Master Plan Approval
A Master Plan is required in order to rezone the property to the Residential Neighborhood District contained in the Porterville Municipal Code (PMC) (Chapter 21, Article 206). According to the PMC, “the Residential Neighborhood (RN) District is intended to implement the neighborhood centers shown on the General Plan Land Use Diagram and guide the design of new residential neighborhoods. A Master Plan is approved in the same manner as a Conditional Use Permit.

Future Entitlements
Before any development occurs in the District, the property must be annexed into the City and an amendment to the Urban Development Boundary must occur.

1.2 Why the SoTu District
Due to historical trends in development, a significant portion of Porterville's housing stock consists of traditional, detached, singlefamily dwelling units, making up nearly 75% of all residential units.

While these single-family homes are integral to Porterville's character, several factors have necessitated the need for a broader range of housing options. These factors include increasing housing costs, diminishing availability of suitable land for development, increasing housing demand, and evolving laws regulating the development of housing of both the local community and the larger region.

Although there is undeveloped land within the existing City Limits, most of the available land is located on the eastern side of the city.

This area of the city contains expansive adobe clay soils which tend to increase construction costs and can therefore be cost prohibitive.

Other physical factors impacting development of available land within City Limits include intersecting state highways and expressways, the Tule River, Porter Slough, the former Santa Fe Railroad, Friant-Kern Canal, Scenic Heights, East Porterville, current and active farmland, and Rocky Hill and surrounding slopes. The City of Porterville has taken these constraints into consideration to identify new growth areas that are suitable for development.

The southwestern edge of the City, south of the Tule River, has been identified by the City as an area with favorable soil conditions, topography, and access to urban services including utility and roadway infrastructure. The City has identified this area, south of the Tule River or “SoTu,” as a logical new growth area that will be geographically balanced with existing and planned growth in the northwest and eastern portions of the city. More than 440 acres of land is available in this area with an immense opportunity to plan for residential growth with employment-generating land uses such as commercial and industrial development.
8 Credit: stock.adobe.com
Credit: stock.adobe.com

1.3 Master Plan Organization
The Master Plan is organized by chapters, or key elements, that cover land uses, circulation systems, open space, utilities, infrastructure, and public service systems within the District. Each element will include goals and policies to identify how future development will be carried out. Ultimately, the Master Plan will ensure that future development of the District is consistent with the vision and intent for the District as well as the guiding policies and regulations of the City of Porterville General Plan and Zoning Ordinance. The SoTu Master Plan is organized as follows.

Section 1 – Introduction. The SoTu Master Plan begins by providing the purpose of the SoTu Master Plan, the existing conditions of the SoTu District, and the Master Plan’s consistency with the General Plan.

Section 2 – Vision, Goals, and Objectives. This section sets the vision, goals, and objectives for the SoTu District.

Section 3 – Land Use. This section discusses the Land Use Plan and land use goals and policies for the Master Plan, which will serve as the framework for all land use activities. The District includes ten (10) land uses including residential, mixed-use, commercial, employment, public, and recreational designations to accommodate efficient land use.

Section 4 – Circulation Plan. This section establishes a Circulation Plan to establish various roadway levels such as highways, arterials, collectors, and local roads within the District. A network of bicycle and pedestrian paths and facilities are also planned for multi-modal transportation. The Circulation Plan is designed with an objective of promoting alternative means of transportation through bikeways, trails, and public transit.

Section 5 – Open Space and Landscape. This section introduces and illustrates the planned parks and open spaces and describes goals and policies for the SoTu District on the provision of parks and recreation spaces. The SoTu Master Plan accommodates a minimum of 112.47 acres of open space, concentrated along the Tule River in the northern portion of the District. The park and open space areas will be linked by a network of bicycle and pedestrian facilities.

Section 6 – Infrastructure and Public Utilities. This section addresses stormwater and drainage, water supply and usage, wastewater generation and disposal, dry utilities, and public services within the District.

Section 7 – Administration and Implementation. This section addresses the process and entitlements required to adopt the SoTu Master Plan and provides guidance on implementation processes for future developments within the District.
9 1.4 The SoTu District
Project Location
The SoTu District (“District”) comprises approximately 447.3 acres located directly southwest of the City Limits, bound to the north by the Tule River, south by State Route 190, east by State Route 65, and west by Westwood Street. The District consists of 19 parcels identified by the Tulare County Assessor as Assessor’s Parcel Numbers (APN) 259-150-001, 259-030-031,259-270-004, 259-030-011, 259-040-041, 259-040-044, 259-040-028, 259-040-027, 259-040-026, 259-040-025, 259-040-043, 259-040-042, 259-040-045, 259-040-046, 259-040-010, 259-040-039, 259-320-001, 259-370-058, and 259-320-002. The Tule River is a 71-mile river that originates in the Sierra Nevada east of Porterville, conveying water from Lake Success which is located approximately 2 miles east of the eastern City Limits of Porterville.

Water flows through the City in a westerly direction with flows diverted for irrigation.

The entire District is within the City of Porterville Urban Area Boundary (UAB) with approximately 52.6% of the District within the City’s Urban Development Boundary (UDB). A UAB establishes areas where the County and City coordinate plans and policies relating to street and highway construction, public utility systems, and future right of way preservation. A UDB is an administrative boundary that defines urban edges to reflect a commitment to focus future growth within the city in order to prevent urban sprawl and protect environmentally sensitive areas.

Existing Land Uses
Most of the District has historically been used for agricultural crops including orchard and row crops, continuously for at least the past 50 years. The District is predominantly occupied by agricultural operations (81.7%) with ten (10) single-family residential dwellings.

15.9% of the District is currently open space that is vacant and undeveloped, including areas along the Tule River.
10 SoTu District
City of Porterville City Limits
S Westwood Rd
S Newcomb St
State Route 65
W Poplar Ave
S Prospect St
11 Surrounding Land Uses
Lands to the north beyond the Tule River and to the east of the District are developed with single-family residential uses within the City Limits. Lands to the south and east of the District include a mix of residential, services, vacant, and agriculture uses that are within the unincorporated boundaries of the County of Tulare. All properties to the north, east, and west are planned and zoned for residential and public uses, and properties to the south are planned and zoned with a mix of industrial, retail, residential, and office uses.

Existing Land Use Designations
Based on the maximum allowed density/intensity per the General Plan (6 du/acre for Low Density Residential and 0.35 FAR for Retail Center), build out under the existing land use designations could yield a maximum 1,634 single-family units and 592,916 square feet of nonresidential uses, in addition to 105.63 acres of parks and recreational lands and 10.16 acres of public and institutional uses.

SoTu District
City of Porterville City Limits
Rural Residential
Very Low Density Residential
Low Density Residential
Medium Density Residential
High Density Residential
Parks and Recreation
Retail Centers
General and Service Commercial
Professional Office
Industrial Park
Education
Public Institutional
Agricultural Rural Conservation
Figure. City of Porterville General Plan Land Use Designation Map (Existing) S Westwood Rd
S Newcomb St
State Route 65
W Poplar Ave
W Olive Ave
S Prospect St
Existing Zoning Districts
The District is predominately zoned RS-2 (Low Density Residential) (56.5%), followed by RS-1 (Very Low Density Residential) (41.2%), PK (Parks and Public Recreation Facilities) (1.17%), and CR (Retail Centers) (0.9%).
12 Figure. City of Porterville Zoning District Map (Existing) SoTu District
City of Porterville City Limits
RR - Rural Residential
RS-1 - Very Low Density Residential
RS-2 - Low Density Residential
RM-1 - Low Medium Density Residential
RM-2 - Medium Density Residential
RM-3 - High Density Residential
PD - Planned Development
PK - Parks and Recreation
CR - Retail Centers
CG - General and Service Commercial
PO - Professional Office
IP - Industrial Park
PS - Public and Semi-Public
AC - Agricultural/Conservation
S Westwood Rd
S Newcomb St
State Route 65
W Poplar Ave
W Olive Ave
S Prospect St
Existing Circulation Network
The District has a limited existing circulation network. Street frontage includes State Route 190 adjacent south, State Route 65 adjacent east, and South Westwood Street adjacent west to the District. The highways to the south, east, and west, and Tule River north to the District, have prevented any major circulation improvements.

The City of Porterville General Plan Circulation Element designates South Westwood Street as a 4-land, major arterial. The Circulation Element of the General Plan identifies potential interchange improvements for the Westwood Street and State Route 190 intersection. The General Plan calls for Newcomb Street to be a four (4)-lane north-south major arterial to extend south with a bridge over the Tule River to access the site and a grade separation (overpass) at State Route 190. Additionally, the General Plan has a collector planned for the east-west direction that eventually turns north to connect at the Prospect Street alignment with another planned bridge over the Tule River.

State Route 190 begins at State Route 99 in Tulare County with a short expressway segment in Porterville, curving alongside the Tule River.

State Route 65 is a north-south state highway that begins in Kern County at State Route 99 comprising a rural, 2-lane highway to Porterville, where it expands to a 4-lane freeway through the city. The intersection of State Route 190 and State Route 65 in the District is considered a major intersection for the California freeway and expressway system.
13 State Highway
Major Arterial (6 lanes)
Major Arterial (4 lanes)
Major Arterial (2 lanes)
Collector
Figure. City of Porterville Circulation Map (Existing)

1.5 Relationship to Other Plans
2030 Porterville General Plan
The 2030 Porterville General Plan provides the framework to guide future land use development in the City of Porterville. It addresses state mandated topics, or elements, that have legal standing and provides the foundation and vision for how a community will grow.

The elements in the 2030 Porterville General Plan include Land Use, Economic Development, Circulation, Parks/Schools/Community Facilities, Open Space and Conservation, Public Health & Safety, Public Utilities, and Noise.

The intent of the SoTu District is to build upon and compliment several guiding land use policies of the City of Porterville General Plan including:

Policy LU-G-1: Promote a sustainable, balanced land use pattern that responds to existing needs and future needs of the City.

Policy LU-G-9: Provide sufficient land with appropriate parcel sizes to support a full range of housing types and prices.

Policy LU-G-10: Foster viable, pedestrian-oriented neighborhood centers with vertically and horizontally mixed-use development. 14 What is a General Plan?
California state law requires that each county and city in the state develop and adopt a General Plan. The General Plan is a comprehensive long-term plan for the physical development of the county or city, and consists of a statement of development policies, objectives, principles, plans, and plan proposals.

What is a Master Plan?
A Master Plan is a planning tool and process that provides the big picture vision for the land use and development of a smaller, localized area, called the “plan area.” A Master Plan includes maps, goals, and policies to guide future development of the plan area organized by topic areas.

What is Site Specific Development?
Site specific development within the SoTu Master Plan Area will occur when individual property owners are ready to develop and submit a land use application with the City. The City will evaluate the plan for compliance with the SoTu Master Plan and Development Code.

Tulare County Comprehensive Airport Land Use Plan
The Porterville Municipal Airport is owned by the City of Porterville and occupies 940 acres with one (1) runway, Runway 12-30, measuring 5,908 feet long and 150 feet wide. The Airport Layout Plan Narrative Report in 2006 proposed to extend Runway 12-30 to the northeast by 1,742 feet and relocated by 650 feet to the southeast for a total length of 7,000 feet. The Airport Layout Plan also proposed to acquire 206 acres of land and over 30 acres of avigation easements for this future extension. The applicable airport land use plan is the 2012 Tulare County Comprehensive Airport Land Use Plan (CALUP) adopted by the Tulare County Airport Land Use Commission (ALUC) on November 28, 2012. The CALUP identifies Airport Influence Area (AIA), Safety Zones, Height Restriction Zones, Noise Restriction Zones, Aircraft Overflight Zones, and provides a Land Use Compatibility Matrix to establish compatible and prohibited land use categories within the AIA and Safety Zones.

The SoTu District is within the AIA with the southwest corner within the Safety Zone 6 – Traffic Pattern Zone. According to the Land Use Compatibility Matrix, multi-family residential, schools (K-12), hospitals, libraries, daycare, churches, etc., are prohibited within Zone

6.In accordance with California Public Utilities Code (PUC) Section 21676(b), prior to the adoption or amendment of general plan, specific plan, zoning ordinance, or building regulation that affects lands within the AIA defined in the CALUP, the referring agency shall first refer the proposed action to the Airport Land Use Commission (ALUC). To ensure compliance with the CALUP, the Land Use Plan does not plan sensitive uses within Zone 6 and the SoTu Master Plan would be reviewed by the ALUC for consistency.
15 Figure. Porterville Municipal Airport Safety Zones
SoTu District
Safety Zone 6 within
the SoTu District
2022 Regional Active Transportation Plan
The 2022 Regional Active Transportation Plan (RATP) for the Tulare County Region provides the framework for promoting better coordination of land use, transportation, and housing planning at the local and regional levels. The RATP outlines implementation strategies relative to active transportation.
• Encourage local agencies to prepare Complete Streets plans for accommodating all users, including pedestrians and cyclists • Support implementation of local bicycle and trail plans • Promote the placement of compatible land uses near each other and design them as high-quality environments for pedestrians and cyclists
The RATP identifies “high-priority projects” for different jurisdictions within Tulare County that would increase walkability and bikeability throughout the Tulare County region. Priority project P-4 of the RATP is the fourth phase of the Tule River Parkway multi-use trail that would develop a continuous trail from Lake Success to the Friant-Kern Canal.

This phase would include development of a 2.15 mile paved, lighted, all-weather, and ADA-compliant pedestrian and bicycle trail adjacent to the Tule River.

This SoTu Master Plan identifies a proposed Class I trail along the northern plan boundary. This location is the same that is identified as a “high-priority project” in the 2022 RATP for the Tulare County Region. Furthermore, the SoTu Master Plan identifies a pedestrianonly bridge at South Prospect Street that will provide pedestrian and bicycle access to the proposed trail.

The SoTu Master Plan also identifies planned land uses near pedestrian and bicycle facilities as land use designations that are generally more pedestrian and bicyclist friendly. Mixed Use and Singlefamily residential land use designations are identified near or adjacent to pedestrian friendly bridge connections that will connect to the proposed Class I trail mentioned earlier.

The City of Porterville ranks among the highest in pedestrian and traffic danger when compared to cities of similar size. The 2022 RATP for the Tulare County Region references a 2019 California Office of Traffic Safety (OTS) study that compares and ranks traffic safety statistics across jurisdictions and ranks cities on various types of collisions. The study highlights three areas of traffic safety: (1) a composite of other rankings indicating overall traffic safety, (2) collisions in which there were victims killed or injured and a pedestrian was involved, and (3) collisions in which there were victims killed or injured and a bicyclist was involved. On a scale from 1 to 102, 1 being the worst and 102 being the best, Porterville ranks 5/102, 40/102, and 30/102 in overall traffic safety, pedestrian safety, and bicyclist safety, respectively.

As mentioned in the 2022 RATP for the Tulare County Region, Porterville ranks among the lowest in traffic safety. This Master Plan is designed to implement goals and policies that will promote pedestrian and traffic safety through quality mixed use development and development of planned pedestrian and bicycle facilities that would prohibit automobile travel.
16 VISION, GOALS AND OBJECTIVES
VISION
SoTu District is envisioned to be a neighborhood with an innovative, sustainable, and balanced land use pattern offering a large variety of housing opportunities and job opportunities. The District will include viable, pedestrian-oriented neighborhood centers and a mix of uses that is attractive to residents and visitors alike to live, work, explore, and shop.
18 3.

2. 1.

Goals and Objectives
The SoTu Master Plan is designed and intended to implement a series of goals that will promote quality mixed use development in the District. The SoTu Master Plan is intended to meet the vision of the Porterville General Plan and further refine the guiding and implementation policies. The objectives identified below have been incorporated throughout the Master Plan.

Goal 1: Implement mixed use zoning to encourage residential, commercial, industrial, and open space in the plan area to foster a more diverse and balanced development pattern.

Objective 1.1. Designate lands to allow for mixed-use
developments incorporating residential, commercial, office, and open space components.

Objective 1.2. Identify key areas within the plan area suitable for mixed-use development based on accessibility to existing and planned infrastructure.

Goal 2: Promote alternative modes of transportation and transitoriented development that create walkable communities to reduce traffic and air quality impacts.

Objective 2.1. Create complete streets to increase the
connectivity of pedestrian and bicycle infrastructure to encourage non-motorized transportation options
Objective 2.2. Create compact neighborhoods with a defined, mixed-use center including public open space, a school or other community facilities, and neighborhood commercial.

Objective 2.3. Create a street system that is well-aligned with and connected to streets in adjacent neighborhoods and allows residents to walk, bike, or drive safely to parks, schools, and neighborhood shopping via a continuous system of streets, sidewalks, and bike routes.

Goal 3: Provide a wide variety of housing types, designs, and lot sizes to serve a range of household types and incomes. The housing mix will be a combination of housing types rather than a combination of residential densities.

Objective 3.1. Develop a land use plan that includes a mix of single-family homes, townhouses, apartments, at all affordability levels.

Objective 3.2. Create neighborhood centers with a mix of retail, civic, and service-oriented uses to support local transit and provide places for social interaction for neighborhood residents. 19 Credit: stock.adobe.com

4. 5.

Goal 4: Incorporate policies and partnerships with local conservation groups to protect and enhance the open space areas surrounding the Tule River.

Objective 4.1. Develop and implement land use policies that prioritize the preservation of natural habitats and scenic landscapes.

Objective 4.2. Enhance public access to open space areas through the development of trails and recreational facilities.

Objective 4.3. Educate residents and stakeholders about the ecological value of open spaces and the importance of
conservation efforts.

Goal 5: Reduce carbon emissions and prioritize pedestrians through a well-connected trail network and neighborhood supporting commercial uses and development .

Objective 5.1. Develop a comprehensive trail network that connects residential areas, commercial districts, and recreational spaces.

Objective 5.2. Promote mixed-use developments that encourage walking and cycling as primary modes of transportation.

Objective 5.3. Implement green building standards and energyefficient practices in new developments to reduce carbon footprint.
20 Credit: stock.adobe.com
Credit: Imagenet - stock.adobe.com

LAND USE

3.1 Land Use Overview
The purpose of this section is to set regulatory requirements for the development of the various land uses within the SoTu Master Plan.

These standards address the information and requirements pertaining specifically to the zoning, density, setbacks, garages, street/parking, and other development standards related to the subject land use. All development shall comply with the text, standards, and associated tables and illustrations in this section. Where the SoTu Master Plan is silent, the provisions and definitions withing the City of Porterville Municipal Code shall apply. Where conflicts exist between the SoTu Master Plan and the Porterville Municipal Code, the standards contained with the Porterville Municipal Code shall apply.

This section of the SoTu Master Plan is organized into development standards for residential and non-residential uses. Within each of these subsections are detailed development standards, site plan prototypes and architectural imagery that communicate the requirements and concepts for each land use designation. 22 * Note: This land use plan is conceptual. Actual land use plan found on page 25 of this master plan.

3.2 Article 206: Residential Neighborhood (RN) District This Master Plan is being implemented by the Residential Neighborhood (RN) zone district. Article 206 of the Porterville Municipal Code provides the purpose of the Residential Neighborhood District and the required elements for a Master Plan for a Residential Neighborhood District. The elements of a Master Plan must include, but are not limited to, land use, street system, pedestrian and bike network, and utilities. Each required element has additional requirements that must be met for compliance with Article 206.

The land use element of this Master Plan outlines the mix of land uses that are proposed within the SoTu District that includes the requirements outlined for land uses in Article 206 of the Porterville Municipal Code. Residential uses are provided at densities that are consistent with the Porterville General Plan, and public parks and nonresidential uses are provided at ratios and locations consistent with the requirements of Article 206. The neighborhood center of the SoTu District is proposed in a centrally located area and is planned for mixed uses as required by Article 206.

The circulation element outlines the street systems and pedestrian and bike networks for the SoTu District. The element depicts a continuous street system which provides pedestrian and bicycle facilities and connects to all adjacent planned neighborhoods within the district. This is further explained in Chapter 4 of this Master Plan.

The infrastructure and public utilities element provide discussion and metrics for all future and planned public utility infrastructure of the SoTu District including, but not limited to, location and placement of utility lines that will be necessary to provide for the residents and tenants of the Master Plan Area.

This Master Plan acts in accordance with Article 206 of the Porterville General Plan through the various plan elements outlined above and further discussed in future chapters.

Zoning Implementation
Although the entire District will be zoned RN, the uses permitted, and the development standards required for future development will be those contained within the corresponding zone district in accordance with the land use and zoning consistency table identified below. 23 Table: Land Use Designation and Zoning Consistency
General Plan Land Use
Designation Implementing Zone District
Low Density Residential RS-2 – Low Density Residential
Medium Density Residential RM-2 – Medium Density Residential High Density Residential RM-3 – High Density Residential Commercial Mixed-Use CMX – Commercial Mixed-Use
Retail Commercial CR – Retail Centers
Neighborhood Commercial CN – Neighborhood Commercial
Professional Office PO – Professional Office
Industrial IG – General Industrial
Public and Institutional PS – Public and Semi-Public
Park PK – Parks and Public Recreation
Facilities

3.3 SoTu Land Use Designations
The SoTu Master Plan establishes the maximum residential density and non-residential square footage for the area within the boundaries of the SoTu Master Plan. Residential areas comprise of 127.0 acres, mixed use zoned land comprises of 33.1 acres, employment zoned areas (i.e., commercial, office, industrial) comprises of 125.3 acres, a school comprises of 15.9 acres, and parks and recreation area comprise of 112.5 acres of the District. The application of specific zoning districts within the Master Plan boundary is intended to refine the planned land use patterns, to allow an innovative mixed-use, multi-modal district that is attractive to residents and visitors alike to live, work, explore, and shop.
24 Table: Land Use Plan Summary
Implementing Zoning District General Plan Land Use Designation Acreage RS-2 (Low Density Residential) Low Density Residential 51.88 RM-2 (Medium Density Residential) Medium Density Residential 43.94 RM-3 (High Density Residential) High Density Residential 31.18 CMX (Commercial Mixed-Use) Commercial Mixed-Use 33.11
CN (Neighborhood Commercial) Neighborhood Commercial 8.53 CR (Retail Centers) Retail Centers 24.64
PO (Professional Office) Professional Office 32.57
IP (Industrial Park) Industrial Park 59.51
PS (Public and Semi-Public) Education 15.89
PK (Parks and Public Recreation Facilities) Parks and Recreation 112.47 ROW 33.61
TOTAL 447.30
25 Figure. Land Use Plan
SoTu District
City of Porterville City Limits
Low Density Residential
Medium Density Residential
High Density Residential
Commercial Mixed-Use
Neighborhood Commercial
Retail Centers
Professional Office
Industrial Park
Education
Parks and Recreation
S Westwood Rd
S Newcomb St
State Route 65
W Poplar Ave
W Olive Ave
S Prospect St

3.3.1 Residential Use Standards
Low Density Residential (7.5 du/ac maximum)
The RS-2 Low Density Residential land use designation is intended to provide areas for attached or detached single family homes with a maximum residential density of 7.5 units per net acre. This district also allows for limited uses such as day care homes, parks, and religious facilities that are appropriate in a low density residential environment.
• Permitted uses: Single-family dwelling (attached and detached), family daycare home (small and large), group residential (1), residential day care facilities (limited), park and recreation facilities (public), schools (public and private), utilities (minor), crop cultivation (non-commercial)
• Permitted with a Minor CUP: Crop cultivation (commercial) • Permitted with a CUP: Religious facilities
26 Standard RS-2 Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 7.5 du/ac
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 35 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Residence (front) 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Porch (front) 10 feet
Garage (front) 20 feet
Interior Side 5 feet
Street side 10 feet
Rear yard 5 feet
Maximum building
coverage
45%
Additional Standards
Private Open Space -
Common Open Space -
RS-2 Development Standards
Credit: stock.adobe.com
Medium Density Residential (15 du/ac maximum)
The RM-2 Medium Density Residential land use designation is intended to accommodate a variety of housing types, such as small-lot single-family homes, detached zero lot line developments, duplexes, townhouses, and garden apartments with a maximum residential density of 15.0 units per net acre. This district is intended to be located closer to community and retail services, mixed use areas, parks, and areas where greater access can be provided. In addition to residential uses, this district allows for a variety of public and semipublic uses such as cultural institutions and religious facilities that are appropriate in a medium-density residential environment. This district provides for a transition from lower-density residential neighborhoods to higher-density multi-family development and commercial areas. • Permitted uses: Single-family dwelling (attached and detached), multi-family residential, family daycare home (small and large), group residential (1), residential day care facilities (limited), park and recreation facilities (public), schools (public and private), utilities (minor), crop cultivation (non-commercial)
• Permitted with a Minor CUP: Crop cultivation (commercial) • Permitted with a CUP: Mobile home parks, clubs and lodges, community centers, cultural institutions, elderly and long term care, religious facilities, residential care facilities (general) 27 Standard RM-2 Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 15 du/ac
Minimum Density -
Minimum area per
dwelling unit 1,500 square feet
Building Form and Location
Maximum Height 50 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Residence (front) 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Porch (front) 10 feet
Garage (front) 20 feet
Interior Side 5 feet
Street side 10 feet
Rear yard 10 feet
Maximum building
coverage
50%
Additional Standards
Private Open Space 75 square feet per unit
Common Open Space 100 square feet per unit
RM-2 Development Standards
High Density Residential (10-30 du/ac)
The RM-3 High Density Residential land use designation is intended to accommodate attached homes, two- to four-plexes, and apartment buildings with a maximum residential density 30.0 units per net acre.

This district allows for a variety of public and semi-public uses such as clubs and lodges, cultural institutions, and religious facilities that are appropriate in a high-density residential environment.
• Permitted uses: Single-family dwelling (attached and detached), multi-family residential, family daycare home (small and large), group residential (1), residential day care facilities (limited), park and recreation facilities (public), schools (public and private), utilities (minor), crop cultivation (non-commercial)
• Permitted with a Minor CUP: Crop cultivation (commercial) • Permitted with a CUP: Mobile home parks, clubs and lodges, community centers, cultural institutions, elderly and long term care, religious facilities, residential care facilities (general) 28 Standard RM-3 Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 30 du/ac
Minimum Density 20 du/ac
Minimum area per
dwelling unit 1,000 square feet
Building Form and Location
Maximum Height 50 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Residence (front) 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Porch (front) 10 feet
Garage (front) 20 feet
Interior Side 5 feet
Street side 10 feet
Rear yard 10 feet
Maximum building
coverage
50%
Additional Standards
Private Open Space 75 square feet per unit
Common Open Space 100 square feet per unit
RM-3 Development Standards

3.3.2 Mixed Use Standards
Commercial Mixed Use (30 du/ac)
The CMX Commercial Mixed-Use land use designation is intended to provide areas for either horizontal or vertical mixed-use development consisting of commercial, service, office, and residential uses.

Buildings more than one story are strongly encouraged. The maximum FAR is 2.0 and the maximum residential density is 30.0 units per acre. • Permitted uses: Multi-Family Residential, Family Day Care Home (small and large), Group Residential, Residential Care Facilities (limited), Clubs and Lodges, Instructional Services, Park and Recreation Facilities (Public), Artists’ Studios, Banks and Financial Institutions, Business Services, Coffee Shops/Cafes, Restaurants (all), Food and Beverage Retail Sales, Maintenance and Repair Services, Medical Facilities, Nurseries and Garden Centers, Offices (General Offices and Walk-In Clientele), Parking (public or private), Personal Services, Retail sales (less than 50,000 square feet), Reverse Vending Machine, Antenna and Transmission Towers (camouflage facilities), Minor Utilities, Accessory Uses and Structures, Animal Keeping, Caretaker Unit, Home Occupations • Permitted with a Minor CUP: Tobacco Bars, Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial)
• Permitted with a CUP: Colleges and Trade Schools (Public or Private), Community Centers, Cultural Institutions, Day Care Centers, Religious Facilities, Residential Care Facilities (general), Social Service Facilities, Service Station, Cinema/Theaters, Smallscale Commercial Entertainment and Recreation, Bars/Night Clubs/Lounges, Hotels and Motels, Mixed Use Development, Personal Storage
29 Standard CMX Additional Regulations
Lot and Density Standards
Minimum Lot Area 5,000 square
feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density 30 du/ac Subsection 203.04B, "Mi
xed Use Standards"
Minimum Density -
Minimum area per
dwelling unit
800 square
feet
Building Form and Location
Maximum Height 50 feet
Section 201.03(a); and
section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 15 feet
Section 201.03(b); and
section 300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 5 feet
Rear yard 0 feet
Transitional (where site
is adjacent to a
R district) - Street side
15 feet
Section
203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 2.0
Additional Standards
Usable Open Space 150 square feet per unit
Common Open Space -
CMX Development Standards

3.3.3 Non-Residential Use Standards
Retail Center
The CR Retail Center land use designation is intended to maintain areas for regional shopping centers located at major circulation intersections. Large format or “big box” retail and auto sales as well as travel related services, such as hotels and gas stations are allowed.

The maximum FAR is 0.35.
• Permitted uses: Social Service Facilities, Automobile/Vehicle Rentals, Automobile/Vehicle Service and Repair (Minor), Banks and Financial Institutions, Building Materials and Services, Business Services, Cinema/Theaters, Small-scale Commercial Entertainment and Recreation, Coffee Shops/Cafes, Restaurants (all), Food and Beverage Retail Sales, Maintenance and Repair Services, Medical Facilities, Nurseries and Garden Centers, Offices, Parking (Public or Private), Personal Services, Retail Sales (Less than 50,000 square feet), Handicraft/Custom Manufacturing, Reverse Vending Machine, Antenna and Transmission Towers (camouflage facilities), Call Center, Recording Studio, Transportation Passenger Terminals, Utilities (Minor), Accessory Uses and Structures, Caretaker Unit • Permitted with a Minor CUP: Pet Stores, Tobacco Bars, Antenna and Transmission Towers (non-camouflage facilities), Broadcasting Facility, Crop Cultivation (Commercial)
• Permitted with a CUP: Colleges and Trade Schools (Public or Private), Religious Facilities, Automobile/Vehicle Sales and Leasing, Automobile/Vehicle Washing, Service Station, Bars/Night Clubs/Lounges, Funeral Parlors and Mortuaries, Hotels and Motels, Retail Sales (50,000 square feet or more), Swap Meets, Recycling Collection Facilities, Personal Storage
30 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 5,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density -
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 50 feet Section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 5 feet Section 300.16 Visibility
at Driveways and
Intersections; Section
201.03(b); and Section
300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 5 feet
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet
Section
203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.50
Additional Standards
Usable Open Space -
CR Development Standards
Neighborhood Commercial
The CN Neighborhood Commercial land use designation is intended to encourage convenience and neighborhood shopping areas providing day-to-day retail goods and services and to prohibit autooriented uses in order to maintain a pedestrian environment. This district also provides office space for local neighborhoods. The maximum FAR is 0.30.
• Permitted uses: Community Centers, Instructional Services, Park and Recreation Facilities (Public), Artists’ Studios, Banks and Credit Unions, Business Services, Coffee Shops/Cafes, Restaurants (less than 3,000 square feet), Food and Beverage Retail Sales, Maintenance and Repair Services, Offices, Parking (Public or Private), Retail Sales (less than 50,000 square feet), Reverse Vending Machine, Antenna and Transmission Towers (camouflage facilities), Utilities (Minor), Accessory Uses and Structures • Permitted with a Minor CUP: Kennels, Pet Stores, Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial)
• Permitted with a CUP: Clubs and Lodges, Cultural Institutions, Day Care Centers, Religious Facilities, Service Station, Restaurants (greater than 3,000 square feet)
31 Standard CN Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet
Minimum Lot Depth 75 feet
Maximum Density -
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 35 feet
Section 203.03(a); and
Section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 5 feet minimum;
10 feet maximum
Section 300.16 Visibility
at Driveways and
Intersections; Section
201.03(b); and Section
300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 5 feet minimum;
10 feet maximum
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
5 feet minimum;
15 feet maximum
Section
203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.30
Percent of building at
setback or property
line
70 CN Development Standards
Professional Office
The PO Professional Office land use designation is intended to allow for areas of office complex development, including professional and medical offices, as well as research and development activities. Small restaurants, support services, and convenience retail. The maximum FAR is 0.50.
• Permitted uses: Cultural Institutions, Day Care Centers, Elderly and Long-term Care, Instructional Services, Schools (Public or Private), Banks and Financial Institutions, Business Services, Coffee Shops/Cafes, Restaurants, Food and Beverage Retail Sales, Bed and Breakfasts, Medical Facilities (Hospitals, Medical Clinic, Professional/Medical), Offices (General Offices and Walk-In Clientele), Parking (Public or Private), Retail Sales, Antenna and Transmission Towers (camouflage facilities), Call Center, Utilities (Minor), Accessory Uses and Structures
• Permitted with a Minor CUP: Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial) • Permitted with a CUP: Colleges and Trade Schools (Public or Private), Residential Care Facilities (General)
32 Standard PO Additional Regulations
Lot and Density Standards
Minimum Lot Area 6,000 square feet
Minimum Lot Width 60 feet Section 204.03(a)
Minimum Lot Depth 75 feet
Maximum Density -
Minimum Density -
Minimum area per
dwelling unit -
Building Form and Location
Maximum Height 50 feet
Section 204.03(b); and
Section 300.06, “Heights
And Height Exceptions”;
Chapter 500 Airport
Environs
Minimum Yard Setbacks
Front 10 feet
Section 204.03(b); and
section 300.01, “Building
Projections Into Yards”
Interior Side 5 feet
Street side 5 feet (b)
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet
Section
204.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.50
PO Development Standards
Industrial Park
The IP Industrial Park land use designation is intended to provide areas for a mix of light industrial, secondary office, bulk retail, and service uses. IP allows for uses such as, warehouse, personal storage (mini-storage), distribution centers, research and development, wholesale, and office space with limited customer access. This district also allows for other uses, such as commercial recreation, small-scale retail, and service uses serving local employees and visitors are permitted as secondary uses. The maximum FAR is 0.40.
• Permitted uses: Colleges and Trade Schools (Public or Private), Correctional Facility, Day Care Centers, Instructional Services, Veterinary Services, Automobile/Vehicle Repair (Major and Minor), Automobile/Vehicle Washing, Banks and Credit Unions, Building Materials and Services, Business Services, Coffee Shops/Cafes, Restaurants, Food and Beverage Retail Sales, Funeral Parlors and Mortuaries, Light Fleet Based Services, Maintenance and Repair Services, General Offices, Parking (Public or Private), Personal Services, Retail Sales, Salvage and Wrecking conducted wholly within a building, Sexually Oriented Businesses, Wholesaling and Distribution, Construction and Material Yards, Handicraft/Custom Manufacturing, Industry (General), Industry (Limited), Indoor Warehousing and Storage, Personal Storage, Antenna and
Transmission Towers (camouflage facilities), Broadcasting Facility, Call Center, Fright/Truck Terminals and Warehouses, Transportation Passenger Terminals, Utilities (Major), Utilities (Minor), Crop Cultivation (Commercial), Crop Cultivation (Non-commercial), Accessory Uses and Structures, Caretaker Unit
• Permitted with a Minor CUP: Kennels, Antenna and Transmission Towers (non-camouflage facilities)
• Permitted with a CUP: Large Vehicle and Equipment Sales, Service, and Rental, Service Station, Towing and Impound, Large-scale Commercial Entertainment and Recreation, Small-scale Commercial Entertainment and Recreation, Hotels and Motels, Salvage and Wrecking, Alcohol Manufacture, Hazardous Waste Management Facilities, Chemical, Mineral, and Explosives Storage, Heliports, Renewable Energy Facility
33 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 20,000
square feet Section 204.03(a) Minimum Lot Width 100 feet Minimum Lot Depth 100 feet
Building Form and Location
Maximum Height 75 feet
Section 204.03(b); and
Section 300.06, “Heights And
Height Exceptions”;
Chapter 500, "Airport
Environs"
Minimum Yard Setbacks
Front 25 feet; 30
on highway Section 201.03(b); and section
300.01, “Building Projections
Into Yards”
Interior Side 0 feet
Street side 25 feet; 30
on highway
Rear yard 10 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet Section 203.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.40
IP Development Standards
Public and Semi-Public
The PS Public and Semi-Public land use designation is intended to provide areas for needed public facilities, including, but not limited to, recycling centers, sewage treatment ponds, police and fire stations, and schools, colleges, vocational training facilities, school administrative offices, fairgrounds, and similar facilities. This designation is intended for lands owned by public entities, including City Hall, County buildings, and the hospital. This designation allows for a maximum FAR of 0.25.
• Permitted uses: Airport, College and Trade Schools (Public or Private), Community Center, Correctional Facility, Cultural Institutions, Government Offices, Instructional Services, Park and Recreation Facilities (Public), Public Safety Facilities, Schools (Public or Private), Aircraft Sales, Services, and Storage, Large-scale Commercial Entertainment and Recreation, Small-scale Commercial Entertainment and Recreation, Coffee Shops/Cafes, Hospital, Recycling Collection Facility, Recycling Processing Facility, Antenna and Transmission Towers (camouflage facilities), Solid Waste Collection, Treatment, and Disposal, Utilities (Minor), Accessory Uses and Structures
• Permitted with a Minor CUP: Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial) • Permitted with a CUP: Cemeteries, Religious Facilities, Swap Meet, Utilities (Major)
34 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 87,120 square
feet (2 acres)
Section 204.03(a) Minimum Lot Width 100 feet
Minimum Lot Depth 100 feet
Building Form and Location
Maximum Height 75 feet
Section 205.03(b); and
Section 300.06, “Heights
And Height Exceptions”
Minimum Yard Setbacks
Front 20 feet
Section 300.01, “Building
Projections Into Yards”
Interior Side 10 feet
Street side 10 feet
Rear yard 10 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet
Section
205.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.25
PS Development Standards

3.3.4 Recreation Use Standards
Parks and Trails
The PK Parks and Public Recreation Facilities land use designation is intended to maintain areas for public parks and recreation sites and facilities on city owned properties. The maximum FAR is 0.10. • Permitted uses: Clubs and Lodges, Community Center, Cultural Institutions, Park and Recreation Facilities (Public), Large-scale Commercial Entertainment and Recreation, Small-scale Commercial Entertainment and Recreation, Coffee Shops/Cafes, Antenna and Transmission Towers (camouflage facilities), Utilities (Minor), Accessory Uses and Structures
• Permitted with a Minor CUP: Antenna and Transmission Towers (non-camouflage facilities), Crop Cultivation (Commercial) • Permitted with a CUP: None.
35 Standard CR Additional Regulations
Lot and Density Standards
Minimum Lot Area 10,000 feet
Minimum Lot Width 100 feet
Minimum Lot Depth 75 feet
Building Form and Location
Maximum Height 25 feet
Section 205.03(b); and
Section 300.06, “Heights And
Height Exceptions”
Minimum Yard Setbacks
Front 0 feet
Section 300.01, “Building
Projections Into Yards”
Interior Side 0 feet
Street side 0 feet
Rear yard 0 feet
Transitional (where
site is adjacent to a
R district) -
Street side
15 feet Section 205.03B, "Transitional
Standards"
Maximum Floor Area
Ratio (FAR) 0.10
PK Development Standards

3.4 Land Use and Zoning Consistency
The SoTu Master Plan presents a more detailed guidance and framework for specific land uses and development standards for each land use designation within the District. The development standards respective to each zone designation provide a necessary assurance that the District would be developed in accordance with the quality and character set forth in this Master Plan. It is the intent to build-out the development plan as shown in Land Use Plan; however, given the indefinite market stability and foresight, the plan allows for the flexibility in allowing land uses changes within the District. The procedure for changing this plan is outlined in Section 7. 36 Table: Standards for Density and Development Intensity General Plan
Land Use Designation
Maximum
Residential Density
(du/gross acre)
Maximum
Floor Area
Ratio (FAR)
Low Density Residential 6.0 -
Medium Density Residential 12.0 -
High Density Residential 24.0 -
Commercial Mixed-Use 24.0 2.00
Retail Commercial - 0.35
Neighborhood Commercial - 0.30
Professional Office - 0.50
Industrial - 0.60
Public and Institutional - 0.25
Park - 0.10
Table: Land Use Designation and Zoning Consistency
General Plan Land Use
Designation Implementing Zone District
Low Density Residential RS-2 – Low Density Residential
Medium Density Residential RM-2 – Medium Density Residential High Density Residential RM-3 – High Density Residential Commercial Mixed-Use CMX – Commercial Mixed-Use
Retail Commercial CR – Retail Centers
Neighborhood Commercial CN – Neighborhood Commercial
Professional Office PO – Professional Office
Industrial IG – General Industrial
Public and Institutional PS – Public and Semi-Public
Park PK – Parks and Public Recreation
Facilities
Approximately 95 acres of the SoTu District is within the Airport Environs (AE) Overlay District. This area is governed by two (2) documents, including Porterville Municipal Code Chapter 500 and the Tulare County Comprehensive Airport Land Use Plan, as described in Section 1.5 of this Master Plan.

Approximately 95 acres of the District are within the AE Overlay District and Safety Zone 6 for the Porterville Municipal Airport in the Tulare County Comprehensive Airport Land Use Plan. While the AE Overlay District does not establish any use restrictions for Safety Zone 6, the Tulare County Comprehensive Airport Land Use Plan prohibits certain uses in Safety Zone 6 as listed below.
• Commercial Poultry
• Multi-Family Residential, Mobile Home Parks
• Group Homes, Convalescent Facilities, Nursing Homes
• Granny Flat (1,200 square feet or less)
• Schools and Hospitals
• Libraries, Day Care Centers, Social Clubs/Lodges, Churches • Aircraft Fuel, Aircraft Sales, Aircraft Repairs and Aircraft Flying Schools
• Ammonium Nitrates
• Landfills
Additionally, the Tulare County Airport Comprehensive Land Use Plan mandates maximum density and intensity for each of the Airport safety Zones. Although there is no limit on residential density for rural, suburban, or urban areas in Safety Zone 6, the Tulare County Airport Comprehensive Land Use Plan caps maximum intensities in the zone.

The standards within the Tulare County Comprehensive Airport Land Use Plan have been incorporated into the use schedule and development standards of the land uses for the SoTu Master Plan; therefore, the SoTu Master Plan is not only consistent with the Porterville Municipal Code, but it is also consistent with the Tulare County Airport Comprehensive Land Use Plan. Future development shall comply with the Porterville Municipal Code and Tulare County Airport Comprehensive Land Use Plan as updated.

Maximum Nonresidential Intensities (average number of people per gross acre) – Safety Zone 6
Rural 150-200
Suburban 200-300
Urban No Limit
Maximum Single Gross Acre Intensity (number of people)
Rural 600-800 Based on 4x the Maximum
nonresidential density
Suburban 800-1,200 Based on 4x the Maximum
nonresidential density
Urban No Limit Large Stadiums and similar uses
should be prohibited

3.3.1 Airport Environs Overlay District
37 Maximum Intensities

3.5 Land Use Goals and Policies
Goal LU-1 Foster smart growth principles that enhance
infrastructure, connectivity, and community resilience while ensuring efficient use of resources and promoting economic vitality.

Policy LU-1 Zoning classifications within the SoTu Master Plan boundary shall be consistent with the General Plan in accordance with Table: Land Use Designation and Zoning Consistency.

Policy LU-2 Allow residential developments to employ creative site design, landscaping, and architectural quality that blend with the characteristics of each location and its surroundings and offer superior design solutions.

Policy LU-3 Promote architectural diversity by prohibiting more than three (3) homes within the same block face from having the same front elevation.

Policy LU-4 Enforce zoning and development regulations through project review, construction inspections, and code enforcement, with fees to enable full-cost recovery for providing these services.

Policy LU-5 Encourage pedestrian-oriented design in mixed-use neighborhoods.

Policy LU-6 Prohibit new strip commercial developments.

For purposes of this policy, strip development is defined as a row of at least three stores, where each has direct access to a street with a surface parking lot between the building and the street. There may or may not be an anchor tenant.

Policy LU-7 Prohibit, where possible, block lengths longer than 600 feet. Where block length greater than 600 feet are necessary, provide pedestrian connections no more than 350 feet apart.

Policy LU-8 Actively promote the annexation of industrial designated lands to accommodate planned job growth.

Policy LU-9 Foster high-quality design and allow secondary uses, such as childcare and other employee-serving amenities in Industrial Parks, if they complement primary use without compromising public health and safety.

Policy LU 10 Provide sufficient land for parks and open space to meet current and future demand.

Policy LU-11 Offer incentives for industrial development projects that contribute to the pedestrian, bicycle and transit networks, and/or parks and public open space.

Goal LU-2 Promote sustainable and integrated development practices that prioritize environmental conservation, community health, and safety.

Policy LU-12 Encourage green building techniques and materials in residential development.

Policy LU-13 Require that all new subdivisions preserve natural, cultural, and biological resources, including stands of large trees and rock outcroppings, to the maximum extent feasible.

Policy LU-14 Protect existing residential neighborhoods from the encroachment of incompatible activities and land uses, and environmental hazards.
38 Policy LU-15 Discourage residential development within the Airport Safety Zone. If residential development is approved in the County within the Airport Safety Zone, it must comply with Tulare County Airport Land Use Commission’s land-use compatibility standards and density restrictions.

Policy LU-16 Avoid siting new sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles/day, or rural roads with 50,000 vehicles/day. Sensitive land uses include residences, schools, day care centers, playgrounds, and medical facilities.

Policy LU-17 Ensure that schools are buffered 0.25 miles from hazardous sites, such as distribution centers, chrome platers, gasoline dispensing facilities, etc., in accordance with CARB’s Air Quality and Land Use Handbook: A Community Health Perspective
(https://ww2.arb.ca.gov/our-work/programs/resourcecenter/strategy-development/land-use-resources). 39 CIRCULATION PLAN

4.1 Circulation Plan
Circulation connecting to and within the Plan
Area is planned to accommodate multiple modes
of transportation, including bike and pedestrian
trails, vehicles, public transit. Two bridges, in
addition to the existing Westwood Street,
provide access to the area north of the Tule
River:
• South Prospect Street pedestrian bridge:
connects single-family residences north and
south of the river, providing access to parks
and recreational lands.
• Newcomb Street bridge: provides vehicular
and pedestrian access, extending Newcomb
Street south to State Route 190 (i.e., West
Poplar Avenue).
41 The bridge on Newcomb Street will provide vehicular, pedestrian, and bicycle access.

The pedestrian bridge will provide pedestrian and
bicycle access.

Figure. Circulation Plan
Credit: stock.adobe.com Credit: stock.adobe.com

4.2 Roadway Designs
The circulation plan for the SoTu Master Plan consists of four (4) street types:
• Highways: Highways are designed to carry heavy traffic volumes and should serve longer distance intra-city travel as well as linking the City with other nearby urban areas. Access is limited, crossings are generally signalized at grade, parking is not allowed, and a continuous median separates lanes moving in opposite directions.

State routes 65 and 190 are regional State Highways, with portions designated as freeways .
• Arterials: Arterials are designed to move large volumes of traffic between freeways/highways and other arterials in Porterville and to adjacent jurisdictions. Major arterials are four- or six-lane, access-controlled roadways emphasizing mobility between major portions of the city and to regional freeways and highways. Onstreet parking may be restricted on major arterials to maintain traffic levels of service. Major east-west arterials will be Reid, Henderson, Morton, Olive, and Teapot Dome avenues. Westwood, Newcomb, Prospect, Indiana, Jaye, Main, Plano and Hillcrest streets will provide major north-south access.
• Collectors: Collector streets provide a link between neighborhood streets and arterials. Collectors provide two travel lanes and bike lanes. On-street parking may be provided if sufficient width is available. Collectors also provide access to adjacent properties, so driveway access should be discouraged but need not be restricted (subject to accepted engineering practice). Bike lanes, landscaped parkstrips, sidewalks, and transit facilities may also be accommodated.
• Local Streets: The primary function of local streets is to provide direct access to adjacent properties. Neighborhood streets should provide two travel lanes, landscaped parkstrips, and sidewalks. Onstreet parking may be regulated. Bike lanes are usually not needed because neighborhood streets carry low traffic volumes, and all neighborhood streets are considered to be bicycle friendly.

Neighborhood streets are not shown on the General Circulation Diagram.
42 Cross Section of Westwood Street, Newcomb Street (4-lane Major Arterial) The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 43 Cross Section of Proposed A Street and Proposed B Street (Collector Street) The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 44 Cross Section of Typical Local Street
The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 45 Cross Section of Typical Local Residential Collector Street without on-street parking The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 46 Cross Section of Typical Local Residential Collector Street with on-street parking The street improvements shall be installed in conformance with the City of Porterville standards and/or any modifications approved by the City. 47 Traffic Impact Analysis
A Traffic Impact Analysis (TIA) dated September 2024 prepared by JLB Traffic Engineers was conducted to evaluate the potential on-site and off-site traffic impacts, identify short-term and long-term roadway needs, determine potential roadway improvement measures, and identify critical traffic issues that should be addressed. The recommendations made by the TIA were integrated into the SoTu Master Plan. This TIA is incorporated by reference into this Master Plan.
48 TIA Recommendations
To address future traffic impacts
associated with the Master Plan, the
TIA recommended a number of
additional intersection and street
improvements within and in the direct
vicinity of the Plan Area. It is
recommended that far-side bus stops
be included at the intersections of
Westwood Street at Proposed B St,
Westwood Street at Proposed A St,
Proposed B St at Proposed A St, and
Newcomb Street at Proposed A St.

Improvements are also recommended
at the following intersections:
• Westwood St / Proposed B St
• Westwood St / Proposed A St
• Proposed B St / Proposed A St
• Newcomb St / Proposed A St
• Westwood Street / State Route 190
• Newcomb Street / State Route 190
Figure. Proposed Intersection and Roadway Improvements
Proposed Far-Side Bus Stop
Proposed Intersection
Improvement
Intersection Improvements
Westwood Street / Proposed B Street
• Add a westbound left-turn lane
• Modify the westbound left-right to a right turn lane
• Add a second northbound through lane
• Add a second northbound receiving lane north of North Collector • Signalize the intersection with protected left-turn phasing 49 Proposed B St
Proposed A St
Westwood Street / Proposed A Street
• Add a second westbound left-turn lane
• Add a second southbound receiving lane south of South Collector • Add a second northbound through lane
• Add a second northbound receiving lane north of South Collector • Signalize the intersection with protected left-turn phasing Intersection Improvements
Proposed B Street/ Proposed A Street
• Add a second eastbound through lane
• Add a second eastbound receiving lane east of North Collector • Add a second westbound through lane
• Add a second westbound receiving lane west of North Collector • Signalize the intersection with protected left-turn phasing Newcomb Street / Proposed A Street
• Signalize the intersection with protected left-turn phasing Westwood Street / State Route 190
• Build a roundabout based on Caltrans draft plans
Newcomb Street / State Route 190
• Limit access to three-quarter access by eliminating northbound and southbound lefts and through
• Add a second westbound receiving lane
• Modify the southbound right-turn traffic control to yield 50 Proposed B St
Proposed A St Proposed A St
Intersection Improvements
In addition to these improvements to intersections surrounding the Master Plan Area, additional improvements may be required for offsite intersections and street sections. 51 • Newcomb Street / Olive Avenue
o Add a second westbound left-turn lane
o Add a second southbound receiving lane south of Olive Avenue
o Modify the traffic signal to accommodate the added lane geometrics
• State Route 65 Northbound Ramps / Olive Avenue
o Add a northbound left-turn lane
o Modify the northbound left-through-right to a through-right lane
o Modify the traffic signal to implement protected left-turn phasing for the east-bound left-turn lane
o Modify the traffic signal to accommodate the additional lane • Porter Road / Cloverleaf Street / Olive Avenue
o Modify the traffic signal to implement protected left-turn phasing for the eastbound and westbound left-turn lanes • Prospect Street / State Route 190
o Limit access to three-quarter access by eliminating
northbound lefts and throughs
• Westwood Street / Scranton Avenue
o Add a westbound right-turn lane
o Modify the westbound through-right lane to a through lane o Add a southbound left-turn lane
o Modify the southbound left-right lane to a right-turn lane Future Improvements
The TIA also recommended a number of potential
improvements that could be required in the future as the Plan Area reaches full buildout. These potential improvements are listed in the TIA under the Cumulative Year 2046 Plus Project Conditions. As the project nears full buildout, projects requiring project level traffic impacts studies will be required to install or contribute to these future improvement needs.

Implementation
The SoTu District will require the construction and improvement of roadways to accommodate the new development and connect to the City’s circulation system. Development within the District would construct improvements along the project frontage. All development sites would be required to provide two points of access approved by the City Engineer that may require installation of off-site local and major streets. A project’s “Fair-Share” of improvements would be determined by the City Engineer, or a Project-specific Traffic Impact Analysis (TIA), if required.
52 Project Specific Traffic Study
Projects that are consistent with the Master Plan shall conduct a project-specific TIA if they are expected to generate 400 or more peak hour trips during either the AM or PM peak hours. Projects that are not consistent with the Master Plan shall conduct a TIA if they generate 100 or more peak hour trips during either the AM or PM peak hours.

Credit: Google Images
A future roundabout is proposed at the intersection of Westwood Street and State Route 190.

Credit: Google Images

4.3 Traffic Calming
53 A pinch point is a horizontal extension of the curb at a midblock point of a street resulting in a narrower roadway.

A traffic circle or roundabout is a form of circular intersection in which traffic travels counter-clockwise around a center island and entering traffic must yield to circulating traffic.

Traffic calming measures reduce the negative effects of motor vehicle use, alter driver behavior, and improve conditions for non-motorized street users. Traffic calming street design or devices shall be included as a requirement on future projects as needed to ensure that designated speed limits are not exceeded. Crosswalk pinch points and traffic circles/roundabouts are examples of traffic calming measures.

4.4 Bikeway Network and Pedestrian Circulation
54 Trails and paths promote the use of bicycles to
alleviate vehicle traffic and improve public
health. The development of trails and paths
should also promote pedestrian activity. A
network of trails is planned to provide active
transportation, open space, and recreation.

Types of trails include:
• Class I Bikeways. A “Class I” bikeway, also
referred to as a bike path or multi-use trail, is
a right-of-way that is completely separated
from any street. Multi-use trails provide
buffers between different land uses or from
roadway traffic. The trail includes landscaping,
trees, and pedestrian trails.
• Class II Bikeways. A “Class II” bikeway, or bike
lane, is a one-way, striped, and signed lane on
a street or highway.
• Class III Bikeways. A “Class III” bike route
shares the road with pedestrians and motor
vehicle traffic and is marked only by signs.

Figure. Bikeway Plan

4.5 Trails Design
Cross Section of Bikeway I – Tule River Bikeway
The Tule River Parkway will be extended along the Tule River through the Plan Area to provide Class I bike and pedestrian facilities according to City standards. Development proposed within the District which is adjacent to the Tule River shall be required to construct abutting sections of the Parkway.

Cross Section of Bikeway II
Class II are integrated within all streets as shown on the street sections, including on residential collectors or major arterials, see Section 4.2.
55 10’ Trail Cross Section
20’ Trail Cross Section

4.6 Circulation Goals and Policies
Goal C-1: Enhance transportation infrastructure and mobility options across the District by integrating safe and accessible bicycle lanes and complete streets design, ensuring equitable accessfor all users.

Policy C-1 Require all new developments to provide right-of-way and improvements consistent with the Master Plan street designations and street section standards.

Policy C-2 Establish bicycle lanes, bike routes and bike paths consistent with the SoTu Master Plan.

Policy C-2 Increase bicycle safety by:
• Sweeping and repairing bicycle lanes and paths on a regular basis;
• Ensuring that bikeways are delineated and signed in accordance with Caltrans’ and the City of Porterville’s standards, and lighting is provided, where needed;
• Providing bicycle paths or lanes on bridges and overpasses; • Ensuring that all new and improved streets have bicycle-safe drainage grates and are free of hazards such as uneven pavement and gravel;
• Provide adequate signage and markings warning vehicular traffic of the existence of merging or crossing bicycle traffic where bike routes and paths make transitions into or across roadways; • Work with the school districts to promote classes on bicycle safety in the schools; and
• Include way-finding signage at trail entrances and junctions.

Policy C-3 Provide bikes equal treatment in terms of safety and comfort on arterials and collectors as motor vehicles.

Policy C-4 Develop a series of continuous walkways within new office parks, commercial districts, and residential neighborhoods so they connect to one another.

Policy C-5 Ensure that pedestrian facilities are accessible to physically disabled persons, and that roadway improvement projects address mobility or accessibility for bicyclists or pedestrians.

Policy C-6 Install traffic calming devices, such as signage and bulbs, as needed and appropriate in existing neighborhoods.

Policy C-7 Provide for pedestrian-friendly zones in conjunction with the development, redevelopment, and design of mixed-use areas, commercial areas, schools, parks, and other high use areas by:
• Providing intersection “bump outs” to reduce walking distances across streets within mixed-use areas and other high use areas; • Providing pedestrian facilities at all signalized intersections; • Providing shade by planting large canopy shade trees adjacent to the trail;
• Providing sidewalks of adequate width to encourage pedestrian use; and
• Constructing adequately lit and safe access through subdivision sites.
56 Policy C-8 Designate specific truck routes to provide for movement of goods throughout the City, ensure that adequate pavement depth, lane widths, and turn radii are maintained on the designated truck routes, and prohibit commercial trucks from nontruck routes except for deliveries. These routes should avoid residential neighborhoods.

Goal C-2: Promote sustainable development practices that minimize environmental impact, enhance urban aesthetics, and support efficient transportation systems.

Policy C-9 Require the installation of landscaping in center medians and at major intersections to minimize summer heat and enhance the character of the streetscapes.

Policy C-10 Require the installation of street trees on all public street frontages between the curb and sidewalk.

Policy C-11 Require traffic impact studies for all Master Plan amendments that will generate more than 100 peak hour trips.

Policy C-12 Continue to require that new development pay a fair share of the costs of street and other traffic and local transportation improvements based on traffic generated and impacts on traffic service levels.

Policy C-13 Use city-wide traffic impact fees to provide additional funding for transportation improvements needed to serve new development.

Policy C-14 Require new development that will have an impact on regional transportation facilities to pay a regional transportation impact fee.

Policy C-15 Allow shared parking for mixed uses where peak parking demands do not overlap.

Policy C-16 Promote passive solar on parking structures to generate energy for parking lot lighting
Policy C-17 Promote pervious parking paving to improve
groundwater recharge.

Policy C-18 Promote an efficient, connected street system by requiring new development adjacent to undeveloped land provide street stubs where future adjacent development shall connect.

Policy C-19 Prohibit, where possible, culs-de-sac and dead end streets in residential areas.

Policy C-20 Prohibit, where possible, block lengths longer than 600 feet. Where block length greater than 600 feet are necessary, provide pedestrian connections no more than 350 feet apart. 57 Bikeways provide landscaping and recreation opportunities in addition to bikeways and pedestrian trails.

Credit: stock.adobe.com

PARK AND OPEN SPACE

5.1 Park and Open Space Plan
The SoTu Master Plan Park and Open Space Plan illustrates the planned park and open space for the SoTu District. The District will accommodate a minimum of 112.47 acres of open space,
concentrated along Tule River. A 50 feet wide landscaped trail along Poplar Avenue (State Route 190) and the Newcomb Street Alignment is also included in the Plan. The park and open space areas will be linked by a network of bicycle and pedestrian facilities as discussed in Section 4.3 Bikeway Network and Pedestrian Circulation. Additional pocket and neighborhood parks could be provided as residential development occurs.

Quimby Act Requirements
The Quimby Act of California authorizes local governments to establish ordinances requiring developers of new subdivisions to dedicate land for parks, pay an in-lieu fee, or perform a combination of the two. The maximum requirement allowed under the Quimby Act is three (3) acres of parkland for every new 1,000 residents. The full build out of the SoTu Master Plan is anticipated to add 2,213 residential dwelling units to the District, which would generate 8,255 new residents based on an average household size of 3.73. Based on this number, a maximum of 24.77 acres of parkland may be required to be dedicated to meet Quimby Act requirements. The Master Plan proposes 112 acres of parkland. However, future development may be subject to Quimby requirements.
59 Figure 5-1. Park and Open Space Plan
SoTu District
Park and Open Space
Public Parks Requirements
Article 206.04 of the Municipal Code requires that “land for public parks must be provided at a ratio of five (5) acres per 1,000 residents, or in-lieu fees must be paid as established by the City.” The parks shall be allocated with a minimum of 3.5 acres of neighborhood parks per 1,000 residents and a minimum of 1.5 acres of community parks per 1,000 residents. The full build out of the SoTu Master Plan is anticipated to add 2,213 residential dwelling units to the District, which would generate 8,255 new residents based on an average household size of 3.73. Based on this number, 28.89 acres of neighborhood parks and 12.34 acres of community parks would be required to be dedicated to meet Code requirements. The Master Plan meets this requirement since it proposes a total of 112.47 acres of parkland. Figure 5-2 shows the acreage of community and neighborhood parks.

Additionally, at least one (1) public park must be located within 0.25- mile, via a direct pedestrian route, of 80% of all homes within the Master Plan. As shown in Figure 5-2, approximately 80% of the planned residential land uses are within the service area (i.e., 0.25 miles) from a planned public park.

Figure 5-2. Planned Parks Service Area
SoTu District
Park and Open Space
Community or Neighborhood Park
Service Area (0.25-miles from Park)
Proposed local roads for park access
60 Dual Use Park & Basin
Dual Use Park & Basin

5.2 Park and Open Space Classifications
A typical park and open space system consists of a variety of parks and open spaces under various classifications. The following classifications are guidelines for the types of parks and open space encouraged in the SoTu Master Plan.

Open space for outdoor recreation: These are areas of outstanding scenic, historic, and cultural value particularly suited for park and recreation purposes, such as access to lakeshores, rivers, and streams.

It also serves as links between major recreation and open space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors. According to the Porterville General Plan, this category includes the Tule River Parkway.

Additionally, as required by the Municipal Code, two (2) types of public parks are required to be provided for residential development, as listed below:
• Community Park: Community parks must be a minimum of ten (10) acres in size.
• Neighborhood Park: Neighborhood parks must be a minimum of two (2) acres in size.

Open space to shape and limit urban form: These are areas such as greenbelts and open space corridors established to implement community design goals and objectives. In the SoTu Master Plan, this includes the 50 feet wide landscaped trail along Poplar Avenue (State Route 190) and the Newcomb Street Alignment.

Common open space: Common open space is not shown on the Park and Open Space Plan, however, it is anticipated to be provided as residential development occurs. This open space usually serves the residents of a specific subdivision or apartment, providing additional open space for recreational activities such as child play and dog park.

General guidance on the type of common open space is listed below.

Note that this is not a restriction nor a comprehensive list for future development.
• Greenway or Trail: Greenways consist of lands set aside for preserving natural resources, landscapes, and open space, and provide visual aesthetics and buffering between uses. Greenways typically provide passive-use opportunities and size/service area varies based on the character of the community or neighborhood. • Private Park or Recreation Facility: Private park or recreation facilities are privately owned and maintained but contribute to the park and recreation system. Size and service area vary depending on need.
61 Recreation facilities such as basketball courts, gym, pools, stimulates various activities among community residents.

Credit: Mdv Edwards - stock.adobe.com

5.3 Park and Open Space Goals and Policies
Goal OCS-1 Preserve natural features that promote biodiversity and planned open spaces as development occurs to enhance the ecological integrity and aesthetic value of the community.

Policy OSC-1 Establish a secure funding source for open space acquisition and management.

Policy OSC-2 Use native vegetation, drought tolerant plants, recycled water irrigation, other water-saving devices drainage swales and water percolation systems, and recycled building materials in public open spaces for ease of maintenance and environmental sustainability.

Goal OCS-2 Ensure that parks and open space are an efficient use of land, are designed for the enjoyment, health, and well-being of all residents, and represent positive social infrastructure.

Policy OSC-3 Work with property owners, law enforcement officials, and the public to protect open space resources. These efforts will include, but are not limited to:
•Soliciting volunteers to remove invasive vegetation;
•Removing abandoned items and trash; and
•Ensuring no illegal encampments occur on open space areas Policy OSC-4 Provide a variety of outdoor recreation opportunities through improvements to open space and parks, construction of facilities, and sponsoring of programs that stimulate active resident participation.

Policy OCS-5 The design and development of new residential subdivisions shall preserve the following open space areas to the maximum extent feasible: trail corridors, streams, natural vegetation.

Policy OCS-6 Promote the inclusion of common open space, such as pocket park, neighborhood park, greenway or trails, and recreational facilities in residential and mixed use developments.

Policy OCS-7 Design parks such that at least fifty percent of the horizontal park area is landscaped with pervious surfaces, such as turf, gravel, sand, and bark, and no more than fifty percent of the area is paved.
62 Park and open space provide recreation opportunities.

Credit: stock.adobe.com

INFRASTRUCTURE AND PUBLIC UTILITIES

6.1 Water Master Plan
Porterville meets its demand for domestic water entirely from groundwater wells that pump potable water into the distribution system. The water supply comes from the Tule Subbasin Aquifer, which gets most of its water from the Tule River. Recharge also helps contribute to the groundwater supply. Groundwater recharge is achieved through reclaimed water percolation ponds as well as rainfall percolation. The District receives an annual average rainfall of 11.63 inches.

The City does not receive raw or potable water, by either import or purchase, to supply their municipal distribution system. Although the City doesn’t purchase water to service their system, it has acquired water rights for approximately 900-acre feet annually from the Pioneer Ditch Company and Porter Slough Ditch Company, which will be used for groundwater recharge.

SoTu Master Plan’s water demand was calculated based on the assumption that the Ditrict shall comply with the 20% reduction of indoor water usage and installation of low flow plumbing fixtures mandated by CALGreen. A water demand factor (WDF) is the estimated amount of water usage per area by land use type. These factors are used to estimate the average day demand (ADD) for the potential development areas. Table 6-1 shows the WDF from the City Master Plan for each land use type and the resulting ADD. At full buildout of the District, it is estimated that development will use approximately 423 million gallons of potable water per year. 64 Land Use Acres WDF (gpd/acre) ADD (gpd) gal/year
Low Density Residential 51.88 1,900 98,576 35,980,187
Medium Density Residential 43.94 2,600 114,233 41,694,886 High Density Residential 31.18 4,000 124,704 45,516,781 Commercial Mixed-Use 33.11 2,800 92,713 33,840,282
Neighborhood Commercial 8.53 1,700 14,496 5,290,903
Retail Centers 24.64 2,000 49,271 17,984,091
Professional Office 32.57 2,900 94,455 34,476,089
Industrial Park 59.51 3,300 196,372 71,675,740
Education 15.89 900 14,301 5,219,818
Parks and Recreation 112.47 3,200 359,919 131,370,561
Total 1,159,039 423,049,336
Table 6-1: Water Demand Factor (WDF)
State Route 190
State Route 65
Westwood Road
W
W
W
W
W
W
W
W
Olive Avenue
Newcomb Street
The City’s existing water system extends into the District. There are existing water mains along Newcomb Street Alignment, the Springville Avenue Alignment, and the Prospect Avenue Alignment (up to the Springville Avenue Alignment onsite). The exact size of the existing mains is unknown, however, per the City Master Plan they are between 8-12 inches. The SoTu District will require the addition of onsite water mains to accommodate the new development and connect to the City water system.

The City’s Master Plan proposes to add a new water well located on the District to the distribution system to increase supply reliability and capacity. The potential location onsite has been identified as a central pressure zone and is located on Poplar Avenue, west of the Newcomb Street Alignment.

Development within the District would connect to the City’s water system and install water meters at all service connections. Water service charges are based on the City’s volumetric rates. There is also a Utility Users Tax based on the dollar amount of the billing for water inside City limits. The rate structure will encourage reasonable water use.
65 SoTu District
Existing 8”-12” Water Main
Existing Well
Proposed Well
W
W
Figure. Water Master Plan

6.2 Wastewater Master Plan
Wastewater generated in the Plan Area will be treated by the City of Porterville Wastewater Treatment Plant (WWTP) located at 1333 West Grand Avenue, approximately 1.5 miles north of the District.

Wastewater flow factors (WWFF) are a correlation between land use and sewer generation and are developed to project the average daily wastewater flow (ADWF). Wastewater that will be generated by the District has been calculated using WWFF combined with the land use and population projections contained in this plan. Table 6-2 shows the WWFF from the City Master Plan for each land use type and the resulting ADWF. At full buildout of the District, it is estimated that development will generate over 157.3 million gallons of wastewater per year.

The City’s existing sewer system extends into the District. There is an existing 24-inch sewer main along Westwood Street, adjacent to the west of the site. A 36-inch sewer main along the Newcomb Street Alignment that runs north-south on the property. There is also an existing 24-inch sewer main along the Springville Avenue Alignment that runs west-east and a 10-inch sewer main along the Prospect Avenue Alignment that runs north, up to the Springville Avenue Alignment onsite. An existing lift station is located on the north end of the site on the Newcomb Street Alignment. The lift station is there to push wastewater across the Tule River, towards the WWTP. The SoTu District will require the addition of onsite sewer pipes to accommodate the new development. Wastewater would be generally collected by a gravity flow sewer system.
66 Land Use Acres WWFF (gpd/acre) ADWF (gpd) gal/year
Low Density Residential 51.88 700 36,317 13,255,858
Medium Density Residential 43.94 1,000 43,936 16,036,495 High Density Residential 31.18 1,550 48,323 17,637,752
Commercial Mixed-Use 33.11 1,200 39,734 14,502,978
Neighborhood Commercial 8.53 1,000 8,527 3,112,296
Retail Centers 24.64 1,200 29,563 10,790,454
Professional Office 32.57 1,800 58,627 21,398,952
Industrial Park 59.51 2,000 119,013 43,439,842
Education 15.89 400 6,356 2,319,919
Parks and Recreation 112.47 100 11,247 4,105,330
Total 401,643 146,599,876
Table 6-2: Wastewater Flow Factor (WWFF)
Development within the District would connect to the City’s sewer system. Sewer service charges are based on the City’s fixed rate for different land use categories (i.e., residential, multiple units, commercial).
67 Figure 6-2. Wastewater Master Plan
State Route 65
Olive Avenue
Newcomb Street
L
L
L
SoTu District
Existing Sewer Main
L Existing Lift Station
L
L
Note: Smaller mains located beyond the District are not shown.

State Route 190
Westwood Road

6.3 Stormwater Drainage
The City’s Public Works Department manages drainage facilities on public right-of-way, public easements, and city-owned property.

Drainage on private property or within privately held easements is typically managed by the underlying property owner. The City’s stormwater system consists of a system of natural water channels, drains, and retention basins located throughout the City. The City owns 23 stormwater basins that provide groundwater recharge and are currently sized to only accept floodwater. The City’s storm water system operates by collecting and conveying captured runoff.

Captured runoff is ultimately discharged into the Tule River, Porter Slough, six irrigation ditches, and/or twenty-three storage reservoirs.

There are approximately 59.7 miles of storm drain pipes and 1.6 miles of ditches.

Stormwater retention basins are sized to store runoff from a major storm event. The standard design storm event used for sizing retention basins in the City of Porterville is a 100-year, 10-day event, which yields 6.45 inches according to the City Master Plan and the National Oceanic and Atmospheric Administration (NOAA). The conveyance system used to collect runoff generated from the Plan Area will be sized to capture a 10-year storm event. Approximately 117 acre-feet (AF) of storage volume would be required to store all runoff from the SoTu District.
68 Land Use Acres Square Footage C-factor Rain Depth (ft) Rainfall Volume (cf) Rainfall Volume (AF) Low Density Residential 51.88 2,259,981 0.38 0.54 461,601 10.60 Medium Density Residential 43.94 1,913,835 0.42 0.54 432,048 9.92 High Density Residential 31.18 1,358,021 0.68 0.54 496,357 11.39 Commercial Mixed-Use 33.11 1,442,351 0.77 0.54 596,953 13.70 Neighborhood Commercial 8.53 371,429 0.77 0.54 153,725 3.53 Retail Centers 24.64 1,073,133 0.77 0.54 444,143 10.20
Professional Office 32.57 1,418,780 0.72 0.54 549,068 12.60 Industrial Park 59.51 2,592,109 0.72 0.54 1,003,146 23.03 Education 15.89 692,162 0.72 0.54 267,867 6.15
Parks and Recreation 112.47 4,899,402 0.26 0.54 684,691 15.72 Total 5,089,599 116.84
Table 6-3 Anticipated Runoff under Buildout of the District Figure 6-3 illustrates the existing topographic drainage in the area.

Future grading and drainage in the District are expected to follow existing drainage patterns. Stormwater would be retained onsite.

Two master planned basins are proposed within the plan area. These basins are planned at low points on the site, although more optimal locations exist within the plan area. At the time of development, projects shall be required to construct some or all of the proposed planned basin, or provide an on-site basin, as determined by the City Engineer.
69 Figure 6-4. Storm Drainage Master Plan
Olive Avenue
Newcomb Street
SoTu District
Waterway
Existing Storm Main
Proposed Basin
Figure 6-3. Topography Map
State Route 190
Poplar Ditch
Note: Mains located beyond the District are not shown.

State Route 65
Westwood Road
Dual Use Park & Basin
Dual Use Park & Basin

6.3.1 Flood Protection and FEMA Flood Hazard
According to FEMA, the western boundary of APN 259-040-044 is part of Flood Zone AE as well as a section of the northern part of APN 259- 040-042 and 259-040-043. Zone AE are high-risk flood areas due to the proximity of a pond, stream, or river. They are base floodplains where base flood elevations are provided. Zone AE presents a 1% annual chance of flooding or flooding during a 100-year storm event and has a 26% chance of flooding over the life of a 30-year mortgage.

Mandatory flood insurance purchase requirements and floodplain management standards apply.

Other properties withing the Plan Area that are within a flood zone are in Flood Zone X. Flood Zone X areas have a moderate risk of flooding or flooding within the limits of the 500-year storm. These storm events have a 0.2% annual chance of recurring.

The developer or applicant of future developments in areas of special flood hazards, including Zone AE, shall comply with the City Flood Damage Prevention Ordinance No. 1777 and the requirements of the Central Valley Flood Protection Board, where applicable. This includes:
• A preliminary elevation certificate shall be provided to the City for review prior to the foundation forms inspection being scheduled. • A final elevation certificate shall be provided to the City prior to the final inspection (or any type of occupancy inspection) is scheduled. 70 Figure 6-5. FEMA Flood Zone Map

6.3.2 Protection and FEMA Flood Hazard
Development of sites that are greater than one (1) acre are required to file a Notice of Intent (NOI) and prepare a SWPPP or file a waiver, in compliance with the General Permit for Discharges of Storm Water Associated with Construction Activity (i.e., General Permit Order No. 2012-0006-DWQ). The SWPPP estimates the sediment risk associated with construction activities and includes best management practices (BMPs) to reduce or eliminate potential pollutants from construction activity in stormwater discharges and authorized non-stormwater discharges. BMPs cover erosion, sediment, tracking, and wind erosion control, as well as non-stormwater and waste management controls.

BMPs reduce the risk of runoff containing potential pollutants due to construction activities from leaving the site and contaminating the storm drain system. Implementation of a SWPPP also minimizes the potential for development to result in substantial soil erosion or loss of topsoil. These provisions minimize the potential for developments to violate any waste discharge requirements or otherwise substantially degrade surface or ground water quality. Further, runoff resulting from developments would be managed by the City in compliance with the City of Porterville Strom Water Management Plan, in addition to approved grading and drainage plans. 71 6.4 Porterville Irrigation District Master Plan
Most of the District is within the Porterville Irrigation District (PID) boundary, except for the easternmost section. There are no PID irrigation pipes or canals within the District. Poplar Ditch runs through the District area and crosses the southwest corner of the District. The Tule River also crosses the District boundary and borders the northern edge of the District. PID controls the supply of the Tule River water. A portion of this water is stored behind the Richard L. Schafer Dam. The total entitlement of the Tule River water averages approximately 12,900 acre-feet annually.
72 Figure 6-6. Surface Water within the District
Olive Avenue
Newcomb Street
SoTu District
Waterway
State Route 190
Poplar Ditch (Canal)
State Route 65
Westwood Road
Reclaimed Water System
Reclaimed water will be used for groundwater recharge through percolation ponds and while landscape irrigation with recycled water would help to reduce groundwater demand, there is a relatively small demand in comparison to agricultural irrigation. According to the City Master Plan, landscape irrigation will be limited to parcels in proximity to the WWTP or any recycled distribution pipelines.

The City has already begun constructing the backbone infrastructure for reclaimed water distribution. Reclaimed water will be used primarily to irrigate large open space areas. The Project will install purple pipe mainlines along Westwood Street and the Newcomb Street Alignment for future reclaimed water distribution. Once the whole purple pipe system from the WWTP is in place, open space areas within the Plan Area will also be irrigated using reclaimed water.

A purple pipe connection from these mainlines to open space areas within the Plan Area will be installed during construction for future irrigation with reclaimed water.

Agricultural irrigation with recycled water, disinfected to tertiary level, will be implemented with the purpose of obtaining exchange for surface water rights. Through this exchange, irrigation of crops with reclaimed water will allow for surface water to be used for municipal supply.
73 6.5 Solid Waste Services
The City’s Public Works Department Solid Waste/Refuse Division provides commercial, residential, and industrial refuse collection to all locations within the City of Porterville. Disposal services in Porterville are provided by the Tulare County Consolidated Waste Management Authority (CWMA). Solid waste collection and disposal of the SoTu District shall be in compliance with Porterville Municipal Code Chapter 13 – Garbage and Refuse, state, and local laws.
74 6.6 Gas, Electric, and Communication
Electric power will be provided by Southern California Edison (SCE).

Electrical lines shall be placed within public utility easements (PUEs) to provide service for residential and commercial development within the District. SCE will determine the alignment of electrical lines within the District depending on electrical load demand. On-site facilities will be placed underground within a duct and structure system to be installed by the developer.

Natural gas will be provided by Southern California Gas Company (SoCalGas). SoCalGas will install gas distribution lines in the District as necessary. All electric lines within the District shall be installed according to City of Porterville requirements.

Telephone and internet services will be provided through existing phone lines, cable lines, and wireless communication systems by private companies. Future phone lines, cable lines, and wireless communication facilities shall be installed according to City of Porterville requirements.

6.7 Infrastructure Goals and Policies
Goal PU-1 Ensure an adequate supply of water to serve the needs of the District and promote conservation of water uses.

Policy PU-1 Require that necessary water supply infrastructure and storage facilities are in place coincident with new development and approve development plans only when a
dependable and adequate water supply to serve the development is assured. A water assessment study may be required for individual projects.

Policy PU-2 Continue to require water meters in all new developments.

Policy PU-3 Require that agricultural water rights be assigned to the City when agricultural land is annexed to the City for urban development, consistent with this General Plan.

If a landowner with surface water rights requests annexation to the City, the City will require the landowner to assign those water rights to the City to help offset the water demands for the new development.

Policy PU-4 Encourage the use of alternative water sources to achieve a water balance, including reclaimed water for irrigation and landscaping purposes.

Goal PU-2 Ensure the provision of wastewater collection and treatment services and reclamation area acreages meet the needs of the District.

Policy PU-5 Prevent illegal wastewater disposal or chemical disposal practices.

Goal PU-3 Provide a comprehensive storm drainage system to protect life and property.

Policy PU-6 Require new development to provide storm drainage facilities and/or pay a storm drainage impact fee, consistent with the Storm Drain Master Plan.
75 ADMINISTRATION AND IMPLEMENTATION

7.1 Plan Modification and Amendment
The SoTu Master Plan represents a framework of development for the SoTu District. Implementation of the Master Plan requires the adoption of this Master Plan, annexation, tentative maps, site plan review and any subsequent submittals over the life of the District’s build out. This chapter sets forth the procedures needed to implement, administer, and amend the Master Plan as well as provisions for required entitlements for future development under the Master Plan.

The development of land within the District shall comply with the development standards adopted in this Master Plan as well as regulations in the City of Porterville Zoning Ordinance. Amendments to this adopted Master Plan by or on behalf of the property owner(s) or by the city, shall be filed with the City of Porterville Planning Division. Modifications and amendments shall be processed according to the Porterville Municipal Code, as listed below.

For future land use changes processed through a General Plan Amendment for properties within this Master Plan, the change reflected on the General Plan land use map will supersede land uses identified within this Master Plan.
77 7.2 Required Entitlements
Development within the District would be implemented through the approval of entitlements with the City of Porterville, including an annexation and subsequent entitlements such as tentative tract map, parcel map, and conditional use permit.

Annexation (County and City)
Development of the District would require annexation from the County of Tulare to the City of Porterville. The UDB is a boundary beyond which urban development is not allowed during the time period for which it is effective. The portion of the District beyond the UDB would be required to be reviewed and amended by the Tulare County Local Agency Formation Commission.

Entitlements (City)
To develop within the SoTu District under the standards, regulations, and policies in this Master Plan, a project may be required to apply for a Site Plan Review, Conditional Use Permit, Tentative Tract Map, Tentative Parcel Map, Variances, and other entitlements in addition to an annexation as described above. The application and procedures for these entitlements shall comply and follow the requirements and regulations set forth in the Porterville Municipal Code Series 600 – Administration and Permits in addition to the policies contained within this Master Plan.

Modification or Amendment Procedure
Amendments to land use
designations
Porterville Municipal Code
Article 607 – Amendments to
General Plan
Request changes to language in the
Master Plan
Porterville Municipal Code
Article 604 – Conditional Use
Permits
Development within the District would be subject to the following requirements, in addition to the policies contained within this plan.

Project Specific Traffic Impact Analysis
Projects that are consistent with the Master Plan shall conduct a project-specific TIA if they are expected to generate 400 or more peak hour trips during either the AM or PM peak hours. Projects that are not consistent with the Master Plan shall conduct a Traffic Impact Analysis (TIA) if they generate 100 or more peak hour trips during either the AM or PM peak hours.

Site Access
All propose development within the District shall be accessible via two (2) points of access verified by the City Engineer. This may require installation of new off-site streets and related infrastructure.

Traffic Improvements
Development within the District will be required to construct improvements along the proposed project frontage. A project’s “FairShare” of off-site improvements or the requirement to install improvements per the TIA prepared for this Master Plan (September 2024) will be determined by the City Engineer, or a Project-specific TIA, if required. All required improvements identified in this Master Plan TIA under Existing Conditions Requirements, must be installed prior to development being approved or shall be made a condition of approval of proposed future projects.

Soils Analysis and Site Assessment
Development projects within the SoTu District that would 1) involve ground-disturbing activities that would expose soils and/or 2) result in the demolition or modification of buildings constructed prior to 1978 shall complete a Phase I ESA in accordance with the current ASTM Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment [E 1527]. Additionally, to minimize the potential of introducing contaminated fill material into the District, imported fill material should be verified through documentation to have come from an appropriate source. Documentation shall include detailed information on the previous use of the land from where the fill is taken, whether an environmental site assessment was performed and its findings, and the results of any testing performed.

In cases where documentation is inadequate or unavailable, samples of the fill materials should be chemically analyzed for compounds of concern and evaluated for risk in accordance with the Department of Toxic Substances Control Preliminary Endangerment Assessment Guidance Manual.
78 7.3 Development Requirements

7.4 CEQA
Specific development projects would be subject to compliance with the California Environmental Quality Act (CEQA). The environmental review under CEQA is intended to ensure that responsible decision makers and the public are informed about the potentially significant environmental effects of proposed activities. This Master Plan is adopted with an Initial Study and a Focused Environmental Impact Report (FEIR), which overrides the impacts on air quality generated by build out of the District under the Master Plan. As such, future development projects that comply with the Master Plan could tier off this Initial Study and FEIR and no additional environmental review would be required. These projects shall complete a letter of conformance to ensure that impacts have been accounted for in the Master Plan Initial Study and FEIR. These projects would be required to implement Mitigation Measures identified in the FEIR.

If a development project is not proposed in compliance with the Master Plan, for instance, an amendment to the land use designation is proposed, the project would be subject to additional environmental review under CEQA. Porterville Municipal Code Article 611 – Environmental Review set forth procedures that apply to all projects sponsored or assisted by the city and to all private projects requiring any discretionary approvals from the city. In the event of a conflict between these environmental review regulations and applicable federal or state regulations or guidelines, the applicable federal or state regulations shall prevail.

Porterville Municipal Code Article 307 – Nonconforming Uses, Structures, and Lots permits the continuation of uses and continued occupancy and maintenance of structures that were legally established but do not comply with all of the standards and requirements of the Municipal Code in a manner that does not impair public health, safety, and general welfare. This applies to structures, land and uses that have become nonconforming by operation of this Ordinance and that remain in a nonconforming status or become nonconforming due to annexation to the City. As such, existing uses and structures within the District would be legal non-conforming as it is annexed into the City.
79 7.5 Legal Non-Conforming Uses