Fresno Municipal Code Chapter 15:

CITYWIDE
DEVELOPMENT CODE

December 2015
 Fresno Municipal Code Chapter 15:
CITYWIDE
DEVELOPMENT CODE

December 2015

For assistance regarding the accessibility

features of this document, please contact
the Development and Resource
Management Department at 559-621-8003.
Guide to Text Effective Dates:

Development Code
Adopted: December 3, 2015
Effective: January 3, 2016

Table 15-1102 (P to C for Small Scale Entertainment)

Section 15-2741 (updated language)
Section 15-2750-B (updated language)
Adopted: December 17, 2015
Effective: January 17, 2016

Section 15-1004-E (added)

Section 15-1005 (added)
Section 15-1104-F (added)
Section 15-1105 (added)
Adopted: February 4, 2016
Effective: March 6, 2016
 Table of Contents

Part I: General Provisions .......................................................................................... I-1

Article 1 Introductory Provisions.......................................................................................................... I-1
Article 2 Rules for Construction of Language .................................................................................... I-9
Article 3 Rules of Measurement ...........................................................................................................I-11
Article 4 Non-Conforming Uses, Structures, Site Features, and Lots .......................................I-21
Article 5 (Reserved) ...........................................................................................................................I-25
Article 6 (Reserved) ...........................................................................................................................I-26
Article 7 (Reserved) ...........................................................................................................................I-27
Part II: Base and Overlay Districts ...........................................................................II-1
Article 8 Buffer District (B) ................................................................................................................... II-1
Article 9 Residential Single-Family Districts (RS).......................................................................... II-6
Article 10 Residential Multi-Family Districts (RM) ....................................................................... II-16
Article 11 Mixed-Use Districts (MX) ................................................................................................. II-31
Article 12 Commercial Districts (C) .................................................................................................... II-55
Article 13 Employment Districts (E) .................................................................................................. II-72
Article 14 Public and Semi-Public Districts (PSP) .......................................................................... II-89
Article 15 Downtown Districts (Reserved) ....................................................................................... II-94
Article 16 Overlay Districts................................................................................................................... II-95
Article 17 (Reserved) .......................................................................................................................II-107
Article 18 (Reserved) .......................................................................................................................II-108
Article 19 (Reserved) .......................................................................................................................II-109
Part III: Regulations Applying to Some or All Districts ..................................... III-1
Article 20 General Site Regulations .....................................................................................................III-1
Article 21 TOD Height and Density Bonus .................................................................................... III-24
Article 22 Affordable Housing Density Bonus................................................................................ III-26
Article 23 Landscape ............................................................................................................................. III-37
Article 24 Parking and Loading ......................................................................................................... III-56
Article 25 Performance Standards ..................................................................................................... III-85
Article 26 Signs....................................................................................................................................... III-94
Article 27 Standards for Specific Uses and Activities ................................................................. III-116
Article 28 (Reserved) ..................................................................................................................... III-215
Article 29 (Reserved) ..................................................................................................................... III-216
Article 30 (Reserved) ..................................................................................................................... III-217
Part IV: Land Divisions .............................................................................................. IV-1
Article 31 General Provisions ................................................................................................................ IV-1
Article 32 Required Maps ....................................................................................................................... IV-7
Article 33 Tentative Parcel and Tentative Map Filing and Processing...................................... IV-9
Article 34 Vesting Tentative Maps.....................................................................................................IV-21
Article 35 Parcel Maps ...........................................................................................................................IV-23
Article 36 Final Maps.............................................................................................................................IV-26
Article 37 Dedications and Reservations...........................................................................................IV-30
Article 38 Improvements and Security ..............................................................................................IV-36
 City of Fresno

Article 39 Common Interest Developments (Condominiums & Conversions) ........................IV-42

Article 40 Covenants, Conditions, and Restrictions .......................................................................IV-56
Article 41 Subdivision Design Standards ..........................................................................................IV-59
Article 42 Lot Line Adjustments, Mergers, and Reversions ........................................................IV-72
Article 43 Corrections and Amendments of Maps ..........................................................................IV-76
Article 44 Enforcement and Judicial Review ....................................................................................IV-80
Article 45 Surveys and Monuments ...................................................................................................IV-83
Article 46 (Reserved) ........................................................................................................................IV-85
Article 47 (Reserved) ........................................................................................................................IV-86
Article 48 (Reserved) ........................................................................................................................IV-87
Part V: Administration and Permits ......................................................................... V-1
Article 49 Planning Authorities...............................................................................................................V-1
Article 50 Common Procedures ............................................................................................................ V-10
Article 51 Zone Clearance ...................................................................................................................... V-27
Article 52 Development Permit (Formerly Site Plan Review) ..................................................... V-29
Article 53 Conditional Use Permits ..................................................................................................... V-31
Article 54 Temporary Use Permits ..................................................................................................... V-34
Article 55 Variances ................................................................................................................................ V-36
Article 56 Minor Deviations .................................................................................................................. V-38
Article 57 Reasonable Accommodations for Housing ..................................................................... V-41
Article 58 Amendments to Development Code Text, Rezones, and Plan Amendments........ V-44
Article 59 Planned Development Permits.......................................................................................... V-48
Article 60 Development Agreements .................................................................................................. V-53
Article 61 Concept Plans, Pre-Zoning, and Annexations .............................................................. V-58
Article 62 Street Names & Addressing ............................................................................................... V-63
Article 63 Enforcement ........................................................................................................................... V-64
Article 64 (Reserved) ......................................................................................................................... V-66
Article 65 (Reserved) ......................................................................................................................... V-67
Article 66 (Reserved) ......................................................................................................................... V-68
Part VI: General Terms and Definitions ................................................................. VI-1
Article 67 Use Classifications ................................................................................................................. VI-1
Article 68 Terms and Definitions........................................................................................................VI-19

ii CITYWIDE DEVELOPMENT CODE – PLANNING COMMISSION AND CITY COUNCIL REVIEW DRAFT
 Part I: General Provisions
Article 1 Introductory Provisions
Sections:
15-101 Title and Authority
15-102 Purpose
15-103 Structure of Development Code Regulations
15-104 Applicability
15-105 Severability
15-106 Fees
15-107 Districts Established
15-108 Official Zoning Map and District Boundaries

15-101 Title and Authority

Chapter 15 of the Fresno Municipal Code shall be known and cited as the “Citywide Development Code,”
“Development Code of the City of Fresno,” “Development Code,” “Code,” or “Zoning Ordinance.”

15-102 Purpose

The purpose of this Development Code is to implement the General Plan and, if applicable, operative
plans, to protect and promote the public health, safety, peace, comfort, convenience, prosperity, and
general welfare of the City of Fresno. More specifically, the Development Code is adopted to achieve the
following, consistent with the goals, objectives, and policies of the General Plan and any other operative
plan:

A. To provide a precise guide for the physical development of the city in a manner as to
progressively achieve the arrangement of land uses depicted in the General Plan.
B. To foster a harmonious and workable relationship among land uses and ensure compatible infill
development.
C. To support economic development and job creation.
D. To provide for the housing needs of all economic segments of the community.
E. To promote high quality architecture and sustainable design. Sustainable Design is a philosophy
that seeks to maximize the quality of the built environment, while minimizing or eliminating
negative impact to the natural environment.
F. To promote the stability of existing land uses that conform to the General Plan, protecting
them from inharmonious influences and harmful intrusions.
 City of Fresno

G. To promote a safe and efficient traffic circulation system, including bicycle facilities and
pedestrian amenities, and to support a multi-modal transportation system.
H. To facilitate the appropriate location of community facilities, institutions, parks, and
recreational areas.
I. To protect and enhance real property values.
J. To safeguard and enhance the appearance of the city.
K. To define duties and powers of governing bodies and officials responsible for the
implementation of this Code.

15-103 Structure of Development Code Regulations

A. Organization of Regulations. This Code consists of six parts:

1. Part I: General Provisions
2. Part II: Base and Overlay Districts
3. Part III: Regulations Applying to Some or All Districts
4. Part IV: Land Divisions
5. Part V: Administration and Permits
6. Part VI: General Terms and Definitions
B. Types of Regulations. This Code contains five types of regulations controlling the use and
development of property:
1. Use Regulations. These regulations specify land uses permitted, conditionally
permitted, or specifically prohibited in each zoning district, and include special
requirements, if any, applicable to specific uses. Use regulations for base zoning districts
and for overlay districts are in Part II of this Code. Certain regulations that are
applicable in some or all districts, and performance standards which govern special uses,
are in Part III.
2. Development Standards. These regulations control the height, bulk, location, and
appearance of structures. Development regulations for base zoning districts and for
overlay districts are in Part II of this Code. Certain development regulations that are
applicable to some or all districts are in Part III. These include regulations for specific
uses, development and site regulations, performance standards, parking, and signage.
3. Land Divisions Also referred to as Subdivisions Regulations, these regulations control
the division of land and specify the design, improvement, and survey data of
subdivisions as well as the procedures to be followed to secure final approval for
subdivision maps. Subdivision regulations are in Part IV.
4. Administrative Regulations. These regulations contain detailed procedures for the
administration of this Code, and include common procedures, processes, and standards
for discretionary entitlement applications and other permits. Administrative regulations
are in Part V.

I-2 CITYWIDE DEVELOPMENT CODE

 Part I: General Provisions

5. General Terms and Use Classifications. Part VI provides definitions and articulates
use classifications and terms and definitions used in this Code.

15-104 Applicability

A. General Rules for Applicability of Development Code Regulations.

1. Applicability to Property. This Development Code shall apply, to the extent
permitted by State and Federal law, to all private property within the corporate limits of
the City of Fresno, including all uses, structures, and land owned by any person, firm,
corporation, or organization.
2. Compliance with Regulations and Uses Expressly Prohibited. No land shall be used,
and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved
in any zoning district, except in accordance with the provisions of this Code. Specific
uses of land, buildings, and structures listed as prohibited in any zoning district are
hereby declared to be detrimental to the public health, safety, and welfare. The
enumeration of prohibited uses shall not by implication enlarge the scope of permitted
uses; they are for purposes of clarity only. A proposed use within a zoning district must
expressly be listed as a permitted use per the applicable base or overlay district, or
determined to be such through the determination of the Director, in order to be
authorized under the Development Code.
B. Relation to Other Regulations.
1. Permit Streamlining Act. It is the intent of this Code to be consistent with the
requirements of Government Code Section 65920 et seq. (the Permit Streamlining Act)
and legislative judgments.
2. Relation to Prior Ordinance. The provisions of this Code supersede all prior Zoning
Ordinances and Development Codes codified in the Fresno Municipal Code and any
amendments. No provision of this Code shall validate any land use or structure
established, constructed, or maintained in violation of the prior Zoning Ordinance or
Zoning Map, unless such validation is specifically authorized by this Code and is in
conformance with all other applicable regulations.
3. Application During Local Emergency. During a disaster or emergency declared and
confirmed under Chapter 2, Article 5, Emergency Services Ordinance of the Fresno
Municipal Code, a deviation from the provisions of the Development Code may be
allowed. The City Council may also authorize a deviation from the Development Code
during a disaster or emergency by resolution.
4. Priority of Plans.
a. In the event of a conflict between this Code and the General Plan or any
applicable operative plan or Redevelopment Agency guidelines, this Code shall
control.

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 City of Fresno

b. In the event of a conflict between the General Plan and any applicable operative
plan, the General Plan shall control. However, for areas within the Downtown
Neighborhoods Community Plan (DNCP), the Fulton Corridor Specific Plan
(FCSP), or operative airport plan, the DNCP, FCSP, and airport plan shall
govern.
c. In the event of a conflict between a Specific Plan and a Concept Plan,
Community Plan, or Neighborhood Plan, the Specific Plan shall control.
d. In the event of a conflict between a Concept Plan and a Community Plan or
Neighborhood Plan, the Concept Plan shall control.
e. To maintain and improve the consistency between plans, the adoption or
amendment of a plan shall be accompanied by corresponding amendments to the
General Plan and other plans which affect the same geographic area.
C. Projects Approved Prior to the Adoption of this Code.
1. Any building or structure for which a Building Permit has been issued may be
completed and used in accordance with the plans, specifications, and permits on which
said Building Permit was granted, provided at least one inspection has been requested
and posted for the primary structure on the site where the permit is issued and provided
construction is diligently pursued and completed within six months of permit issuance.
No extensions of time except as provided for in the Building Code shall be granted for
commencement of construction, unless the applicant has secured an allowed permit
extension from the Development and Resource Management (DARM) Department.
2. Any previously approved permit, entitlement, or subdivision map shall be honored,
unless it expires.
D. Pending Projects. Planning permit applications that are subject to the Permit Streamlining
Act, that have been accepted by the City as complete within the meaning of the Permit
Streamlining Act prior to the effective date of the Development Code, and which do not require
a plan amendment, rezone, or other legislative decision, shall be subject to the Development
Code requirements in effect as of the date the application was deemed complete, unless the
applicant chooses to use the updated provisions of the Development Code in their entirety.
E. Special Period for Text Amendments. A member of the public, the administration, or a
Councilmember may return to Council within a special 180 day period with a text amendment
to address something that may have been missed or to address an unforeseen consequence of
adoption of this Code, without payment of fee. The 180-day period shall commence from the
effective date of 1-3-2016.
F. Designated Historic Properties. Any building or structure, including signs, that are identified
and designated as a Historic Resource pursuant to the Historic Preservation Ordinance, may, at
the discretion of the Review Authority and upon advice from the City Historic Preservation
Specialist, be exempted from any and all property development standards of this Code, with the
exception of those rules and regulations imposed in relation to an airport plan.

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 Part I: General Provisions

15-105 Severability

If any section, subsection, paragraph, sentence, clause, or phrase of this Code is for any reason held to be
later declared invalid or unconstitutional by the decision of any court of competent jurisdiction, such
decision shall not affect the validity of the remaining portions of this Code. The City Council hereby
declares that it would have passed this Code, and each article, section, subsection, sentence, clause, and
phrase thereof, regardless of the fact that any one or more sections, subsections, sentences, clauses, or
phrases be declared invalid or unconstitutional.

15-106 Fees

The Council shall establish by resolution, and may amend and revise from time to time, the schedule of
fees for processing the discretionary entitlement applications and other permits authorized or required
by this Development Code. All fees shall be paid at the time an application is filed, and no processing
shall commence until the fees are paid in full.

15-107 Districts Established

The city shall be classified into districts or zones, the designation and regulation of which are set forth
in this Code and as follows.

A. Base Districts. Base districts into which the city is divided are established as shown in Table
15-107-A, Base Districts.
TABLE 15-107-A: BASE DISTRICTS
Short Name/Map Symbol Full Name
Buffer (B) District
B Buffer

Residential Single-Family (RS) Districts

RE Residential Estate
RS-1 Residential Single-Family, Extremely Low Density
RS-2 Residential Single-Family, Very Low Density
RS-3 Residential Single-Family, Low Density
RS-4 Residential Single-Family, Medium Low Density
RS-5 Residential Single-Family, Medium Density

Residential Multi-Family (RM) Districts

RM-1 Residential Multi-Family, Medium High Density
RM-2 Residential Multi-Family, Urban Neighborhood
RM-3 Residential Multi-Family, High Density
RM-MH Mobile Home Park

Mixed-Use (MX) Districts

NMX Neighborhood Mixed-Use
CMX Corridor/Center Mixed-Use
RMX Regional Mixed-Use

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 City of Fresno

TABLE 15-107-A: BASE DISTRICTS

Short Name/Map Symbol Full Name
Commercial (C) Districts
CMS Commercial - Main Street
CC Commercial - Community
CR Commercial - Regional
CG Commercial - General
CH Commercial - Highway and Auto
CRC Commercial - Recreation

Employment (E) Districts

O Office
BP Business Park
RBP Regional Business Park
IL Industrial - Light
IH Industrial - Heavy

Public and Semi-Public (PSP) Districts

OS Open Space
PR Parks and Recreation
PI Public and Institutional

Downtown (DT) Districts

DTN Downtown - Neighborhood
DTG Downtown - General
DTC Downtown - Core

B. Overlay Districts. Overlay Districts, one or more of which may be combined with a Base
District, are established as shown in Table 15-107-B, Overlay Districts.
TABLE 15-107-B: OVERLAY DISTRICTS
Short Name/Map Symbol Full Name
PD Planned Development
AE Airport Environs
BP Bluff Protection
EA Expressway Area
RM Residential Modifying
ANX Annexed Rural Residential Transitional Overlay
EQ Equine
M Mining
AH Apartment House

C. References to Classes of Base Districts. Throughout this Code, the following references
apply:
1. “B District” or “Buffer District” means the following district: B.

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 Part I: General Provisions

2. “R District” or “Residential District” means one or more of the following districts: RE,
RS-1, RS-2, RS-3, RS-4, RS-5, RM-1, RM-2, RM-3, RM-MH.
3. “RE District” or “Residential Estate District” means the following district: RE.
4. “RS District” or “Residential Single-Family District” means one or more of the
following districts: RE, RS-1, RS-2, RS-3, RS-4, RS-5.
5. “RM District” or “Residential Multi-Family District” means one or more of the
following districts: RM-1, RM-2, RM-3.
6. “RM-MH District” or “Residential-Multi-Family District-Mobile Home Park” means
the following district: RM-MH.
7. “Non-Residential District” means any base zoning district except the RE, RS, RM, and
RM-MH districts.
8. “MX District” or “Mixed-Use District” means one or more of the following districts:
NMX, CMX, or RMX.
9. “C District” or “Commercial District” means one or more of the following districts:
CMS, CC, CR, CG, CH, CRC.
10. “E District” or “Employment District” means one or more of the following: O, BP, RBP,
IL, IH.
11. “Industrial District” means one or more of the following districts: IL, IH.
12. “PSP District” or “Public and Semi-Public District” means one or more of the following
districts: OS, PR, PI.
13. “Downtown District” or “DT District” means one or more of the following districts:
DTN, DTG, DTC.

15-108 Official Zoning Map and District Boundaries

The boundaries of the zoning districts established by this Code are not included in this Code, but are
shown on the Official Zoning Map. The Official Zoning Map, together with all legends, symbols,
notations, references, zoning district boundaries, map symbols, and other information on the maps,
adopted by the Council, are hereby incorporated into this Code by reference, together with any
amendments previously or hereafter adopted, as though they were fully included here.

A. Application of Pre-Annexation Zoning. The City may apply pre-annexation zoning to

unincorporated property located within the Sphere of Influence consistent with the Fresno
General Plan. The pre-annexation zoning process shall comply with the provisions of Article
61, Concept Plans, Pre-Zoning, and Annexations. The zoning provisions and requirements so
established shall become applicable at the same time that the annexation of such territory
becomes effective, subject to compliance with any conditions of pre-annexation zoning
requirements imposed by the City.
B. Uncertainty of Boundaries. If an uncertainty exists as to the boundaries of any district shown
on the Official Zoning Map, the following rules shall apply:

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 City of Fresno

1. Boundaries indicated as approximately following the centerlines of alleys, lanes, streets,

highways, streams, or railroads shall be construed to follow such centerlines.
2. Boundaries indicated as approximately following lot lines, City Limits, or
extraterritorial boundary lines shall be construed as following such lines, limits, or
boundaries.
3. In the case of un-subdivided property or where a district boundary divides a lot and no
dimensions are indicated, the following shall apply.
a. Lots Greater than One Acre. The location of such boundary shall be determined
by the use of the scale appearing on the Official Zoning Map.
b. Lots Less than One Acre. The lot shall be deemed to be included within the more
restrictive zone.
4. Where any public street or alley is officially vacated or abandoned, the regulations
applicable to each parcel of abutting property shall apply to that portion of such street
or alley added thereto by virtue of such vacation or abandonment.
5. Where any private right-of-way or easement of any railroad, railway, transportation, or
public utility company is vacated or abandoned and said property is unclassified on the
Official Zone Map it shall be automatically classified as being in the Public and
Institutional (PI) District.
6. In the case of any remaining uncertainty, the Director shall determine the location of
boundaries.

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 Part I: General Provisions

Article 2 Rules for Construction of Language

Sections:
15-201 Purpose
15-202 Rules for Construction of Language
15-203 Rules of Interpretation

15-201 Purpose

The purpose of this article is to provide precision in the interpretation of the Development Code. The
meaning and construction of words and phrases defined in this article apply throughout this
Development Code, except where the context indicates a different meaning.

15-202 Rules for Construction of Language

In interpreting the various provisions of this Development Code, the following rules of construction
shall apply:

A. The particular controls the general.

B. Unless the context clearly indicates the contrary, the following conjunctions shall be
interpreted as follows:
1. “And” indicates that all connected words or provisions shall apply.
2. “And/or” indicates that the connected words or provisions may apply singularly or in
any combination.
3. “Or” indicates that the connected words or provisions may apply singularly or in any
combination.
4. “Either . . . or” indicates that the connected words or provisions shall apply singularly,
but not in combination.
C. In case of conflict between the text and a diagram or graphic, the text controls.
D. All references to departments, committees, commissions, or boards are to those of the City of
Fresno, unless otherwise indicated.
E. All references to public officials are to those of the City of Fresno, and include designees of such
officials, unless otherwise indicated.
1. All references to the Director shall mean the Director of Development and Resource
Management, unless otherwise specified.
F. All references to days are to calendar days, unless otherwise indicated. If a deadline falls on a
weekend or holiday, or any other day on which the City offices are closed, it shall be extended to
the next working day. The end of a time period shall be the close of business on the last day of
the period.

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 City of Fresno

G. The words “shall,” “will,” “must,” and “is to" are always mandatory and not discretionary. The
words "should" or "may" are permissive.
H. The present tense includes the past and future tenses, and the future tense includes the past.
I. The singular number includes the plural, and the plural includes the singular.
J. Sections and section headings contained herein shall not be deemed to govern, limit, modify, or
in any manner affect the scope, meaning, or intent of any section.

15-203 Rules of Interpretation

In the absence of an ordinance or resolution approved by the City Council, the Director, upon
consultation with the City Attorney’s Office, shall make the interpretation for any definition not
expressly identified in, or provide clarification and interpretation of, this Development Code.

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 Part I: General Provisions

Article 3 Rules of Measurement

Sections:
15-301 Purpose
15-302 General Provisions
15-303 Fractions
15-304 Measuring Distances
15-305 Measuring Height
15-306 Measuring Lot Width and Depth
15-307 Determining Average Slope
15-308 Determining Floor Area
15-309 Determining Floor Area Ratio
15-310 Determining Residential Density
15-311 Determining Lot Coverage
15-312 Determining Lot Frontage
15-313 Determining Setbacks and Yards
15-314 Measuring Signs
15-315 Measuring Parking Lot Landscaping
15-316 Measuring Pedestrian Clearance
15-317 Determining Frontage Coverage

15-301 Purpose

The purpose of this article is to explain how various measurements referred to in this Code are to be
calculated.

15-302 General Provisions

For all calculations, the applicant shall be responsible for supplying drawings that illustrate the
measurements that apply to a project. These drawings shall be drawn to scale and of sufficient detail to
allow easy verification upon inspection by the Director.

15-303 Fractions

Whenever this Development Code requires consideration of distances, parking spaces, dwelling units or
other aspects of development or the physical environment expressed in numerical quantities, and the
result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

A. General Rounding. Fractions of one-half (0.5) or greater shall be rounded up to the nearest
whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest
whole number, except as otherwise provided.
B. Residential Rounding. The maximum number of residential units shall not exceed the
maximums per the base district unless excepted as described in Subsection C below.
C. Exception for State Affordable Housing Density Bonus. For projects eligible for bonus
density pursuant to Government Code Section 65915 or any successor statute, and Article 22,

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 City of Fresno

Affordable Housing Density Bonus, any fractional number of permitted bonus density units
shall be rounded up to the next whole number.

15-304 Measuring Distances

A. Measurements are Shortest Distance. When measuring a required distance, such as the
minimum distance between a structure and a lot line, the measurement is made at the closest or
shortest distance between the two objects.
B. Distances are Measured Horizontally. When determining distances for setbacks and
structure dimensions, all distances are measured along a horizontal plane from the appropriate
line, edge of building, structure, storage area, parking area, or other object. These distances are
not measured by following the topography or slope of the land.
C. Measurements Involving a Structure. Measurements involving a structure are made to the
closest support wall of the structure. Structures or portions of structures that are entirely
underground are not included in measuring required distances.
D. Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel
distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured
down the center of the vehicle travel area. For example, curving driveways and travel lanes are
measured along the center arc of the driveway or traffic lane.
E. Measuring Radius. When a specified land use is required to be located a minimum distance
from another land use, the minimum distance is measured in a straight line from all points along
the lot line of the subject project.

FIGURE 15-304: MEASURING DISTANCES

15-305 Measuring Height

A. Measuring Building Height. Building height is measured from the average level of the highest
and lowest points where the vertical plane of the exterior walls would touch the natural grade
level of the site to the highest point on the roof.

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 Part I: General Provisions

FIGURE 15-305-A: MEASURING BUILDING HEIGHT

B. Measuring Height of Other Structures. The height of other structures such as fences is the
vertical distance from the ground level immediately under the structure to the top of the
structure. Special measurement provisions are also provided below.
1. Measuring the Height of Fences on Retaining Walls. The height of a fence that is on
top of a retaining wall is measured from the ground level on the highest side of the fence
and wall.

FIGURE 15-305-B.1: MEASURING HEIGHT OF FENCES ON RETAINING WALLS

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 City of Fresno

2. Measuring the Height of Decks. Deck height is determined by measuring from the
natural grade of the ground to the top of the floor of the deck.

FIGURE 15-305-B.2: MEASURING HEIGHT OF DECKS

C. Measuring the Number of Stories in a Building. In measuring the height of a building in

stories, a balcony or mezzanine shall be counted as a full story if its floor area exceeds one-third
of the total area of the nearest full floor directly below it or if it is enclosed on more than three
sides, unless the Building Code provides for other balcony or mezzanine definitions based on
building construction type and other factors.

15-306 Measuring Lot Width and Depth

A. Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right
angles to the lot depth at a point midway between the front and rear lot lines.
B. Lot Depth. Lot depth is measured along an imaginary straight line drawn from the midpoint of
the front property line of the lot to the midpoint of the rear property line or to the most distant
point on any other lot line where there is no rear lot line. Should the property line encroach
into a street, the lot depth shall be measured from the front property line, after any dedications
and/or street easements.

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 Part I: General Provisions

FIGURE 15-306: MEASURING LOT WIDTH AND DEPTH

15-307 Determining Average Slope

The average slope of a parcel is calculated using the following formula: S = 100(I)(L)/A, where:

S = Average slope (in percent)

I = Contour interval (in feet)

L = Total length of all contour lines on the parcel (in feet)

A = Area of subject parcel (in square feet)

15-308 Determining Floor Area

The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other
enclosed structure.

A. Included in Floor Area. Floor area includes, but is not limited to, habitable (as defined in the
California Building Code) basements and cellars that are below the roof and within the outer
surface of the main walls of principal or accessory buildings or the centerlines of party walls
separating such buildings or portions thereof or within lines drawn parallel to and two feet
within the roof line of any building without walls. In the case of a multi-story building that has

DECEMBER 2015 I-15

 City of Fresno

covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features
shall be counted only once at the floor level of their greatest area of horizontal extent.
B. Excluded from Floor Area. Floor area does not include mechanical, electrical, and
communication equipment rooms that do not exceed two percent of the building's gross floor
area; bay windows or other architectural projections where the vertical distance between the
lowest surface of the projection and the finished floor is 30 inches or greater; areas that qualify
as usable open space; and areas used for off-street parking spaces or loading spaces, driveways,
ramps between floors of a multi-level parking garage, and maneuvering aisles that are located
below the finished grade of the property.
C. Non-Residential Uses. For non-residential uses, gross floor area includes pedestrian access
interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a
roof or skylight. Non-residential gross floor area does not include arcades, porticoes, and similar
open areas that are located at or near street level and are accessible to the general public but are
not designed or used as sales, display, storage, service, or production areas.

15-309 Determining Floor Area Ratio

Floor area ratio (FAR) is the measure of the intensity of non-residential development. It is the ratio of
the non-residential floor area, excluding the areas described below, of all principal and accessory
buildings on a site to the site area. To calculate FAR, non-residential floor area is divided by site area,
and typically expressed as a decimal. For example, if the non-residential floor area of all buildings on a
site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0.

gross non − residential floor area of all buildings on a site

= floor area ratio (FAR)
total site area

A. Excluded from Floor Area in Calculating FAR.

1. Basements. Usable basements and cellars below finished grade.
2. Parking. Surface parking lots, subterranean parking garages, tuck-under parking areas,
above ground parking garages, and other such facilities use for automobile parking.

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 Part I: General Provisions

FIGURE 15-309: DETERMINING FLOOR AREA RATIO

15-310 Determining Residential Density

Residential density measures the number of dwellings on a given unit of land. Residential density shall
be calculated as follows:

A. Residential Single-Family Districts. In Residential Single-Family districts, residential density

shall be measured in dwelling units per subdivided residential lot, regardless of lot size. Second
Dwelling Units, Backyard Cottages, and Accessory Living Quarters shall be excluded from this
calculation.
B. All Other Districts. In all other districts, residential density shall be measured in dwelling
units per acre of the project’s site area. For example, if a project proposes 15 dwellings on a
three-acre site, it has a residential density of five dwelling units per acre (or five du/ac). Major
utility easements (such as high-tension lines and trunk lines), trails, and natural features shall be
excluded from this calculation. For mixed-use projects, the acreage of the entire project site
shall be included in the calculation, including portions of the project site which feature only
non-residential uses.
C. Density Transfers. The number of units per acre prescribed in the applicable plans for an
existing or proposed zone district shall not be transferred to another existing or proposed zone
district, unless a transfer is approved through the processing of a Planned Development Permit
which includes all zone districts involved in the proposed transfer.

15-311 Determining Lot Coverage

Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically
expressed as a percentage. The footprints of all principal and accessory structures, including garages,
and carports shall be included in the lot coverage calculation, unless otherwise noted. The following
structures shall be excluded from the calculation:

DECEMBER 2015 I-17

 City of Fresno

A. Decks, patios, porches, landings, balconies, and unenclosed stairways;

B. Eaves and roof overhangs;
C. Trellises and similar structures;
D. Outdoor swimming pools and hot tubs; and
E. Up to one non-habitable accessory structure of less than 120 square feet in floor area and seven
feet in height. Should there be multiple structures that do not exceed 120 square feet in floor
area, only one such structure will be omitted for calculating the Lot Coverage.

Exclude up to one non-

habitable accessory
structure of less than 120
square feet in floor area.

FIGURE 15-311: DETERMINING LOT COVERAGE

15-312 Determining Lot Frontage

A. Corner Lot. The front of a lot is the narrowest dimension of the lot with street frontage.
B. Through Lot (Double Frontage Lot). The front yard borders the street primarily used as
frontage by neighboring lots.

15-313 Determining Setbacks and Yards

A setback line defining a required yard is parallel to and at the specified distance from the corresponding
front, side, or rear property line. For regulations pertaining to projections or encroachments into
required yards, refer to Section 15-2014.

A. Front Setbacks. Front setbacks shall be measured from the back of the sidewalk (including
instances where the back of the sidewalk lies within the project parcel) to the portion of the
structure that is closest to the front of the lot. In the absence of a sidewalk, the minimum front
setback shall be measured from the back of the curb. In the absence of a sidewalk and curb,
minimum front setbacks shall be measured from the front property line.

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 Part I: General Provisions

B. Garage Setbacks. In Residential Single-Family Districts setbacks for garages shall be

regulated and calculated separately from habitable space. However, the measurement to
determine the garage setback shall be made in the same manner as Subsection A above.
C. Side Setbacks. Side setbacks on interior lot lines shall be measured from the property line.
When the side of the lot abuts a street, the measurement to determine the setback shall be made
in the same manner as Subsection A above.
D. Yards on Alleys. The following special regulations for determining setbacks apply when a lot
abuts an alley.
1. If a side lot line abuts an alley, the yard shall be considered an interior side yard rather
than a corner side yard.
2. In computing the minimum yard for any lot where such yard abuts an alley, no part of
the width of the alley may be considered as part of the required yard.
E. Yards Abutting Official Plan Lines. If a property abuts an Official Plan Line, the required
setback shall be established from the Official Plan Line or the property line, whichever results in
a greater setback.

FIGURE 15-313: DETERMINING SETBACKS (YARDS)

15-314 Measuring Signs

The height of signs is measured in the same method as the height of other structures (See 15-305-B).
Calculation of sign area is described in Article 26, Signs.

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 City of Fresno

15-315 Measuring Parking Lot Landscaping

For the purpose of calculating required parking lot landscaping, parking lot areas are deemed to include
parking and loading spaces as well as aisles, vehicle entry and exit areas, and any adjacent paved areas.
The parking lot area does not include enclosed vehicle storage areas, carports, or parking structures.

15-316 Measuring Pedestrian Clearance

The minimum distance shall be measured from the edge of any table, chair, bench, planter, or other
appurtenance used as part of an outdoor dining area to any obstruction within and/or the edge of the
pedestrian area (e.g. sidewalks).

15-317 Determining Frontage Coverage

Frontage coverage is the portion of the primary enclosed ground floor linear building façade that is
located within the area between the minimum and maximum front setback. The following exceptions
shall apply:

A. Sites with frontage on multiple streets may not be required to meet the frontage coverage
requirement along the streets with the lowest functional classification or the least visual
prominence, at the discretion of the Review Authority.
B. Required side and rear setbacks and residential transition setbacks shall be excluded from this
calculation.

FIGURE 15-317: DETERMINING FRONTAGE COVERAGE

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 Part I: General Provisions

Article 4 Non-Conforming Uses, Structures, Site

Features, and Lots
Sections:

15-401 Purpose
15-402 Determination of Non-Conforming Status
15-403 Illegal Non-Conforming Uses, Structures, and Site Features
15-404 Legal Non-Conforming Uses
15-405 Legal Non-Conforming Structures and Site Features
15-406 Non-Conforming Lots

15-401 Purpose

The purpose of this article is to permit continued utility and economic viability of uses, structures, site
features, and lots that were created lawfully prior to the adoption of this Code, but do not conform to its
provisions, while preventing new non-conformities.

15-402 Determination of Non-Conforming Status

A use, structure, site feature, or lot shall be considered non-conforming if it was created prior to the
adoption of this Code, or any amendment thereto, and does not conform to its provisions. The Director
shall evaluate all available documentation to determine that non-conforming uses, structures, and site
features shall have Legal Non-Conforming status or Illegal Non-Conforming status as follows:

A. Legal Non-Conforming Status. A use, structure, or site feature shall be designated as having
Legal Non-Conforming status if it was lawfully established under the regulations of the
jurisdiction in which it was located at the time of its establishment and has continuously
remained in compliance with all terms and conditions imposed upon the use, structure, or site
feature upon its establishment or imposed upon it any time thereafter, based on evidence
provided by the property owner, tenant, or applicant. Legal Non-Conforming status shall also
be assigned if non-conformities were created by a public improvement, such as a street widening
project.
B. Illegal Non-Conforming Status. A use, structure, site feature, or lot shall be designated as
having Illegal Non-Conforming status if it was not lawfully established under the regulations of
the jurisdiction in which it was located at the time of its establishment or has not continuously
remained in compliance with all terms and conditions imposed upon the use, structure, or site
feature upon its establishment or imposed upon it any time thereafter.

15-403 Illegal Non-Conforming Uses, Structures, and Site Features

Nothing in this article shall be deemed to allow the use, change in use, repair, alteration, expansion,
enlargement, or reconstruction of an Illegal Non-Conforming use, structure, or site feature. Any such

DECEMBER 2015 I-21

 City of Fresno

Illegal Non-Conforming use shall be discontinued and any such Illegal Non-Conforming structure or
site feature shall be removed.

15-404 Legal Non-Conforming Uses

A. Continuation of Legal Non-Conforming Uses. Except as otherwise provided in this article,

any Legal Non-Conforming use may be continued indefinitely. No Illegal Non-Conforming use
shall be continued unless such use subsequently comes into conformity with the applicable
provisions of this Code.
B. Expansion of Legal Non-Conforming Uses. A Legal Non-Conforming use shall not be
expanded unless a Conditional Use Permit is granted for such expansion. Prior to issuance of a
Conditional Use Permit, it must be determined that at least one of the following three
circumstances exists:
1. The resultant use and/or project design will reduce current adverse impacts on adjacent
properties and/or on the general public;
2. The resultant use and/or project design will aid in the preservation of a historic
resource; or
3. The expansion of the use or the enlargement of a structure housing a non-conforming
use is necessary to comply with a requirement imposed by law for the operation of the
particular use, including, but not limited to, regulations for disabled access or seismic
retrofit.
C. Change of Legal Non-Conforming Use. A Legal Non-Conforming use shall not be changed
to, or substituted for, another non-conforming use unless a Conditional Use Permit is granted
for such change or substitution. To grant such a Conditional Use Permit the Director must first
find that, in addition to the findings required by Section 15-404-B, the resultant use will be
more consistent with the uses permitted in the district than the former use.
D. Change of a Legal Non-Conforming Industrial Use. A Legal Non-Conforming Industrial
Use shall not be changed to, or substituted for, another use other than to come into compliance
with this Code.
E. Change to a Conforming Use. When a Legal Non-Conforming use has been changed to a
conforming use, the non-conforming use shall not be re-established thereafter, with the
following exception: Within Residential Multi-Family, Mixed-Use, or Commercial districts,
structures which are determined by the Director to have been lawfully constructed as single-
family dwellings may be returned to single-family use at any time. The Director shall base such
a determination on evidence including building permits, County Assessor’s data, building design
and appearance, or other records which document that the building was originally constructed
as a single-family home.
F. Abandonment of Legal Non-Conforming Uses.
1. Residential Districts. A Legal Non-Conforming use shall not be re-established in any
structure in a Residential District if such Legal Non-Conforming use has ceased for a
consecutive six-month period.

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 Part I: General Provisions

2. Non-Residential Districts. A Legal Non-Conforming use shall not be re-established in

any structure in a Non-Residential District if such Legal Non-Conforming use has
ceased for a consecutive 12-month period within five years of the effective date of this
Code. Once the five year period from the effective date of this Code has passed, a Legal
Non-Conforming Use shall not be re-established in any structure in a Non-Residential
District if such Legal Non-Conforming Use has ceased for a consecutive period of 90
days or more.

15-405 Legal Non-Conforming Structures and Site Features

A. Applicability. This section shall apply to all Legal Non-Conforming buildings, fences, parking,
landscaping, and other such physical improvements to a lot, with the exception of non-
conforming signs, which are regulated by Article 26.

B. Continuation of Existing Structures and Site Features. Except as otherwise stated in this
article, any Legal Non-Conforming structure or site feature may be continued indefinitely. Any
Illegal Non-Conforming structure or site feature shall be removed or modified to conform to the
provisions of this Code.

C. Completion of Structures or Site Features. The provisions of this article shall not be
construed to preclude the completion of any structure or site feature upon which lawful
construction has begun prior to the time of enactment of this Code or any amendment thereto,
or prior to the time of inclusion in the city.

D. Repair and Maintenance of Non-Conforming Structures or Site Features.

1. Maintenance. A Legal Non-Conforming structure or site feature may be maintained as

necessary to keep it in good working order.

2. Repairs and Alterations. Notwithstanding the provisions of Section 15-404-B, any

Legal Non-Conforming structure or site feature may be repaired and/or altered,
provided that such repairs and alterations do not increase any non-conformity.

3. Repair of Unsafe Structures or Site Feature. The provisions of this article shall not
be construed to preclude the repair or alteration of any part of any structure or site
feature declared to be unsafe by the Building Official when such repairs or alterations
are for the purpose of restoring the structure or site feature to a safe condition.

E. Enlargement of Non-Conforming Structures.

1. Enlargement of Single-Family Residential Structures. A legal non-conforming

single-family use or structure in a Non-Residential District may be enlarged, provided
the addition does not reduce the number of parking spaces, alter the size of parking
spaces, or the location and size of driveways; and the addition does not change the
structure from single-family use to multi-family use.

2. Enlargement of Other Legal Non-Conforming Structures. A legal non-conforming

structure being used for a conforming use may be enlarged or structurally altered if the

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 City of Fresno

new portion of the structure conforms to the regulations of the district in which it is
located. If strict conformance with current setback requirements would cause unsightly
or impractical site layouts, and a deviation from such requirements shall not cause
impacts on neighboring uses, the Review Authority may exempt the enlargement of a
legal non-conforming structure from setback requirements at their discretion.
Unaltered portions of such structures will be allowed to remain non-conforming. A
Legal Non-Conforming structure housing a non-conforming use shall not be enlarged
or altered except as put forth in Section 15-404-B.

F. Replacement of Involuntarily Destroyed or Damaged Non-Conforming Structures or Site

Features. Any Legal Non-Conforming structure or site feature that is destroyed or damaged by
fire, flood, explosion, wind, earthquake, war, riot, or other public calamity or act of nature, may
be replaced or reconstructed to the same size and extent as before the damage occurred,
provided that rebuilding commences not later than one year after destruction, and so long
thereafter as the Building Permit remains valid.

G. Replacement of Voluntarily Demolished, Destroyed, or Damaged Non-Conforming

Structures or Site Features. Any non-conforming structure or site feature which is demolished,
destroyed, or damaged by means other than those listed in the Section 15-405-F shall not be
reconstructed unless it complies with all provisions of the district in which the structure is
located. Exceptions may be given where all of the following circumstances exist:

1. The structure houses a conforming use;

2. The structure or site feature is replaced or reconstructed to the same or a lesser size and
extent as the original structure or site feature; and

3. A Conditional Use Permit is granted, and the Director finds, in addition to the findings
required by Section 15-404-B, that compliance with current standards is impractical and
that the proposed reconstruction will conform to current standards to the greatest
extent practical.

15-406 Non-Conforming Lots

A Non-Conforming lot or parcel may be used for development subject to compliance with all other
provisions of this article and other applicable codes. A Non-Conforming lot may not be further reduced
in area or dimension, except under the application of eminent domain.

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 Part I: General Provisions

Article 5 (Reserved)

DECEMBER 2015 I-25

 City of Fresno

Article 6 (Reserved)

I-26 CITYWIDE DEVELOPMENT CODE

 Part I: General Provisions

Article 7 (Reserved)

DECEMBER 2015 I-27

This page intentionally left blank.
 Part II: Base and Overlay Districts
Article 8 Buffer District (B)
Sections:
15-801 Purpose
15-802 Use Regulations
15-803 Density and Massing Development Standards
15-804 Additional Development Standards

15-801 Purpose

The Buffer (B) District is intended to separate urban uses from commercial agricultural uses to preserve
long-term viable agricultural areas and intensive farming operations in adjacent areas. The Buffer
District serves to prevent urban residential and related uses from developing near agricultural
operations, and thereby infringing on full operation of farmland of importance. Allowable uses include
environmental habitat; water conveyance, retention, and recharge; preservation and preparation of
gravel resources; beneficial uses related to permanent water resource facilities; limited agriculture and
necessary supportive uses, such as agricultural processing (not including animal processing or rendering,
nor uses that have the potential to create obnoxious noise, odor, etc.); and residential uses with 20 acres
of land required per residence.

15-802 Use Regulations

A. Table 15-802 prescribes the land use regulations for the Buffer District. The regulations for the
district are established by letter designations listed below. These designations apply strictly to
the permissibility of land uses; applications for buildings or structures may require discretionary
review.
“P” designates permitted uses.

“C” designates uses that are permitted after review and approval of a Conditional Use
Permit.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“‒” designates uses that are not permitted.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director shall assign the land use
or activity to a classification that is substantially similar in character per Section 15-5020,
Director’s Determination.
 City of Fresno

D. All permitted uses are allowed either alone or in combination with other permitted uses unless
otherwise stated in this Code.
E. Use classifications and subclassifications not listed in the table or not found to be substantially
similar to the uses below are not permitted.
F. The table also notes additional regulations that apply to various uses. Section numbers in the
right hand column refer to other sections of this Code.
TABLE 15-802: USE REGULATIONS—BUFFER DISTRICT
Use Classification B Additional Regulations
Residential Use Classifications
Residential Housing Types
Single-Unit Dwelling, Detached P §15-2738, Manufactured Homes
§15-2754, Second Dwelling Units, Backyard Cottages, and Accessory
Second Dwelling Unit P Living Quarters
Adult Family Day Care
Small (6 clients or less) P
Family Day Care
Small (8 children or less) P §15-2725, Day Care Centers and Family Child Care Homes
Group Residential
Small (6 persons or less) P
Residential Care Facilities
Residential Care, Limited P

Public and Semi-Public Use Classifications

Community Garden P §15-2720, Community Gardens / Urban Farms
Park and Recreation Facilities, Public P
Public Safety Facilities C

Commercial Use Classifications

Animal Care, Sales and Services
Kennels C
Veterinary Services C
Lodging
Bed and Breakfast P §15-2713, Bed and Breakfast Lodging

Transportation, Communication, and Utilities Use Classifications

Communication Facilities
Antenna and Transmission Towers See Section 15-2759, Telecommunications and Wireless Facilities
Utilities, Major C
Utilities, Minor P

Agricultural and Extractive Use Classifications

Agricultural Labor Housing P
Agricultural Processing C(1)
Agricultural Support Services P
Animal Raising C

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 Part II: Base and Overlay Districts

TABLE 15-802: USE REGULATIONS—BUFFER DISTRICT

Use Classification B Additional Regulations
Crop Cultivation P §15-2716, Crop Cultivation
Dairy P(1)
Mining and Quarrying C
Produce Stand P §15-2752, Roadside Fruit Stands / Grower Stands
Sales Lot, Feed Lot, Stockyard C
Tasting Room C
Urban Farm P §15-2720, Community Gardens / Urban Farms

Other Applicable Types

Accessory Uses and Structures §15-2703, Accessory Uses
§15-2754, Second Dwelling Units, Backyard Cottages, and Accessory Living
Accessory Living Quarters Quarters
Home Gardens §15-2734, Home Gardens and Edible Landscaping
Home Occupations §15-2735, Home Occupations
Animal Keeping §15-2707, Animal Keeping
Non-Conforming Use Article 4, Non-Conforming Uses, Structures, Site Features, and Lots
Temporary Use §15-2760, Temporary Uses
Transitional and Supportive Housing §15-2762, Transitional and Supportive Housing

Specific Limitations:
1. Only on lots 40 acres or more in size.

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 City of Fresno

15-803 Density and Massing Development Standards

Tables 15-803-1 and 15-803-2 prescribe the density and massing development standards for the Buffer
District. Additional regulations are denoted in a right hand column. Section numbers in this column
refer to other sections of the Code, while individual letters refer to subsections that directly follow the
table. The numbers in each illustration below correspond to the “#” column in the associated table.
Drawings are for illustrative purposes and are not drawn to scale.

TABLE 15-803-1: LOT AND DENSITY STANDARDS—BUFFER DISTRICT

District B Additional Regulations #

Maximum Density (du/lot) 1

Minimum Lot Size (acres) 20

Minimum Lot Width (ft.) 130 

Minimum Lot Depth (ft.) 200 

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 Part II: Base and Overlay Districts

TABLE 15-803-2: BUILDING FORM AND LOCATION STANDARDS—BUFFER DISTRICT

District B Additional Regulations #

§15-804-A, Additional Height for Agricultural-
Maximum Height (ft.) 35 Related Structures

§15-2012, Heights and Height Exceptions

Minimum Setbacks (ft.)

Front 35 
Interior Side 20 §15-313, Determining Setbacks and Yards, and 
Street Side 35 §15-2014, Projections/Encroachments into Yards 
Rear 20 
Maximum Lot Coverage (% of Lot) 5 §15-311, Determining Lot Coverage

15-804 Additional Development Standards

A. Additional Height for Agricultural-Related Structures. The Director may approve

Accessory Structures, up to a height of 75 feet, for agricultural-related structures, per the
following standards:
1. The Accessory Structure shall be used only for agricultural products.
2. Any request to exceed the 35 foot maximum shall be subject to a flag test to be
performed by the applicant, with a member of City staff in attendance.
3. There shall be no advertising on the structure.
4. Sight lines, shadows, and overall aesthetics shall be considered by the Director when
over-height structures are proposed.

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 City of Fresno

Article 9 Residential Single-Family Districts (RS)

Sections:

15-901 Purpose
15-902 Use Regulations
15-903 Density and Massing Development Standards
15-904 Site Design Development Standards
15-905 Façade Design Development Standards
15-906 Duplex and Multi-Unit Residential Standards

15-901 Purpose

The purposes of the Residential Single-Family (RS) Districts are to:

A. Provide for a variety of single-family residences built to urban or suburban standards to suit a
spectrum of individual lifestyles and needs, and to ensure availability throughout the city of the
range of housing types necessary for all segments of the community, consistent with the
General Plan.
B. Enhance the character of the city’s residential neighborhoods, while providing new
opportunities for the development of a range of housing types throughout the city.
C. Ensure that the scale and design of new development and alterations and additions to existing
residences are compatible with the scale, mass, and character of their neighborhoods.
D. Provide for appropriate densities within the ranges established in the General Plan.
E. Protect the quality of the residential environment and secure the health, safety, and general
welfare of the residents.
F. Provide sites for neighborhood-serving uses such as parks, family day cares, libraries, and
community facilities.
G. Implement and provide appropriate regulations for General Plan classifications of “Low Density
Residential,” “Medium Low Density Residential,” and “Medium Density Residential.”

15-902 Use Regulations

A. Table 15-902 prescribes the proposed land use regulations for Residential Single-Family
Districts. The regulations for the districts are established by letter designations listed below.
These designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.

“C” designates uses that are permitted after review and approval of a Conditional Use
Permit.

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 Part II: Base and Overlay Districts

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“‒” designates uses that are not permitted.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director may assign the land use
or activity to a classification, should a use be substantially similar in character per Section 15-
5020, Director’s Determination.
D. All permitted uses are allowed either alone or in combination with other permitted uses unless
otherwise stated in this Code.
E. Use classifications and subclassifications not listed in the table or not found to be substantially
similar to the uses below are not permitted.
F. The table also notes additional regulations that apply to various uses. Section numbers in the
right hand column refer to other sections of this Code.
TABLE 15-902: USE REGULATIONS—RESIDENTIAL SINGLE-FAMILY DISTRICTS
District RE RS-1 RS-2 RS-3 RS-4 RS-5 Additional Regulations
Residential Use Classifications
Residential Housing Type
Single-Unit Dwelling,
Detached P P P P P P §15-2738, Manufactured Homes
Single-Unit Dwelling,
Attached ̶ ̶ ‒ ‒ C P
§15-2754, Second Dwelling Units,
Backyard Cottages, and Accessory Living
Second Dwelling Unit P P P P P P Quarters
Cottage Housing §15-2723, Cottage Housing
Development ̶ ̶ ‒ ‒ ‒ P Developments (Pocket Neighborhoods)
§15-906, Duplex and Multi-Unit
Duplex ̶ ̶ ‒ ‒ ‒ C Residential Standards
§15-906, Duplex and Multi-Unit
Multi-Unit Residential ̶ ̶ ‒ ‒ ‒ C Residential Standards
Adult Family Day Care
Small (6 clients or less) P P P P P P
Large (7 to 12 clients) ‒ C C C C C
Domestic Violence Shelter
Small (6 persons or less) P P P P P P
Family Day Care
Small (8 children or less) P P P P P P §15-2725, Day Care Centers and Family
Large (9 to 14 children) ‒ C C C C C Child Care Homes

Group Residential
Small (6 persons or less) P P P P P P
Residential Care Facilities

Residential Care, General ‒ C C C C C

Residential Care, Limited P P P P P P

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 City of Fresno

TABLE 15-902: USE REGULATIONS—RESIDENTIAL SINGLE-FAMILY DISTRICTS

District RE RS-1 RS-2 RS-3 RS-4 RS-5 Additional Regulations
Public and Semi-Public Use Classifications
Community and Religious
Assembly (less than 2,000
square feet) ‒ ‒ P P P P §15-2719, Community and Religious
Community and Religious Assembly Facilities
Assembly (2,000 square feet
or more) ‒ ‒ C C C C
§15-2720, Community Gardens / Urban
Community Garden P P P P P P Farms
Cultural Institutions ‒ ‒ ‒ C C C
§15-2725, Day Care Centers and Family
Day Care Centers ‒ ‒ ‒ ‒ ‒ C Child Care Homes
Park and Recreation
Facilities, Public C C C C(1) C(1) C(1)
Public Safety Facilities C C C C C C
Schools, Public or Private ‒ P P P P P

Commercial Use Classifications

Corner Commercial ‒ ‒ ‒ ‒ P P §15-2722, Corner Commercial
Food and Beverage Sales
Farmer’s Markets ‒ ‒ ‒ ‒ P(2) P(2) §15-2730, Farmer’s Markets
Lodging
Bed and Breakfast P P P P P P §15-2713, Bed and Breakfast Lodging

Industrial Use Classifications

Warehousing, Storage, and
Distribution
Personal Storage ‒ ‒ ‒ C C C §2747, Personal (Mini) Storage

Transportation, Communication, and Utilities Use Classifications

Communication Facilities
Antenna and
Transmission Towers See Section 15-2759, Telecommunications and Wireless Facilities
Utilities, Minor P P P P P P

Agricultural and Extractive Use Classifications

Crop Cultivation P P P P P P §15-2716, Crop Cultivation
§15-2720, Community Gardens / Urban
Urban Farm ‒ P P P ‒ ‒ Farms

Other Applicable Types

Accessory Uses and
Structures §15-2703, Accessory Uses
§15-2754, Second Dwelling Units,
Accessory Living Backyard Cottages, and Accessory Living
Quarters P P P P P P Quarters
Home Gardens §15-2734, Home Gardens and Edible Landscaping
Home Occupations §15-2735, Home Occupations
Animal Keeping §15-2708, Animal Keeping
Non-Conforming Use Article 4, Non-Conforming Uses, Structures, Site Features, and Lots

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 Part II: Base and Overlay Districts

TABLE 15-902: USE REGULATIONS—RESIDENTIAL SINGLE-FAMILY DISTRICTS

District RE RS-1 RS-2 RS-3 RS-4 RS-5 Additional Regulations
Temporary Use §15-2760, Temporary Uses
Transitional and Supportive
Housing §15-2762, Transitional and Supportive Housing

Specific Limitations:
1. Permitted without a Conditional Use Permit if less than 12,000 square feet in active use area and less than 500 square feet
total floor area of all enclosed structures (i.e. bathrooms, community rooms, clubhouses, etc.).
2. Off-street Farmer’s Markets are permitted only on non-residential sites, such as schools and religious institutions.

15-903 Density and Massing Development Standards

Tables 15-903-1 through 15-903-2 prescribe the development standards for the Residential Single-
Family Districts. Additional regulations are denoted in a right hand column. Section numbers in this
column refer to other sections of the Code, while individual letters refer to subsections that directly
follow the table. The numbers in each illustration below correspond to the “#” column in the associated
table. Drawings are for illustrative purposes and are not drawn to scale.

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 City of Fresno

TABLE 15-903-1: LOT AND DENSITY STANDARDS—RESIDENTIAL SINGLE-FAMILY DISTRICTS

Additional
District RE RS-1 RS-2 RS-3 RS-4 RS-5 Regulations #
Minimum Lot Size (sq. ft.) 5 acres 36,000 20,000 9,000 5,000 4,000
Minimum Lot Size, with §15-904-B, Enhanced
- - - - - 2,5001
Enhanced Streetscape (sq. ft.) Streetscape
Maximum Lot Size2 - - - 32,000 9,000 6,500
Residential Density (dwelling §15-310, Determining
1 1 1 1 1 1
units per lot) Residential Density
Minimum Lot Width (ft.)

General Standard 110 110 110 70 50 35 

Corner 110 110 110 80 55 40 
Reversed Corner 110 110 110 90 60 50
Where Side Property Line Abuts
a Major Street, Freeway or 160 160 130 90 70 60
Railroad
Curved/Cul-de-Sac 80 80 80 60 40 30 
Minimum Lot Depth (ft.)

General Standard 130 130 130 100 85 70 

Where Front or Rear Property
Line Abuts a Major Street
200 200 130 110 100 90 
Where a Front or Rear
Property Line Abuts a Freeway
or Railroad
200 200 150 150 120 120 
1. Provided that the overall density of the development does not exceed the approved General Plan densities.
2. Maximum lot sizes may be exceeded in developments whose overall density does not fall below the approved General Plan density.

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TABLE 15-903-2: BUILDING FORM AND LOCATION STANDARDS—RESIDENTIAL SINGLE-FAMILY

DISTRICTS

District RE RS-1 RS-2 RS-3 RS-4 RS-5 Additional Regulations #

§15-2012, Heights and Height
Maximum Height (ft.) 35 35 35 35 35 35
Exceptions 
Minimum Setbacks (ft.)

Front 35 35 30 25 13 13 
Front, with Enhanced
- - - - 8 5
Streetscape §15-313, Determining Setbacks
10 total, 8 total, and Yards
Interior Side 10 10 10 5 min. min. §15-904-A, Additional Setback 
4/side 3/side
Regulations
Street Side 35 25 25 20 10 10
§15-904-B, Enhanced Streetscape 
Rear 20 20 20 20 10 10 §15-2004, Accessory Buildings 
and Structures
Alley 20 20 20 5 5 - 
§15-2014,
Freeway/Railroad 50 50 50 50 50 50
Projections/Encroachments into
Garage, from back of Yards
sidewalk or curb
- - 35 30 18 18 
Garage, from primary
façade
- - 4 4 4 4 
Maximum Lot Coverage §15-311, Determining Lot
30 30 30 35 50 60
(% of Lot) Coverage

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 City of Fresno

15-904 Site Design Development Standards

A. Additional Setback Regulations.

1. Setbacks for Developed Blocks.
a. Front Yards. Where 50 percent or more of the lots on the same blockface have been
improved with buildings, the front setback for new structures shall not be greater
than 110 percent of the average of the actual front setbacks of all improved lots on
such blockface, nor shall it be less than 90 percent of the average of the actual front
setbacks of all improved lots on such blockface.
b. Garage Encroachments into Rear and Side Setbacks. Where 50 percent of the
residential properties on a block have detached garages which encroach into the
minimum side and/or rear setbacks, new detached garages shall be permitted to
encroach into the minimum side and/or rear setback in a similar manner. In such
instances the minimum side and rear setback for a detached garage shall each be
equal to the average of the equivalent setbacks of the detached garages on the
block, unless the average is less than two feet in which case the setback shall be
zero feet.
c. Garage Setbacks for Developed Blocks. Where 50 percent or more of the lots on the
same blockface feature detached garages, new garages shall be set back no less than
10 feet behind the primary façade.
2. Side Setbacks for Attached Dwellings. Required side setbacks shall apply only to the
ends of rows of attached dwellings, and shall not be required between attached
dwellings.
3. Interior Side Yards Adjacent to Garages. If side setbacks are not of an equal width,
then the larger side setback shall be adjacent to the garage.
4. Water-Efficient Landscaping Incentive. The minimum front setback may be reduced
by up to three feet if the front yard complies with the following:
a. The installed landscaping complies with the State Model Water Efficient
Landscape Ordinance (MWELO) regardless of whether the new landscape project
meets or does not meet the Applicability criteria in MWELO; and
b. The Maximum Applied Water Allowance is reduced by 10 percent; and
c. The setback reduction shall not result in a front setback of less than three feet.
5. Park Strip Incentive. When a park strip is provided between the curb and sidewalk in
a new subdivision, the minimum front setback for adjacent parcels shall be reduced by
the width of the park strip. However, the reduction shall not result in a front setback of
less than three feet.
6. Swing Garages. A garage with an entrance that is perpendicular to the adjacent street
is known as a swing garage. If the wall of a swing garage which faces the street has
windows and other architectural treatments which are comparable to that of the

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primary façade of the living area, then swing garages shall be subject to the minimum
front setback and shall not be subject to garage setbacks.
B. Enhanced Streetscape. When an Enhanced Streetscape is provided, the minimum lot size and
minimum front setback shall be reduced as shown on Tables 15-903-1 and 15-903-2. Enhanced
Streetscape shall mean that no fewer than five of the following qualities are present on the site
or the adjacent public street:
1. A landscaped parkway strip of no less than four feet in width; or
2. An elevated first floor which is at no less than three feet above the grade of the adjacent
sidewalk or curb; or
3. A front porch with a depth of no less than five feet and a width equal to no less than 20
percent of the building frontage; or
4. A street-facing balcony with a depth of no less than five feet and a width equal to no less
than 30 percent of the building frontage; or
5. A bay window with a depth of no less than two feet; or
6. An alley-loaded garage; or
7. A front-loaded garage door, the width of which occupies less than 50 percent of the area
of the front façade; or
8. A design in which no exterior front street-facing wall has a continuous plane of more
than eight feet without an opening such as a window or door or a projection, offset, or
recess at least one foot in depth; or
9. Stone or brick cladding accounts for no less than 25 percent of the cladding of ground
floor front street-facing facades, excluding windows, doors, and garages; or
10. A two-story front elevation; or
11. Shutters, lintels, sills, awnings, decorative trim or similar architectural treatments on
front street-facing windows and doors; or
12. Ornamental architectural elements such as medallions, keystones, or quatrefoils, and
decorative vent covers; or
13. Decorative eave treatments such as cornice moldings, modillions, corbels, and
outlookers; or
14. 8-foot tall front door; or
15. Juliet balcony.
C. Pedestrian Access. Where 50 percent or more of the single-family homes on the same
blockface have a direct path from the main pedestrian entrance to the public sidewalk, new
homes shall also provide such a path. In such circumstances the driveway shall not satisfy this
requirement.
D. Driveway Design. Where 50 percent or more of the lots on the same blockface have a driveway
design with a landscaped strip in the center (commonly known as ribbon drives or Hollywood
drives), new driveways shall also include a central landscape strip.

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 City of Fresno

15-905 Façade Design Development Standards

A. Façade Alignment.
1. Vertical Alignment. With the exception of mansard roofs, cornices, and other such
features, façades shall be oriented vertically and shall have no slope.
2. Horizontal Alignment. With the exception of bay windows and similar features,
facades that are located within 50 feet of a public street shall run parallel or
perpendicular to said street.
B. Façade Compatibility for Developed Blocks. Where 50 percent or more of the lots on the
same blockface have been improved with buildings, the following standards shall apply.
Compliance shall be determined at the discretion of the Review Authority.
1. Building Materials and Finishes. Cladding and trim materials and finishes shall be
similar to adjacent homes.
2. Windows. The size, location, and proportions of windows shall be similar to adjacent
homes.

15-906 Duplex and Multi-Unit Residential Standards

When Duplex and Multi-Unit Residential uses are identified in Table 15-902 as permitted with a
Conditional Use Permit, the following standards shall apply:

A. Neighborhood Meeting. Prior to submittal of the project application, the applicant shall
conduct a Neighborhood Meeting as put forth in Section 15-5006.
B. Review Authority. The Planning Commission shall approve, conditionally approve, or deny
applications for Conditional Use Permits following a public hearing.
C. Public Notice. Prior to consideration of the Conditional Use Permit, Public Notice shall be
provided per Section 15-5007.
D. Property Development Standards. The standards of the RM-1 District shall apply, except as
follows:
1. Density. Residential density shall be measured as put forth in Section 15-310-B.
a. Minimum. Five units per acre.
b. Maximum. Twelve units per acre.
2. Front Setback. Where adjacent sites have been improved with buildings, the front
setback for new structures shall match the front setbacks of those buildings as
determined by the Review Authority.
3. Façade Compatibility.
a. Building Materials and Finishes. Cladding and trim materials and finishes shall be
similar to adjacent single-family homes.
b. Windows. The size, location, and proportions of windows shall be similar to
adjacent single-family homes.

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4. Other Standards. When the Review Authority determines that a development standard
of the RS-5 District would provide for better compatibility with adjacent single-family
homes than the corresponding RM-1 standard, the RS-5 standard shall apply.

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 City of Fresno

Article 10 Residential Multi-Family Districts (RM)

Sections:

15-1001 Purpose
15-1002 Use Regulations
15-1003 Density and Massing Development Standards
15-1004 Site Design Development Standards

15-1001 Purpose

The purposes of the Residential Multi-Family (RM) Districts are to:

A. Provide for a variety of multi-family housing types for individual lifestyles and space needs, and
to ensure continued availability of a full range of affordable housing opportunities necessary to
sustain a diverse labor force, consistent with the City’s economic development and housing
objectives of the General Plan.
B. Provide opportunities for the development of higher-density and affordable housing in
neighborhoods throughout the city.
C. Preserve, protect, and enhance the character of the city’s medium and high-density
neighborhoods.
D. Promote development of walkable, transit-supported neighborhoods.
E. Ensure that the scale and design of new development and alterations to existing structures are
compatible with the scale, mass, and character of their neighborhoods.
F. Ensure adequate light, air, privacy, and outdoor living area for each dwelling.
G. Ensure the provision of services and facilities needed to accommodate planned population
densities and to achieve complete neighborhoods in the city’s existing and future residential
areas in accordance with the General Plan.
H. Provide for appropriate densities within the ranges established in the General Plan.
I. Protect the quality of the residential environment and secure the health, safety, and general
welfare of the residents.
J. Implement and provide appropriate regulations for General Plan classifications of “Medium
High Density Residential,” “Urban Neighborhood Density Residential,” and “High Density
Residential.”

15-1002 Use Regulations

A. Table 15-1002 prescribes the proposed land use regulations for Residential Multi-Family
Districts. The regulations for the districts are established by letter designations listed below.
These designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.

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 Part II: Base and Overlay Districts

“P” designates permitted uses.

“C” designates uses that are permitted after review and approval of a Conditional Use
Permit.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“‒” designates uses that are not permitted.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director shall assign the land use
or activity to a classification that is substantially similar in character per Section 15-5020,
Director’s Determination.
D. All permitted uses are allowed either alone or in combination with other permitted uses unless
otherwise stated in this Code.
E. Use classifications and subclassifications not listed in the table or not found to be substantially
similar to the uses below are not permitted.
F. The table also notes additional regulations that apply to various uses. Section numbers in the
right hand column refer to other sections of this Code.
TABLE 15-1002: USE REGULATIONS—RESIDENTIAL MULTI-FAMILY DISTRICTS
District RM-1 RM-2 RM-3 RM-MH Additional Regulations
Residential Use Classifications
Residential Housing Types
Single-Unit Dwelling, Detached P ‒ ‒ ‒ §15-2738, Manufactured Homes
Single-Unit Dwelling, Attached P P ‒ ‒
§15-2754, Second Dwelling Units,
Backyard Cottages, and Accessory
Second Dwelling Unit P P ‒ ‒ Living Quarters
Duplex P P P ‒
Multi-Unit Residential P P P ‒
§15-2723, Cottage Housing
Developments (Pocket
Cottage Housing Development P ‒ ‒ ‒ Neighborhoods)
Adult Family Day Care
Small (6 clients or less) P P P P
Large (7 to 12 clients) C C C ‒
Caretaker Residence ‒ ‒ ‒ P
Domestic Violence Shelter
Small (6 persons or less) P P P ‒
Large (7 persons or more) P P P ‒
Elderly and Long-Term Care C C C ‒
Family Day Care
Small (8 children or less) P P P P
§15-2725, Day Care Centers and
Large (9 to 14 children) C C C C Family Child Care Homes

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 City of Fresno

TABLE 15-1002: USE REGULATIONS—RESIDENTIAL MULTI-FAMILY DISTRICTS

District RM-1 RM-2 RM-3 RM-MH Additional Regulations
Group Residential
Small (6 persons or less) P P P ‒
Large (7 persons or more) C C C ‒
Mobile Home Parks ‒ ‒ ‒ P §15-2738, Manufactured Homes
Re-Entry Facility C C C ‒
Residential Care Facilities
Residential Care, General C P P ‒
Residential Care, Limited P P P ‒
Residential Care, Senior C P P ‒
§15-2757, Single Room Occupancy
Single Room Occupancy ‒ C C ‒ Hotels and Boarding Homes
Public and Semi-Public Use Classifications
Colleges and Trade Schools, Public or Private C(1) C(1) C(1) ‒
Community and Religious Assembly (less
than 2,000 square feet) P P P P §15-2719, Community and
Community and Religious Assembly (2,000 Religious Assembly Facilities
square feet or more) C(1) C(1) C(1) ‒
§15-2720, Community Gardens /
Community Garden P P P P Urban Farms
Cultural Institutions C P P ‒
§15-2725, Day Care Centers and
Day Care Centers C P P ‒ Family Child Care Homes
Park and Recreation Facilities, Public C(2) C(2) C(2) C
Public Safety Facilities C C C C
Schools, Public or Private P P P P
Social Service Facilities C C C ‒
Commercial Use Classifications
Food and Beverage Sales
Farmer’s Markets P P P P §15-2730, Farmer’s Markets
General Market ‒ ‒ ‒ P(3) §15-2744, Outdoor Dining and Patio
Areas; §15-2745, Outdoor Retail
Healthy Food Grocer ‒ ‒ ‒ P(3) Sales
Lodging
§15-2713, Bed and Breakfast
Bed and Breakfast P P P P Lodging
Industrial Use Classifications
Warehousing, Storage, and Distribution
Personal Storage C C C C §2747, Personal (Mini) Storage
Transportation, Communication, and Utilities Use Classifications
Communication Facilities
Antenna and Transmission Towers See Section 15-2759, Telecommunications and Wireless Facilities
Utilities, Minor P P P P

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TABLE 15-1002: USE REGULATIONS—RESIDENTIAL MULTI-FAMILY DISTRICTS

District RM-1 RM-2 RM-3 RM-MH Additional Regulations
Agricultural and Extractive Use Classifications
Crop Cultivation P P P P §15-2716, Crop Cultivation
Other Applicable Types
Accessory Uses and Structures §15-2703, Accessory Uses
§15-2754, Second Dwelling Units,
Backyard Cottages, and Accessory
Accessory Living Quarters P P P P Living Quarters
Home Gardens §15-2734, Home Gardens and Edible Landscaping
Home Occupations §15-2735, Home Occupations
Animal Keeping §15-2707, Animal Keeping
Non-Conforming Use Article 4, Non-Conforming Uses, Structures, Site Features, and Lots
Temporary Use §15-2760, Temporary Uses
Transitional and Supportive Housing §15-2762, Transitional and Supportive Housing

Specific Limitations:
1. Only on parcels with direct access from a major street.
2. Permitted without a Conditional Use Permit if less than 12,000 square feet in active use area and less than 500 square feet
total floor area of all enclosed structures (i.e. bathrooms, community rooms, clubhouses, etc.). Should the site access a
major street, this condition shall not be applicable.
3. Limited to sites that are a minimum of five acres and 1,500 square feet of sales area.

15-1003 Density and Massing Development Standards

Table 15-1003 prescribes the density and massing development standards for the Residential Multi-
Family Districts. Additional regulations are denoted in a right hand column. Section numbers in this
column refer to other sections of this Code, while individual letters refer to subsections that directly
follow the table. The numbers in each illustration below correspond to the “#” column in the associated
table. Drawings are for illustrative purposes and are not drawn to scale.

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 City of Fresno

TABLE 15-1003: DENSITY AND MASSING STANDARDS—RESIDENTIAL MULTI-FAMILY DISTRICTS

District RM-1 RM-2 RM-3 RM-MH Additional Regulations #

Maximum Density (du/ac) §15-310, Determining Residential
12/16 16/30 30/45 12/16
(min./max.) Density
§15-2012, Heights and Height
Maximum Height (ft.) 40 50 60 35 Exceptions, 15-1003-A, RS 
Transition Standards
Setbacks (ft.)
Front (min. / max.) 10 / 20 10 / 20 10 / 20 10 / 20 §15-313, Determining Setbacks and
Yards

10 total,
Interior Side (min.)
min. 4/side
5 5 5 §15-1004-A, RS Transition 
Street Side (min.) (Parcel <125 ft. Standards
in depth)
10 10 10 10 
§15-1004-B, Side Setbacks for
Street Side (min.) (Parcel >125 ft.
in depth)
15 15 15 15 Attached Dwellings 
§15-1004-C, Parking Setback
Rear (min.) 20 15 15 10 
§15-2014,
Alley (min.) 3 3 3 3
Projections/Encroachments into 
Parking, from back of sidewalk or Yards
curb (min.)
30 30 30 30
§15-2305, Areas to be Landscaped

§15-317, Determining Frontage
Minimum Frontage Coverage (%) 50 50 50 -
Coverage
Maximum Lot Coverage (% of lot) 50 50 60 50 §15-311, Determining Lot Coverage
Minimum On-Site Open Space (% of 20 15 10 -
Lot Area)

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15-1004 Site Design Development Standards

A. RS Transition Standards. Where an RM district abuts an RS District, the following standards

apply:
1. Height. The maximum height within 40 feet of an RS District is limited to 30 feet. The
maximum height within 50 feet of an RS District is 40 feet.
2. Setbacks. The following additional setback requirements shall be applied to all
structures, including accessory structures, on parcels which are adjacent to an RS
District:
a. Front. The minimum front setback requirement of the adjacent RS district shall be
applied to all structures within 50 feet of the RS District.
b. Interior Side. The interior side setback shall be 10 feet.
c. Rear. The rear setback shall be 20 feet.
3. Landscape. See Table 15-2305-C.1, Required Landscape Buffers.
4. Screening. When a multi-story building is proposed and the second story or above is
located within 50 feet of the side or rear yard of a single-family lot, screening measures
shall be applied to provide a reasonable degree of privacy.
a. Screening measures include, but are not limited to, landscaping, alternate window
and balcony placements, placing windows at least six feet from the floor of the
interior of the unit, incorporating wing walls or louvers, using glass block or other
translucent material, and other such methods.
b. Sufficiency of Screening. The Review Authority shall determine the sufficiency of
the proposed screening measures and may require additional measures.

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 City of Fresno

FIGURE 15-1004-A: RS TRANSITION STANDARDS—RM DISTRICTS

B. Side Setbacks for Attached Dwellings. Required side setbacks shall apply only to the ends of
rows of attached dwellings, and shall not be required between attached dwellings.
C. Parking Setback. Parking shall be setback as shown on Table 15-1003 except as provided
below:
1. Surface Parking.
a. Surface parking which is located behind a building shall not be subject to the
parking setback requirement.
b. On lots less than 150 feet in width or depth, surface parking may be set back less
than the distance shown on Table 15-1003, if the following conditions are met:
i. Such parking shall not be set back from the street less than adjacent
buildings on the site.
ii. The parking setback area shall be landscaped.
iii. There shall be no more than four adjacent parking spaces in surface
parking areas located less than 30 feet from a street-facing lot line. The
space between groups of four adjacent parking spaces shall be equal in
width to the adjacent parking spaces and shall be landscaped.

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 Part II: Base and Overlay Districts

iv. Parking spaces shall be screened from the adjacent street with a
minimum three foot berm, wall, or hedge, or combination thereof.

FIGURE 15-1004-C.1: SURFACE PARKING SETBACK REDUCTION

2. Partially Submerged Podium Parking. Parking that is partially below the street
grade may extend to the setbacks of the main structure, if the following conditions are
met:
a. No more than six feet of the partially submerged parking podium may extend
above the street grade.
b. The partially submerged parking podium shall be screened along street facing
elevations by foundation plant materials. Gates need not be screened.
3. Underground Parking. Parking that is fully underground and below the street grade
may extend from lot line to lot line.
D. On-Site Open Space.
1. Minimum Open Space Required . The minimum amount of on-site open space required
shall be based on the size of the lot, as shown in Table 15-1003. This requirement may
be met through a combination of private open space, common open space, or public
plazas as follows:
a. Private Open Space Requirements. Private open spaces are those which are attached
to a dwelling unit and are available only for the private use of the residents of the
dwelling unit, such as balconies, porches, and patios. No fewer than 50 percent of
the dwelling units on a site shall have a private open space. The following
standards shall apply to private open space:

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 City of Fresno

i. The minimum dimension of any private open space shall be four feet.
ii. The minimum area of any private open space shall be 32 square feet.
iii. When located within 30 feet of a public street and located on the
ground floor, private open spaces shall follow the requirements for
Porches as put forth in Table 15-1005-F.
iv. When located within 30 feet of a public street and located above the
ground floor, private open spaces shall follow the requirements for
Balconies as put forth in Table 15-1005-F.
b. Common Open Space Requirements. Common open spaces are those which are
available for active or passive use by all tenants, but use by the general public may
be restricted. To the extent that common open space is provided, the following
standards shall apply:
i. The minimum dimension of any common open space shall be 20 feet.
ii. The minimum area of any common open space shall be 1,000 square
feet. The calculation of the common open space area shall exclude
structures which are unusable as open space, but shall include structures
that enhance its usability, such as swimming pools, changing facilities,
fountains, planters, benches, and landscaping.
iii. Not less than 80 percent of common open space shall be unobstructed to
the sky. Trellises, pergolas, and similar structures shall be considered
open to the sky for the purposes of this measurement.
iv. Common open space may be located at grade, on rooftops, on top of
parking podiums, or any other such location that is accessible to
tenants. Common open space may not be located within required front
setbacks or RS buffer setbacks

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FIGURE 15-1004-D.1.b: MINIMUM REQUIRED COMMON OPEN SPACE DIMENSION

c. Public Plaza Requirements. Public plazas are those which are available for use by the
general public, as well as tenants of the project. To the extent that public plazas
are provided, the following standards shall apply:
i. The minimum dimension of any public plaza shall be 20 feet.
ii. The minimum area of any public plaza shall be 500 square feet. The
calculation of the public plaza area shall exclude structures which are
unusable as open space, but shall include structures that enhance its
usability, such as fountains, planters, benches, and landscaping.
iii. Public plazas shall include benches or other seating, and paving shall be
of high-quality materials. Amenities provided shall enhance the comfort,
aesthetics, or usability of the space and include, but not be limited to,
trees and other landscaping, shade structures, drinking fountains, water
features, public art, or performance areas. Landscaping or other aspects

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 City of Fresno

of the design shall not discourage the use of the space by the general
public.
iv. Public plazas shall be fully accessible from the public right-of-way, shall
be located in front of project buildings and shall not be located where
public views into the space are obstructed by buildings or other
structures.
v. Public plazas may be located within required front setbacks.
vi. A public access easement shall be provided for the space.

FIGURE 15-1004-D.1.c: MINIMUM REQUIRED PUBLIC PLAZA DIMENSION

2. Minimum Open Space Reduction. The minimum amount of open space required shall
be reduced by 25 percent in any one of the following circumstances:
a. Any portion of the lot is located within a quarter mile of a transit stop with
regular, scheduled service during the weekday hours of 7:00 a.m. to 9:00 a.m. and
5:00 p.m. to 7:00 p.m.
b. There is a public park within 400 feet of the site, and
i. Said park is located on the same side of the street and provides an
improved pedestrian path to and from the site; or
ii. The public park is across a local street and the site provides an
improved pedestrian path to and from the site.
c. The parcel is 15,000 square feet or less in area.

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 Part II: Base and Overlay Districts

E. Pedestrian Access. Pedestrian access to public streets shall be provided at the preference of the
applicant by either the Flexibility Option or the Certainty Option as follows:
1. Flexibility Option. The applicant must demonstrate to the satisfaction of the Review
Authority that the project meets the following goal:
a. Provide sufficient opportunities to for residents to walk to nearby amenities,
services, and transit facilities.
2. Certainty Option. Projects which comply with the following standards shall be
considered to provide sufficient pedestrian access:
a. Common Area Sidewalk Connections. Common entrances into lobbies or internal
pedestrian paths shall be provided at the rates prescribed below. When providing
access to a structure, such entrances shall be protected by a portico, canopy, or
alcove of no less than four feet in depth.
i. In the Priority Areas (see Figure IM-1: Priority Areas for Development
Incentives in the Fresno General Plan, adopted in 2014). No less than
one per 400 feet of linear street frontage.
ii. Outside of the Priority Areas. No less than one per 600 feet of linear
street frontage.
b. Residential Unit Sidewalk Connections. Direct entrances into individual ground-floor
dwelling units which are adjacent to streets shall be provided at the rates
prescribed below. Such entrances shall be protected by a portico, canopy, or alcove
of no less than four feet in depth.
i. In the Priority Areas. No less than one per 100 feet of linear street
frontage.
ii. Outside of the Priority Areas. None required.
c. External Connections to Adjacent Development. Pedestrian walkways shall connect the
project site to adjacent Commercial, Mixed-Use, and Office districts at a frequency
of no less than one per 600 feet. Projects may be excepted from this requirement in
the following situations:
i. An interconnected street network with short blocks and sidewalks
exists in the surrounding area; or
ii. The project site is less than one acre in size; or
iii. The adjacent properties are developed and there are no possible
connection points.
d. If the project is located within an area with adopted design guidelines, all
applicable guidelines which relate to pedestrian access and the location of doors
and entrances shall also be followed.

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 City of Fresno

15-1005 Façade Design Development Standards

Appropriate façade design shall be provided at the preference of the applicant by either the Flexibility
Option or the Certainty Option as follows:
A. Flexibility Option. The applicant must demonstrate to the satisfaction of the Review Authority
that the project meets the following goals:
1. Present an attractive appearance to public streets.
2. Be aesthetically and functionally compatible to the nearby development context.
3. Demonstrate a high level of quality.
4. Support the growth in value of surrounding properties.
B. Certainty Option. Street-facing façades for buildings adjacent to a public street shall comply to
the following standards. Other façades shall not be subject to these standards.
1. Building Length Articulation. At least one projection or recess will be provided for
every 50 horizontal feet of wall in one of the following manners:
a. Projections or recesses for buildings 50 feet wide or less shall be exempted from
the building length articulation requirement; projections or recesses for buildings
greater than 50 feet in width but less than 100 feet in width shall be no less than 12
inches in depth; or projections or recesses for buildings 100 feet wide or wider shall
be no less than 24 inches in depth.
b. The depth and width of the projection or recess shall be proportionate to the
overall mass of the building.
2. Building Materials and Finishes. Materials shall present a durable and attractive
appearance through high-quality materials, finishes, and workmanship defined as:
a. At least two cladding materials (excluding roof and foundation); and
b. At least three exterior colors (each cladding material shall count as a color,
trim/accent colors shall each count as a color, and visually significant colors for
doors, balconies, and similar elements may count as a color).
c. Exception. Buildings which accurately adhere to a recognized architectural style
which is appropriately expressed in one cladding material and one color shall be
excepted.
d. Exception. Buildings with all of the following characteristics shall be allowed to use
one cladding material:
i. Not located within the area bounded by Tulare Street, L Street, Santa
Clara Street, and the Union Pacific Railroad;
ii. Building height of three stories or less;
iii. Building width of 100 feet or less; and
iv. A façade with a comparable form of visual interest.

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 Part II: Base and Overlay Districts

3. Window Design.
a. Glazing Ratio. Street-facing façades of each floor of the building shall have an
overall wall composition of at least 25 percent glazing, but not more than 70
percent glazing.
b. Vertical Proportion. On upper stories, the percentage of all window openings,
window panes, or distinct window units specified below shall have a vertical
proportion, in which their height exceeds their width by 25 percent or more.
i. In the Priority Areas (see Figure IM-1: Priority Areas for Development
Incentives in the Fresno General Plan, adopted in 2014). At least 50
percent.
ii. Outside of the Priority Areas. At least 30 percent.
c. Window Depth. In the Priority Areas, windows shall create visual interest and the
appearance of depth in one of the following manners:
i. Trim at least one inch in depth and three inches wide must be provided
around all upper story windows and non-commercial ground-floor
windows;
ii. Windows must be recessed at least two inches from the plane of the
surrounding exterior wall (for double-hung and horizontal sliding
windows, at least one sash shall achieve the two-inch recess); or
iii. Decorative plaster screed, minimum two inches wide.
iv. Exception. Buildings with all of the following characteristics shall be
allowed to use flush windows without trim:
(1) Not located within the area bounded by Tulare Street, L
Street, Santa Clara Street, and the Union Pacific Railroad;
(2) Building height of three stories or less;
(3) Building width of 100 feet or less; and
(4) A façade with a comparable form of prominent surface relief
and articulation, such as awnings, canopies, balconies, or
massing changes.
4. Façade Alignment.
a. In the Priority Areas. Façade alignment shall be as follows:
i. Vertical Alignment. With the exception of mansard roofs, cornices, and
other such features, façades shall be oriented vertically and shall have
no slope.
ii. Horizontal Alignment. With the exception of bay windows and similar
features, façades shall run parallel or perpendicular to the adjacent
street.
b. Outside of the Priority Areas. No requirement.

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 City of Fresno

5. External Stairs, Corridors, and Hallways. In the priority areas, external stairs,
corridors, and hallways that are located within 30 feet of a public street must be
architecturally integrated into the building design.
6. Balconies. If balconies are provided, they shall not be grouped together into a
continuous band across the facade. No more than two balconies shall be contiguous.
Each balcony or group of two contiguous balconies shall be distinct and shall have at
least six feet of horizontal separation from any other balcony.
7. Façade Elements. Development shall incorporate façade elements as follows:
a. In the Priority Areas. A minimum of one of the following Façade Elements will be
incorporated into street-facing building façades:
i. Forecourts
ii. Bay Windows
iii. Balconies
iv. Porches
v. Stoops
vi. Arcades
b. Outside of the Priority Areas. No requirement.
8. If the project is located within an area with adopted design guidelines, all applicable
guidelines which relate to façade design shall also be followed.

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 Part II: Base and Overlay Districts

Article 11 Mixed-Use Districts (MX)

Sections:

15-1101 Purpose
15-1102 Use Regulations
15-1103 Density, Intensity, and Massing Development Standards
15-1104 Site Design Development Standards

15-1101 Purpose

The purposes of the Mixed-Use (MX) Districts are to:

A. Promote pedestrian-oriented infill development, intensification, and reuse of land consistent

with the General Plan.
B. Allow and encourage the development of mixed-use centers and corridors with a vibrant
concentration of goods and services, multi-family housing, and community gathering and public
spaces at strategic locations.
C. Transform certain auto-oriented boulevards and corridors into vibrant, diverse, and attractive
corridors that support a mix of pedestrian-oriented retail, office, and residential uses in order to
achieve an active social environment within a revitalized streetscape.
D. Provide options which reduce the need for private automobile use to access shopping, services,
and employment and minimize air pollution from vehicle miles traveled.
E. Offer additional housing opportunities for residents seeking to live in an urban environment.
F. Improve access to a greater range of facilities and services for surrounding residential
neighborhoods.
G. Establish development and design standards for these centers and corridors that will create a
unified, distinctive, and attractive urban character, with appropriate transitions to adjacent
residential neighborhoods.
H. Facilitate mixed-use residential development at increased densities and intensities in key
locations such as along Bus Rapid Transit (BRT) corridors. Implement and provide appropriate
regulations for General Plan classifications of “Neighborhood Mixed-Use,” “Corridor/Center
Mixed-Use,” and “Regional Mixed-Use.”
Additional purposes of each Mixed-Use District are as follows:

NMX Neighborhood Mixed-Use. The NMX district is intended to provide for mixed-use residential
districts that include local-serving, pedestrian-oriented commercial development, such as smaller
independent retail shops and professional offices in two- to three-story buildings. Development is
expected to include ground-floor neighborhood retail uses and upper-level housing or offices, with a mix
of small lot single-family houses, townhomes, and multi-family dwelling units on side streets, in a
horizontal or vertical mixed-use orientation. The NMX district provides for a scale and character of

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 City of Fresno

development that is pedestrian-orientated, designed to attract and promote a walk-in clientele, with
small lots and frequent pedestrian connections permitting convenient access from residences to
commercial space.

CMX Corridor/Center Mixed-Use. The CMX district is intended to allow for either horizontal or
vertical mixed-use development along key circulation corridors in the city where height and density can
be easily accommodated. Ground-floor retail and upper-floor residential or offices are the primary uses,
with residential uses, personal and business services, and public and institutional space as supportive
uses. Development will facilitate the transformation of existing transportation corridors into vibrant,
highly walkable areas with broad, pedestrian-friendly sidewalks, trees, landscaping, and local-serving
uses with new buildings that step down in relationship to the scale and character of adjacent
neighborhoods.

RMX Regional Mixed-Use. The RMX district is intended to support regional retail and mixed-use
development in large-scale activity centers outside of Downtown, as identified by the General Plan. It
accommodates urban-scale mixed-use development that serve residents and businesses of the region at
large. Medium-scale retail, housing, office, civic and entertainment uses, and shopping malls with large-
format or “big-box” retail are allowed, as are supporting uses such as gas stations, hotels, and residential
in mixed-use or single-use buildings. Development and design standards will create a pedestrian
orientation within centers and along major corridors, with parking located on the side or rear of, or
within, major structures.

15-1102 Use Regulations

A. Table 15-1102 prescribes the proposed land use regulations for Mixed-Use Districts. The
regulations for the districts are established by letter designations listed below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.

“C” designates uses that are permitted after review and approval of a Conditional Use
Permit.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“‒” designates uses that are not permitted.

Uses listed as “P” or “C” may be restricted in certain locations by Section 15-1104-A.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director shall assign the land use
or activity to a classification that is substantially similar in character per Section 15-5020,
Director’s Determination.
D. All permitted uses are allowed either alone or in combination with other permitted uses unless
otherwise stated in this Code.

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 Part II: Base and Overlay Districts

E. Use classifications and subclassifications not listed in the table or not found to be substantially
similar to the uses below are not permitted.
F. The table also notes additional regulations that apply to various uses. Section numbers in the
right hand column refer to other sections of this Code.
TABLE 15-1102: USE REGULATIONS—MIXED-USE DISTRICTS
Use Classifications NMX CMX RMX Additional Regulations
Residential Use Classifications
Residential Housing Types
§15-2754, Second Dwelling Units, Backyard
Single-Unit Dwelling, Attached P(1) P(1) P(1) Cottages, and Accessory Living Quarters
Multi-Unit Residential P(1) P(1) P(1)
Adult Family Day Care
Small (6 clients or less) P(1) P(1) ‒
Large (7 to 12 clients) P(1) ‒ ‒
Elderly and Long-Term Care P(1) ‒ ‒
Family Day Care
§15-2725, Day Care Centers and Family Child
Small (8 or fewer children) P(1) P(1) P(1) Care Homes
Group Residential
Small (6 persons or less) P(1) P(1) P(1)
Large (7 persons or more) P(1) P(1) P(1)

Residential Care Facilities

Residential Care, Limited P(1) P(1) P(1)
Public and Semi-Public Use Classifications
Colleges and Trade Schools, Public or Private C(3) C(3) C(3)
Community and Religious Assembly (less than
2,000 square feet) P P P §15-2719, Community and Religious Assembly
Community and Religious Assembly (2,000 square Facilities
feet or more) C(4) C(4) P
Community Garden P P P §15-2720, Community Gardens / Urban Farms
Conference/Convention Facility C(4) C(4) C
Cultural Institutions P(5) C C
§15-2725, Day Care Centers and Family Child
Day Care Centers P P P Care Homes
Emergency Shelter ‒ ‒ P §15-2729, Emergency Shelters
Government Offices P(2) P(1) P(1)
Hospitals and Clinics
Hospital ‒ C(11) C(11)
Clinic C(5) P(5) P
Substance Abuse Treatment Clinic C(14) C(14) C(14)
Instructional Services P P P
Park and Recreation Facilities, Public ‒ P P
Parking, Public or Private ‒ C(6) C(6)
Public Safety Facilities C C C

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 City of Fresno

TABLE 15-1102: USE REGULATIONS—MIXED-USE DISTRICTS

Use Classifications NMX CMX RMX Additional Regulations
Schools, Public or Private ‒ ‒ C
Social Service Facilities C P(1) ‒
Commercial Use Classifications
Animal Care, Sales and Services
Grooming and Pet Stores P P P
Veterinary Services ‒ C(7) C(7)
Artist’s Studio P P P
Automobile/Vehicle Sales and Services
§15-2709, Automobile and Motorcycle Retail
Automobile/Vehicle Sales and Leasing ‒ C(13) C(13) Sales and Leasing
Service Station C C C §15-2755, Service Stations
Banks and Financial Institutions
Banks and Credit Unions P(5) P P
§15-2715, Check Cashing Businesses, Payday
Check Cashing Businesses and Payday Lenders ‒ ‒ ‒ Lenders, and Similar Financial Services
Banquet Hall C C C §15-2712, Banquet Hall
Business Services P P P
Eating and Drinking Establishments
Bars/Nightclubs/Lounges C(16) C(16) C(16) §15-2743, Outdoor Cooking for Commercial
Purposes; §15-2744, Outdoor Dining and Patio
Restaurant with Alcohol Sales C(16) C(16) C(16)
Areas; §15-2751, Restaurants with Alcohol
Restaurant without Alcohol Sales P P P Sales, Bars, Nightclubs, and Lounges
Entertainment and Recreation
Cinema/Theaters C C P
Cyber/Internet Café C C C §15-2724, Cyber/Internet Cafes
§15-2708, Arcades, Video Games, and Family
Entertainment Centers, §9-1801, Billiard
Small-Scale C(17) P P Rooms
Food and Beverage Sales
Farmer’s Markets P P P §15-2730, Farmer’s Markets
General Market P P P
§15-2744, Outdoor Dining and Patio Areas;
Healthy Food Grocer P P P §15-2745, Outdoor Retail Sales
§15-2706, Alcohol Sales;
Liquor Stores C(12) C(12) C(12) §15-2745, Outdoor Retail Sales
§15-2714, Body Preparation and Funeral
Funeral Parlors and Internment Services ‒ ‒ C Services
Live/Work P(1) P(1) P(1)
Lodging
Hotels and Motels P(8) P(8) P
Maintenance and Repair Services P(9) P(9) P(5)
Offices
Business and Professional P(9) P P
Medical and Dental P(4) P P
Walk-In Clientele P(9) P P

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 Part II: Base and Overlay Districts

TABLE 15-1102: USE REGULATIONS—MIXED-USE DISTRICTS

Use Classifications NMX CMX RMX Additional Regulations
Personal Services
General Personal Services P(5) P P
P(5)
Tattoo or Body Modification Parlor (12) P(12) P(12) §15-2758, Tattoo or Body Modification Parlor
Retail Sales
Building Materials and Services ‒ ‒ C §15-2745, Outdoor Retail Sales
§15-2745, Outdoor Retail Sales; 15-2761
Convenience Retail P(5) P P Tobacco and Vapor Shops
§15-2733, Hobby Stores; §15-2745, Outdoor
General Retail P(5) P P Retail Sales
§15-2737, Large-Format Retail; §15-2745,
Large-Format Retail ‒ ‒ P Outdoor Retail Sales
Nurseries and Garden Centers P P(5) P
§15-2745, Outdoor Retail Sales
Second Hand / Thrift Stores P(5) P P
Industrial Use Classifications
Recycling Facility
Reverse Vending Machine P P P §15-2750, Recycling Facilities
Transportation, Communication, and Utilities Use Classifications
Airports and Heliports ‒ ‒ C(10)
Communication Facilities
Antenna and Transmission Towers See Section 15-2759, Telecommunications and Wireless Facilities
Transportation Passenger Terminals ‒ ‒ C
Utilities, Minor P P P
Agricultural and Extractive Use Classifications
Tasting Room C C C
Urban Farm P ‒ ‒ §15-2719, Community Gardens/Urban Farms
Other Applicable Types
Accessory Uses and Structures §15-2703, Accessory Uses
Home Gardens §15-2734, Home Gardens and Edible Landscaping
Home Occupations §15-2735, Home Occupations
Animal Keeping §15-2707, Animal Keeping
§15-2728, Drive-In and Drive-Through
Drive-In and Drive-Through Facilities C(15) C(15) C(15) Facilities
Walk –Up Facilities §15-2766, Walk-Up Facilities
Non-Conforming Use Article 4, Non-Conforming Uses, Structures, Site Features, and Lots
Temporary Use §15-2760, Temporary Uses
Transitional and Supportive Housing §15-2762, Transitional and Supportive Housing

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 City of Fresno

TABLE 15-1102: USE REGULATIONS—MIXED-USE DISTRICTS

Use Classifications NMX CMX RMX Additional Regulations
Specific Limitations:
1. Not allowed on the ground floor of portions of the site which abut a major street, but allowed in the interior of all sites.
Projects with frontage on more than one major street may be excepted from this restriction on one of the major streets at
the discretion of the Review Authority.
2. (reserved)
3. Not to include industrial training such as welding or automotive repair involving the use of tools and materials appropriate
to an industrial use area.
4. Must be located along a major street.
5. Limited to establishments with a gross floor area of 5,000 square feet or less.
6. Shall be below grade or in structures faced with active uses along the street.
7. Provided that such use shall be completely enclosed in a building of soundproof construction.
8. Limited to upper stories unless at least 50 percent of ground floor street frontage is occupied by food service use.
9. Limited to 1,500 square feet in size if on the ground floor.
10. Limited to heliports used as accessory to a hospital.
11. Building heights for hospitals shall not exceed 150 ft. There is no maximum Floor Area Ratio for hospitals.
12. Not allowed within 500 feet of an existing or planned Bus Rapid Transit stop.
13. Must take place entirely within a building.
14. Must include an indoor waiting area.
15. Not allowed within 100 feet of a planned or existing Bus Rapid Transit station and not allowed between a building and a
sidewalk.
16. If an MX District is applied to the area bounded by Divisidero Avenue, Highway 41, and Highway 99, a Conditional Use
Permit shall not be required for Bars/Nightclubs/Lounges within that area.
17. Limited to establishments with a gross floor area of 10,000 square feet or less.

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 Part II: Base and Overlay Districts

15-1103 Density, Intensity, and Massing Development Standards

Table 15-1103 prescribes the density, intensity, and massing development standards for the Mixed-Use
Districts. Additional regulations are denoted in a right hand column. Section numbers in this column
refer to other sections of the Code, while individual letters refer to subsections that directly follow the
table. The numbers in each illustration below correspond to the “#” column in the associated table.
Drawings are for illustrative purposes and are not drawn to scale.

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 City of Fresno

TABLE 15-1103: DENSITY, INTENSITY, AND MASSING STANDARDS—MIXED-USE DISTRICTS

District NMX CMX RMX Additional Regulations #

Floor Area Ratio (max.) 1.5 1.5 2.0 §15-309, Determining Floor Area Ratio
§15-310, Determining Residential Density

Min. res. density shall not be required for the following:

Residential Density, du/ac
12/16 16/30 30/45 projects on lots less than 20,000 sq. ft. in area; projects
(min./max.)
further than 1,000 feet from a planned or existing BRT
route; and projects which submit a Development Permit
application prior to January 1, 2019.
§15-1104-B, RS Transition Standards and §15-2012,
Maximum Height (ft.) 40 60 75
Heights and Height Exceptions 
Setbacks (ft.)

Front (min./max.) -/10 -/10 -/10 

Interior Side (min.) - - - 
Street Side (min.) - - - §15-313, Determining Setbacks and Yards 
§15-1104-B, RS Transition Standards
Rear (min.) - - - 
§15-1104-D, Parking Setback
Alley (min.) 3 3 3
§15-2305, Areas to be Landscaped

Parking, from back of sidewalk
or curb (min.)
30 30 30 
Minimum Frontage Coverage (%) 60 70 80 §15-317, Determining Frontage Coverage
Corner Frontage (ft., measured from
property corner)
15 30 50 §15-1104-C, Corner Frontage 
Minimum On-Site Open Space (% of
15 10 8 §15-1104-E, On-Site Open Space
Lot Area)

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 Part II: Base and Overlay Districts

15-1104 Site Design Development Standards

A. Active Uses Adjacent to Sidewalks. For buildings located within 20 feet of a public street, the
following standards shall apply:
1. Within 200 Feet of an Existing or Planned Bus Rapid Transit Station. No less than
60 percent of the building frontage along public streets shall be occupied by food and
beverage sales, entertainment and recreation, general personal services, artist’s studios,
eating and drinking establishments, personal services, general retail, or convenience
retail uses. Other high-activity uses which typically operate at night and on weekends
may be approved at the discretion of the Review Authority.
2. Other Locations. Active spaces, such as dwelling units, cinemas/theaters, eating and
drinking establishments, offices, personal services, general retail, or residential or office
lobbies, or shall occupy no less than 60 percent of building frontage along public streets.
Inactive and utilitarian spaces, such as storage, utility rooms, or facilities which are
occupied infrequently shall not occupy more than 50 percent of the building frontage
along public streets. Sites with frontage on multiple streets may not be required to meet
this standard along the street with the lowest functional classification or least visual
prominence, at the discretion of the Review Authority.
B. RS Transition Standards. Where an MX district abuts an RS District, the following standards
apply:
1. Height. The maximum height within 40 feet of an RS District is limited to 30 feet. The
maximum height within 50 feet of an RS District is 40 feet.
2. Setbacks. The following additional setback requirements shall be applied to all
structures, including accessory structures, on parcels which are adjacent to an RS
District:
a. Front and Street Side Yard. The front setback shall not be less than the required
front yard on the abutting RS District lot within 50 feet of the RS District.
b. Interior Side and Rear. The interior side and rear setback abutting an RS District
boundary shall be 20 feet.
3. Landscape. See Table 15-2305-C.1, Required Landscape Buffers.

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 City of Fresno

FIGURE 15-1104-B: RS TRANSITION STANDARDS—MX DISTRICTS

4. Screening. When a multi-story building is proposed and the second story or above is
located within 50 feet of the side or rear yard of a single-family lot, screening measures
shall be applied to provide a reasonable degree of privacy.
a. Screening measures include, but are not limited to, landscaping, alternate window
and balcony placements, placing windows at least six feet from the floor of the
interior of the unit, incorporating wing walls or louvers, using glass block or other
translucent material, and other such methods.
b. Sufficiency of Screening. The Review Authority shall determine the sufficiency of
the proposed screening measures and may require additional measures.

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 Part II: Base and Overlay Districts

C. Corner Frontage. Buildings on corner lots must be located within five feet of the street
property line for the minimum length specified in Table 15-1103. Plazas maybe located at the
street corner provided the plaza meets the requirements of Section 15-1104-E.1.c and buildings
are built to the edge of the plaza.

FIGURE 15-1104-C: CORNER FRONTAGE STANDARDS

D. Parking Setback. Parking shall be setback as shown on Table 15-1103 except as provided
below:
1. Surface Parking.
a. Surface parking which is located behind a building shall not be subject to the
parking setback requirement.
b. On lots less than 150 feet in width or depth or at the discretion of the Review
Authority, surface parking may be set back less than the distance shown on Table
15-1103, if the following conditions are met:
i. Such parking shall not be set back from the street less than adjacent
buildings on the site.
ii. The parking setback area shall be landscaped.
iii. There shall be no more than four adjacent parking spaces in surface
parking areas located less than 30 feet from a street-facing lot line. The
space between groups of four adjacent parking spaces shall be equal in
width to the adjacent parking spaces and shall be landscaped.

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 City of Fresno

iv. Parking spaces shall be screened from the adjacent street with a
minimum three foot berm, wall, or hedge, or combination thereof.

FIGURE 15-1104-D.1: SURFACE PARKING SETBACK REDUCTION

2. Partially Submerged Podium Parking. Parking that is partially below the street
grade may extend to the setbacks of the main structure, if the following conditions are
met:
a. No more than six feet of the partially submerged parking podium may extend
above the street grade.
b. The partially submerged parking podium shall be screened along street facing
elevations by foundation plant materials. Gates need not be screened.
3. Underground Parking. Parking that is fully underground and below the street grade
may extend from lot line to lot line
E. On-Site Open Space.
1. Minimum Open Space Required. The minimum amount of on-site open space required
shall be based on the size of the lot, as shown in Table 15-1103. This requirement may
be met through a combination of private open space, common open space, or public
plazas as follows:
a. Private Open Space Requirements. Private open spaces are those which are attached
to a dwelling unit and are available only for the private use of the residents of the
dwelling unit, such as balconies, porches, and patios. No fewer than 50 percent of
the dwelling units on a site shall have a private open space. The following
standards shall apply to private open space:

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 Part II: Base and Overlay Districts

i. The minimum dimension of any private open space shall be five feet.
ii. The minimum area of any private open space shall be 32 square feet.
iii. When located within 30 feet of a public street and located on the
ground floor, private open spaces shall follow the requirements for
Porches as put forth in Table 15-1105-D.
iv. When located within 30 feet of a public street and located above the
ground floor, private open spaces shall follow the requirements for
Balconies as put forth in Table 15-1105-D.
b. Common Open Space Requirements. Common open spaces are those which are
available for active or passive use by all tenants, but use by the general public may
be restricted. To the extent that common open space is provided, the following
standards shall apply:
i. The minimum dimension of any common open space shall be 20 feet.
ii. The minimum area of any common open space shall be 1,000 square
feet. The calculation of the common open space area shall exclude
structures which are unusable as open space, but shall include structures
that enhance its usability, such as swimming pools, changing facilities,
fountains, planters, benches, and landscaping.
iii. At least 80 percent of common open space shall be unobstructed to the
sky. Trellises, pergolas, and similar structures shall be considered open
to the sky for the purposes of this measurement.
iv. Common open space may be located at grade, on rooftops, on top of
parking podiums, or any other such location that is accessible to
tenants. Common open space may not be located within required
setbacks or parking areas

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 City of Fresno

FIGURE 15-1104-E.1.b: MINIMUM REQUIRED COMMON OPEN SPACE DIMENSION

c. Public Plaza Requirements. Public plazas are those which are available for use by the
general public, as well as tenants of the project. To the extent that public plazas
are provided, the following standards shall apply:
i. The minimum dimension of any public plaza shall be 20 feet.
ii. The minimum area of any public plaza shall be 500 square feet. The
calculation of the public plaza area shall exclude structures which are
unusable as open space, but shall include structures that enhance its
usability, such as fountains, planters, benches, and landscaping.
iii. Public plazas shall include benches or other seating, and paving shall be
of high-quality materials. Amenities provided shall enhance the comfort,
aesthetics, or usability of the space and include, but not be limited to,
trees and other landscaping, shade structures, drinking fountains, water
features, public art, or performance areas. Landscaping or other aspects

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 Part II: Base and Overlay Districts

of the design shall not discourage the use of the space by the general
public.
iv. Public plazas shall be fully accessible from the public right-of-way, shall
be located in front of project buildings and shall not be located where
public views into the space are obstructed by buildings or other
structures.
v. Public plazas may be located within required front setbacks.
vi. A public access easement shall be provided for the space.

FIGURE 15-1104-E.1.c: MINIMUM REQUIRED PUBLIC PLAZA DIMENSION

2. Minimum Open Space Reduction. The minimum amount of open space required shall
be reduced by 25 percent in any one of the following circumstances:
a. Any portion of the lot is located within 400 feet of a transit stop with regular,
scheduled service during the weekday hours of 7:00 a.m. to 9:00 a.m. and 5:00 p.m.
to 7:00 p.m.
b. There is a public park within 400 feet of the site, and
i. Said park is located on the same side of the street and provides an
improved pedestrian path to and from the site; or
ii. The public park is across a local street and the site provides an
improved pedestrian path to and from the site.
c. The parcel is 15,000 square feet or less in area.

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 City of Fresno

F. Pedestrian Access. Pedestrian access to public streets shall be provided at the preference of the
applicant by either the Flexibility Option or the Certainty Option as follows:
1. Flexibility Option. The applicant must demonstrate to the satisfaction of the Review
Authority that the project meets the following goals:
a. Provide sufficient opportunities to walk to nearby amenities, services, and transit
facilities.
b. Create an interface between the building and the public sidewalk which results in a
high level of activity on the sidewalk.
2. Certainty Option. Projects which comply with the following standards shall be
considered to provide sufficient pedestrian access:
a. Common Area Sidewalk Connections. Common entrances into lobbies or internal
pedestrian paths shall be provided at a rate of no less than one per 400 feet of linear
street frontage. When providing access to a structure, such entrances shall be
protected by a portico, canopy, or alcove of no less than four feet in depth. When
providing access to a structure such entrances shall also feature an architectural
element which clearly distinguishes them from entrances into individual dwellings.
b. Residential Unit Sidewalk Connections. Direct entrances into individual ground-floor
dwelling units which are adjacent to streets shall be provided at a rate of no less
than one per 100 feet of linear street frontage. Such entrances shall be protected by
a portico, canopy, or alcove of no less than four feet in depth.
c. Commercial Sidewalk Connections. Direct entrances into ground-floor commercial
establishments which are adjacent to streets shall be provided at a rate of no less
than one per 100 feet of linear street frontage. When establishments with
dimensions greater than 100 feet occupy a site, they shall be set back and wrapped
with smaller spaces that will satisfy this requirement. See Figure 15-1104-F.2.c.
d. External Connections to Adjacent Development. Pedestrian walkways shall connect the
project site to adjacent Residential, Commercial, Mixed-Use, and Office districts at
a frequency of no less than one per 600 feet. Projects may be excepted from this
requirement in the following situations:
i. An interconnected street network with short blocks and sidewalks
exists in the surrounding area; or
ii. The project site is less than one acre in size; or
iii. The adjacent properties are developed and there are no possible
connection points via breaks in the perimeter wall/fence.

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FIGURE 15-1104-F.2: SIDEWALK CONNECTIONS

FIGURE 15-1104-F.2.C: WRAPPING OF LARGE USES

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 City of Fresno

e. If the project is located within an area with adopted design guidelines, all
applicable guidelines which relate to pedestrian access and the location of doors
and entrances shall also be followed.
G. Sidewalk Standards.
1. Applicability. All projects shall be required to bring adjacent sidewalk conditions into
conformance with the standards of this section, subject to the following exceptions:
a. Applications for signs only.
b. Tenant improvements for new establishments occupying 20,000 square feet of
gross floor area or less.
c. Building expansions of 2,000 square feet of net new floor area or less.
2. Width . Sidewalks shall be no less than 12 feet in width. If the current distance between
the right-of-way boundary and the face of the adjacent curb is less than 12 feet, the
method by which this requirement shall be satisfied shall be determined by Review
Authority. The available methods shall be as follows:
a. Set Back. The building may be set back from the right-of-way boundary the
distance that is necessary to achieve the required sidewalk width. The portion of
the sidewalk which lies within the private parcel shall be guaranteed for public
access by the enactment of a public access easement.
b. Reconstruction. The applicant may demolish and reconstruct the sidewalk for the
entirety of the block frontage(s) which the project occupies to the extent necessary
to satisfy the requirements of this section.
c. Parklet. The sidewalk may be expanded into the roadway by a metal or wood deck
which does not interfere with the drainage of the street. In such instances the
applicant shall enter into an encroachment agreement with the City in which the
applicant accepts full responsibility for the maintenance and repair of the parklet,
as well as providing the indemnification and insurance as required by the City’s
Risk Manager.
d. Width Exemption. For unusually challenging site conditions, or in instances in
which the existing building and sidewalk pattern warrants it, the Director may
exempt the applicant providing the full sidewalk width required above. In such
instances all other requirements in this section, such as for trees and lighting, shall
be met.
3. Treatment. Required sidewalks shall be paved and landscaped as follows:
a. Adjacent to Mixed-Use or Non-Residential Projects. The full width of the sidewalk
shall be fully paved in uncolored concrete with a simple 30-inch scoring pattern.
b. Adjacent to Residential-Only Projects. A seven-foot walkway adjacent to the private
parcel shall be paved in uncolored concrete with a simple 30 inch scoring pattern.
The five feet adjacent to the curb shall be a parkway strip which shall be
landscaped in a manner to be determined by the Director.

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Adjacent to Mixed-Use or Adjacent to Residential-

Non-Residential Projects. Only Projects.

4. Trees. Street trees shall be provided with sidewalk improvements. Exact tree type and
location shall be determined by the Director. Preferred street tree type and location
shall be as follows:
a. Alignment. Street trees should be located no more than three feet from the back of
curb, and whenever possible should be aligned with other trees on the block.
b. Spacing. Street trees should generally be evenly spaced, no less than 20 feet apart,
and not more than 40 feet apart. Whenever possible, trees should not be located
directly in front of building entrances.
c. Wells. When a parkway strip is not provided, trees should be placed in tree wells
measuring five feet by five feet. To maximize usable sidewalk area, tree wells shall
be covered by grates of a design which is approved by the Director. Larger tree
wells may be required by the Public Works Director for species requiring more
space. The property owner shall assume maintenance responsibilities for the tree
grates.
d. Species. Street trees should be deciduous, fast growing, drought tolerant, and
should eventually form a tall canopy. Not more than one species should be planted
per block. Whenever nearby pre-existing trees are in good condition and meet the
intent of this section, new trees should be of the same species.
5. Lighting. Pedestrian-scaled street lights shall be provided with sidewalk
improvements. Exact design and location shall be determined by the Director. Preferred
designs and locations shall be as follows:

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 City of Fresno

a. Alignment. Street lights should be located no more than three feet from the curb,
and whenever possible should be aligned with street trees, as well as other lights
on the block.
b. Spacing. Street lights should be generally evenly spaced, no less than 30 feet apart,
and not more than 80 feet apart. Whenever possible, street lights should be no less
than 15 feet from nearby street trees.
c. Design. Street lights should not be of the type commonly known as Cobra Heads or
other types which are intended primarily for the illumination of the vehicular
roadway. Lights should be ornamental and designed primarily for the illumination
of the sidewalk. Whenever nearby pre-existing lights are in good condition and
meet the intent of this section, new lights should be of the same type. Intersection
safety lights shall be typical cobra-head design, while mid-block lighting should be
ornamental and scaled for the pedestrian environment. Lighting shall meet Public
Works standards.
6. Maintenance. If a Community Facilities District is not established to maintain
sidewalks, street trees, and lighting, the applicant shall enter into a maintenance
agreement to ensure the maintenance of said facilities.
H. Service Areas and Loading. Service and loading areas should be integrated with the design of
the building and shall be screened from residential areas. Special attention shall be given when
designing loading facilities in a location that is proximate to residential uses. Techniques such
as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts
to residents.

15-1105 Façade Design Development Standards

Appropriate façade design shall be provided at the preference of the applicant by either the Flexibility
Option or the Certainty Option as follows:
A. Flexibility Option. The applicant must demonstrate to the satisfaction of the Review Authority
that the project meets the following goals:
1. Present an attractive appearance to public streets.
2. Be aesthetically and functionally compatible to the nearby development context.
3. Demonstrate a high level of quality.
4. Support the growth in value of surrounding properties.
B. Certainty Option. Street-facing façades for buildings adjacent to a public street shall comply to
the following standards. Other façades are not be subject to these standards.
1. Building Length Articulation. At least one projection or recess shall be provided for
every 50 horizontal feet of wall in one of the following manners:
a. Projections or recesses for buildings 50 feet wide or less shall be exempted from
the building length articulation requirement; projections or recesses for buildings
greater than 50 feet in width but less than 100 feet in width shall be no less than 12

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 Part II: Base and Overlay Districts

inches in depth; or projections or recesses for buildings 100 feet wide or wider shall
be no less than 24 inches in depth.
b. The depth and width of the projection or recess shall be proportionate to the
overall mass of the building.
2. Building Height Articulation. In order to maintain a human scale for multi-story
buildings, the height of façades shall be broken into smaller increments as follows:
a. Ground Floor. A substantial horizontal articulation of the façade shall be applied at
the top of the first story. This element shall be no less than 18 inches tall, and
should project from the adjacent wall plane. It shall be designed as a cornice, belt
course, or a similar architectural element which is appropriate to the style of the
building.
b. Top Floor. Buildings or portions of buildings which are four stories in height or
taller shall also provide articulation for the top story of the building. This may be
accomplished by a color change, material change, a cornice/belt course at the
bottom of the uppermost story, by stepping the uppermost story back, or similar
measures.

FIGURE 15-1105-B.2: BUILDING HEIGHT ARTICULATION

3. Building Materials and Finishes. Materials shall present a durable and attractive
appearance through high-quality materials, finishes, and workmanship defined as:
a. At least two cladding materials (excluding roof and foundation); and
b. At least three exterior colors (each cladding material shall count as a color, and
trim/accent colors shall each count as a color, and visually significant colors for
doors, balconies, and similar elements may count as a color).

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 City of Fresno

c. Exception. Buildings which accurately adhere to a recognized architectural style

which is appropriately expressed in one cladding material and one color shall be
excepted.
d. Exception. Buildings with all of the following characteristics shall be allowed to use
one cladding material:
i. Not located within the area bounded by Tulare Street, L Street, Santa
Clara Street, and the Union Pacific Railroad;
ii. Building height of three stories or less;
iii. Building width of 100 feet or less; and
iv. A façade with a comparable form of visual interest.
4. Window Design.
a. Glazing Ratio. Street-facing façades of each floor of the building shall have an
overall wall composition of at least 25 percent glazing, but not more than 70
percent glazing, with the exception that commercial portions of the ground floor
shall be subject to Subsection B.4.b below.
b. Ground Floor Commercial Transparency. For ground floor street-facing façades on
portions of a structure occupied by commercial uses, exterior walls facing a front
or street-side lot line shall include windows, doors, or other openings with
transparent glazing for at least 50 percent of the building wall area located
between 2.5 and seven feet above the level of the sidewalk. Openings fulfilling this
requirement shall have transparent glazing and provide views into work areas,
display areas, sales areas, lobbies, or similar active spaces, or into window displays
that are at least two feet deep. The Review Authority may waive or reduce this
requirement if doing so is necessary to satisfy State or local energy efficiency
requirements.

FIGURE 15-1105-B.4.B: GROUND FLOOR COMMERCIALTRANSPARENCY

c. Vertical Proportion. On upper stories, at least 50 percent of all window openings,

window panes, or distinct window units shall have a vertical proportion, in which
their height exceeds their width by 25 percent or more.

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 Part II: Base and Overlay Districts

d. Window Depth. Windows shall create visual interest and the appearance of depth in
one of the following manners:
i. Trim at least one inch in depth and three inches wide must be provided
around all upper story windows and non-commercial ground-floor
windows;
ii. Windows must be recessed at least two inches from the plane of the
surrounding exterior wall (for double-hung and horizontal sliding
windows, at least one sash shall achieve the two-inch recess); or
iii. Decorative plaster screed, minimum two inches wide.
iv. Exception. Buildings with all of the following characteristics shall be
allowed to use flush windows without trim:
(1) Not located within the area bounded by Tulare Street, L Street,
Santa Clara Street, and the Union Pacific Railroad;
(2) Building height of three stories or less;
(3) Building width of 100 feet or less; and
v. A façade with a comparable form of prominent surface relief and
articulation, such as awnings, canopies, balconies, or massing changes.
5. Façade Alignment.
a. Vertical Alignment. With the exception of mansard roofs, cornices, and other such
features, façades shall be oriented vertically and shall have no slope.
b. Horizontal Alignment. With the exception of bay windows and similar features,
façades shall run parallel or perpendicular to the adjacent street.
c. External Stairs, Corridors, and Hallways. External stairs, corridors, and hallways
that are located within 30 feet of a public street must be architecturally integrated
into the building design.
6. Balconies. If balconies are provided, they shall not be grouped together into a
continuous band across the façade. No more than two balconies shall be contiguous.
Each balcony or group of two balconies shall be distinct and shall have at least six feet
of horizontal separation from any other balcony.
7. Façade Elements. Development shall incorporate a minimum of one of the following
Façade Elements into street-facing building façades.
a. Forecourts
b. Bay Windows
c. Balconies
d. Porches
e. Stoops
f. Arcades

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 City of Fresno

8. If the project is located within an area with adopted design guidelines, all applicable
guidelines which relate to façade design shall also be followed.

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Article 12 Commercial Districts (C)

Sections:

15-1201 Purpose
15-1202 Use Regulations
15-1203 Intensity and Massing Development Standards
15-1204 Site Design Development Standards
15-1205 Façade Design Development Standards

15-1201 Purpose

The specific purposes of the Commercial Districts are to:

A. Provide for a full range of commercial uses to serve Fresno and the greater region.
B. Ensure the provision of shops, services, and facilities needed to accommodate future population
and employment.
C. Establish development and design standards that create a unified, distinctive, and attractive
character along commercial streets.
D. Provide appropriate buffers between commercial and adjacent residential uses to preserve both
commercial feasibility and residential environments.
E. Ensure that new development is designed to minimize traffic and parking impacts on
surrounding residential neighborhoods and is appropriate to the physical characteristics of the
area.
F. Implement and provide appropriate regulations for General Plan classifications of “Main Street
Commercial,” “Community Commercial,” “Regional Commercial,” “General Commercial,”
“Highway and Auto Commercial,” and “Commercial Recreation.”
Additional purposes of each Commercial District are as follows:

CMS Commercial - Main Street. The CMS district is intended to preserve or promote small-scale,
fine-grain commercial development in neighborhoods where single-family residential and townhomes
are predominant. A traditional “Main Street” character is achieved with active storefronts, outdoor
seating and pedestrian-oriented design.

CC Commercial - Community. The CC district is intended for commercial development that primarily
serves local needs such as convenience shopping and offices. Specific uses allowed include medium-scale
retail, office, civic and entertainment uses, supermarkets, drug stores, and supporting uses.

CR Commercial - Regional. The CR district is intended to meet local and regional retail demand, such
as large-scale retail, office, civic and entertainment uses, shopping malls with large-format or “big-box”
retail, and supporting uses such as gas stations and hotels. Buildings are typically larger-footprint and
urban-scaled. Development and design standards will create a pedestrian-orientation within centers and

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 City of Fresno

along major corridors, with parking generally on the side or rear of major buildings, but automobile-
oriented uses also will be accommodated on identified streets and frontages.

CG Commercial - General. The CG district is intended to accommodate a range of retail and service
uses that are not appropriate in other areas because of higher volumes of vehicle traffic and potential
impacts on other uses. Examples of allowable uses include: building materials, storage facilities with
active storefronts, equipment rental, wholesale businesses, and specialized retail not normally found in
shopping centers. The focus of district development standards is to ensure structures fit into the
surrounding development pattern and architectural or traffic conflicts are minimized.

CH Commercial - Highway and Auto. The CH district is intended for limited areas near the freeway
to accommodate uses that depend on or are supported by freeway access, but do not generate a large
volume of traffic. Hotels, restaurants, and auto malls are typical land uses.

CRC Commercial - Recreation. The CRC district is intended to provide areas for private commercial
recreation uses where patrons usually pay to participate and to group commercial-recreation uses into a
planned, integrated center, including related service and commercial uses. Typical uses include bowling
alleys, family entertainment centers, driving ranges, miniature golf courses, skating rinks, tennis courts,
swimming pools, sports stadiums, arenas, and the County fairgrounds.

15-1202 Use Regulations

A. Table 15-1202 prescribes the proposed land use regulations for Commercial Districts. The
regulations for the districts are established by letter designations listed below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.

“C” designates uses that are permitted after review and approval of a Conditional Use
Permit.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“‒” designates uses that are not permitted.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director shall assign the land use
or activity to a classification that is substantially similar in character per Section 15-5020,
Director’s Determination.
D. All permitted uses are allowed either alone or in combination with other permitted uses unless
otherwise stated in this Code.
E. Use classifications and subclassifications not listed in the table or not found to be substantially
similar to the uses below are not permitted.
F. The table also notes additional regulations that apply to various uses. Section numbers in the
right hand column refer to other sections of this Code.

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TABLE 15-1202: LAND USE REGULATIONS—COMMERCIAL DISTRICTS

Use Classifications CMS CC CR CG CH CRC Additional Regulations
Residential Use Classifications
Residential Housing Types
§15-2754, Second Dwelling Units,
P(2) P(2) Backyard Cottages, and
Single-Unit Dwelling, Attached (16) ‒ (16) ‒ ‒ ‒ Accessory Living Quarters
P(2) P(2)
Multi-Unit Residential (16) ‒ (16) ‒ ‒ ‒
Adult Family Day Care
Small (6 clients or less) P(1) ‒ P(2) ‒ ‒ ‒
Elderly and Long-Term Care ‒ ‒ P(2) ‒ ‒ ‒
Family Day Care
Small (8 children or less) P(2) P(2) P(2) ‒ ‒ ‒ §15-2725, Day Care Centers and
Large (9 to 14 children) P(2) P(2) P(2) Family Child Care Homes

Group Residential
Small (6 persons or less) P(1) ‒ P(2) ‒ ‒ ‒
Large (7 persons or more) P(1) ‒ P(2) ‒ ‒ ‒
Re-Entry Facility ‒ ‒ ‒ P ‒ ‒
Residential Care Facilities
Residential Care, General C(1) ‒ ‒ ‒ ‒ ‒
Residential Care, Limited P(1) ‒ P(2) ‒ ‒ ‒
Residential Care, Senior C(1) ‒ ‒ ‒ ‒ ‒
§15-2757, Single Room
Occupancy Hotels and Boarding
Single Room Occupancy ‒ ‒ ‒ P ‒ ‒ Homes
Public and Semi-Public Use Classifications
Colleges and Trade Schools, Public or
Private ‒ C(3) P P ‒ ‒
Community and Religious Assembly
(less than 2,000 square feet) P P P P ‒ ‒ §15-2719, Community and
Community and Religious Assembly Religious Assembly Facilities
(2,000 square feet or more) ‒ C(4) P C ‒ C
§15-2720, Community Gardens /
Community Garden P P P P P P Urban Farms
Conference/Convention Facility ‒ C(4) P ‒ ‒ C
Cultural Institutions P(5) C C ‒ ‒ C
§15-2725, Day Care Centers and
Day Care Centers P P P ‒ ‒ ‒ Family Child Care Homes
Emergency Shelter ‒ ‒ ‒ P ‒ ‒ §15-2729, Emergency Shelters
Government Offices P P P ‒ ‒ ‒
Hospitals and Clinics
Hospital ‒ C(13) C(13) C(13) ‒ ‒
Clinic C(5) P(5) P(5) P ‒ ‒
Substance Abuse Treatment Clinic C(15) C(15) C(15) C(15) ‒ ‒

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 City of Fresno

TABLE 15-1202: LAND USE REGULATIONS—COMMERCIAL DISTRICTS

Use Classifications CMS CC CR CG CH CRC Additional Regulations
Instructional Services P P P C ‒ ‒
Park and Recreation Facilities, Public ‒ P P ‒ ‒ P
Parking, Public or Private ‒ C(6) C(6) ‒ ‒ ‒
Public Safety Facilities C C C C C C
Schools, Public or Private ‒ ‒ C ‒ ‒ ‒
Social Service Facilities C(1) C ‒ ‒ ‒ ‒
Commercial Use Classifications
Animal Care, Sales and Services
Grooming and Pet Stores P P P P ‒ ‒
Veterinary Services ‒ P P ‒ ‒ ‒
Artist’s Studio P P P ‒ ‒ ‒
Automobile/Vehicle Sales and
Services
§15-2709, Automobile and
Motorcycle Retail Sales and
Automobile Rentals ‒ ‒ C C P ‒ Leasing
§15-2709, Automobile and
Automobile/Vehicle Sales and Motorcycle Retail Sales and
Leasing ‒ ‒ C C P ‒ Leasing
§15-2710, Automobile/Vehicle
Automobile/Vehicle Service and Service and Repair, Major and
Repair, Minor ‒ ‒ C C P ‒ Minor
§15-2710, Automobile and
Large Vehicle and Equipment Motorcycle Retail Sales and
Sales, Service and Rental ‒ ‒ ‒ C P ‒ Leasing
Service Station ‒ C P C P ‒ §15-2755, Service Stations
§15-2711, Automobile/Vehicle
Washing ‒ ‒ C C P ‒ Washing
Banks and Financial Institutions
Banks and Credit Unions P(5) P P P ‒ ‒
§15-2715, Check Cashing
Check Cashing Businesses and Businesses, Payday Lenders, and
Payday Lenders ‒ ‒ C(7) C(7) ‒ ‒ Similar Financial Services
Banquet Hall C C C ‒ C ‒ §15-2712, Banquet Hall
Business Services P(5) P P P ‒ ‒
Eating and Drinking Establishments
Bars/Nightclubs/Lounges C C C C C C(8) §15-2751, Restaurants with
Alcohol Sales, Bars, Nightclubs,
Restaurant with Alcohol Sales C C C C C C
and Lounges; §15-2744, Outdoor
Restaurant without Alcohol Sales P P P P P P Dining and Patio Areas
Entertainment and Recreation
Cinema/Theaters C C P P ‒ P
Cyber/Internet Café C C C C ‒ ‒ §15-2724, Cyber/Internet Café
§15-2742, Motorcycle/Riding
Motorcycle/Riding Club ‒ ‒ ‒ ‒ P ‒ Clubs
§15-2756, Shooting Ranges /
Shooting/Archery Range ‒ ‒ ‒ ‒ ‒ P Archery Ranges

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TABLE 15-1202: LAND USE REGULATIONS—COMMERCIAL DISTRICTS

Use Classifications CMS CC CR CG CH CRC Additional Regulations
Large-Scale ‒ C C C C C
§15-2708, Arcades, Video Games,
and Family Entertainment
Small-Scale P P P P ‒ P Centers, §9-1801, Billiard Rooms
Food and Beverage Sales
Farmer’s Markets P P P P P P §15-2730, Farmer’s Markets
General Market P P P P P(5) ‒ §15-2744, Outdoor Dining and
Patio Areas; §15-2745, Outdoor
Healthy Food Grocer P P P P P(5) ‒ Retail Sales
§15-2706, Alcohol Sales; §15-
Liquor Stores C C C C C ‒ 2745, Outdoor Retail Sales
Food Preparation ‒ P P P ‒ ‒
Funeral Parlors and Internment §15-2714, Body Preparation and
Services ‒ C P P ‒ ‒ Funeral Services
Live/Work P(1) ‒ ‒ ‒ ‒ ‒
Lodging
Hotels and Motels P(14) P P ‒ P ‒
RV Park ‒ ‒ ‒ ‒ ‒ ‒
Maintenance and Repair Services C(5) P(9) C P ‒ ‒
Offices
Business and Professional P(9) P P P ‒ ‒
Medical and Dental ‒ P P P ‒ ‒
Walk-In Clientele P P P P ‒ ‒
Personal Services
General Personal Services P P P P ‒ ‒
Fortune Telling Service ‒ ‒ ‒ P ‒ ‒
Massage Establishments P P P P ‒ P
Tattoo or Body Modification §15-2758, Tattoo or Body
Parlor P(9) P(9) P P ‒ ‒ Modification Parlor
Retail Sales
Building Materials and Services C(13) C P P ‒ ‒ §15-2745, Outdoor Retail Sales
§15-2745, Outdoor Retail Sales;
15-2761 Tobacco and Vapor
Convenience Retail P P P P P(5) C(10) Shops
§15-2733, Hobby Stores; §15-
General Retail P P P P ‒ C(10) 2745, Outdoor Retail Sales
Gun Shop C P P P ‒ P §15-2745, Outdoor Retail Sales
§15-2737, Large-Format Retail;
Large-Format Retail ‒ C P P ‒ ‒ §15-2745, Outdoor Retail Sales
Nurseries and Garden Centers P(5) P P P ‒ ‒
Pawn Shops ‒ ‒ ‒ P ‒ ‒ §15-2745, Outdoor Retail Sales
Second Hand / Thrift Stores P(5) P P P ‒ ‒
Swap Meet / Flea Market ‒ ‒ ‒ C ‒ C §15-2730, Flea Markets

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 City of Fresno

TABLE 15-1202: LAND USE REGULATIONS—COMMERCIAL DISTRICTS

Use Classifications CMS CC CR CG CH CRC Additional Regulations
Industrial Use Classifications
§15-2721, Concrete Batch Plants,
Construction and Material Yards ‒ ‒ ‒ C C ‒ Storage Yards, and Similar Uses
Custom Manufacturing ‒ ‒ ‒ P(11) ‒ ‒
Recycling Facility
Reverse Vending Machine ‒ C P P ‒ ‒ §15-2750, Recycling Facilities
CRV Recycling Center §15-2750, Recycling Facilities
Warehousing, Storage, and
Distribution
§15-2747, Personal (Mini)
Personal Storage C C C C C C Storage
Transportation, Communication, and Utilities Use Classifications
Communication Facilities
Antenna and Transmission
Towers §15-2759, Telecommunications and Wireless Facilities
Facilities within Buildings ‒ ‒ ‒ P ‒ ‒
Utilities, Minor P P P P ‒ P
Agricultural and Extractive Use Classifications
Agricultural Support Services ‒ ‒ ‒ P ‒ ‒
§15-2752, Roadside Fruit Stands
Produce Stand ‒ ‒ ‒ P ‒ ‒ / Grow Stands
Tasting Room C C C C ‒ C
Other Applicable Types
Accessory Uses and Structures §15-2703, Accessory Uses
Home Gardens §15-2734, Home Gardens and Edible Landscaping
Home Occupations §15-2735, Home Occupations
Animal Keeping §15-2707, Animal Keeping
§15-2728, Drive In and Drive
Drive-in and Drive-Through Facilities ‒ C C C C C Through Facilities
Walk –Up Facilities §15-2766, Walk-Up Facilities
Non-Conforming Use Article 4, Non-Conforming Uses, Structures, Site Features, and Lots
Temporary Use §15-2760, Temporary Uses
Transitional and Supportive Housing §15-2762, Transitional and Supportive Housing

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TABLE 15-1202: LAND USE REGULATIONS—COMMERCIAL DISTRICTS

Use Classifications CMS CC CR CG CH CRC Additional Regulations
Specific Limitations:
1. Not allowed on the ground floor.
2. Not allowed on the ground floor along arterials or collectors.
3. Not to include industrial training such as welding or automotive repair involving the use of tools and materials appropriate
to an industrial use area.
4. Must be located along an arterial or collector.
5. Limited to establishments with a gross floor area of 5,000 square feet or less.
6. Shall be below grade or in structures faced with active uses along the street.
7. Limited to 2,500 square feet in size, located on a collector or higher classification street.
8. Permitted only as an accessory use that supports commercial recreation.
9. Limited to 1,500 square feet in size if on the ground floor.
10. Limited to facilities associated with park and recreation facilities.
11. Provided that such use shall be completely enclosed in a building of soundproof construction.
12. Limited to establishments with a gross floor area of 10,000 square feet or less.
13. Building heights for hospitals shall not exceed 150 ft. There is no maximum Floor Area Ratio for hospitals.
14. Limited to upper stories unless at least 50 percent of ground floor street frontage is occupied by food service use.
15. Must include an indoor waiting area.
16. Residential Uses shall not exceed 16 du/ac.

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15-1203 Intensity and Massing Development Standards

Tables 15-1203-1 to 15-1203-2 prescribe the intensity and massing development standards for the
Commercial Districts. Additional regulations are denoted in a right hand column. Section numbers in
this column refer to other sections of the Code, while individual letters refer to subsections that directly
follow the table. The numbers in each illustration below correspond to the “#” column in the associated
table. Drawings are for illustrative purposes and are not drawn to scale.

TABLE 15-1203-1: LOT AND INTENSITY STANDARDS—COMMERCIAL DISTRICTS

District CMS CC CR CG CH CRC Additional Regulations #

Minimum District Size (sq. ft.,
5,000 32,670 15 acres 12,000 15,000 4 acres
unless otherwise noted)

Minimum Lot Size (sq. ft.) - 32,670 10,000 12,000 15,000 15,000

Minimum Lot Width (ft.) - 75 100 75 100 100 

Minimum Lot Depth (ft.) - 100 100 125 125 150 
1.0 §15-309, Determining Floor
Maximum Floor Area Ratio (FAR) 1.0 1.0 2.0 0.75 0.5
Area Ratio

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TABLE 15-1203-2: BUILDING FORM AND LOCATION STANDARDS—COMMERCIAL DISTRICTS

District CMS CC CR CG CH CRC Additional Regulations #

§15-1204-A, Residential
Transition Standards and
Maximum Height (ft.) 35 35 75 35 35 35
§15-2012, Heights and Height 
Exceptions
Setbacks (ft.)
§15-313, Determining
Front (min./max.) -/10 15/- 15/- 15/- 15/- 15/-
Setbacks and Yards 
Front (min), with
- - - - NA NA §15-1204-A, Residential
Enhanced Streetscape
Transition Standards
Interior Side (min.) - - - - - -
§15-1204-B, Enhanced

Street Side (min.) - - - 10 10 10 Streetscape 
Rear (min.) - - - - - - §15-1204-C, Parking 
§15-2014,
Projections/Encroachments
Alley (min.) - - - - - - into Yards 
§15-2305, Areas to be
Landscaped
Parking, from back of
sidewalk or curb (min.)
30 - - - - - 
Minimum Frontage §15-317 Determining
Coverage (%)
60 - - - - -
Frontage Coverage 

15-1204 Site Design Development Standards

A. Residential Transition Standards. Where a C District is adjacent to a Residential District, the

following standards apply:

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1. Height. The maximum height within 40 feet of an R District is limited to 30 feet. The
maximum height within 50 feet of an R District is 40 feet.
2. Setbacks.
a. Front. The front setback shall not be less than the required front yard on the
abutting R District lot within 50 feet of the R District.
b. Interior Side and Rear. The interior side and rear setback abutting an R District
boundary shall be 20 feet. In the CMS District, the interior side yard may be
reduced to 10 feet with Director approval.
3. Landscape. See Table 15-2305-C.1, Required Landscape Buffers.
4. Screening. When a multi-story building is proposed and the second story or above is
located within 50 feet of the side or rear yard of a single-family lot, screening measures
shall be applied to provide a reasonable degree of privacy.
a. Screening measures include, but are not limited to, landscaping, alternate window
and balcony placements, placing windows at least six feet from the floor of the
interior of the unit, incorporating wing walls or louvers, using glass block or other
translucent material, and other such methods.
b. Sufficiency of Screening. The Review Authority shall determine the sufficiency of
the proposed screening measures and may require additional measures.

FIGURE 15-1204-A: RESIDENTIAL TRANSITION STANDARDS—C DISTRICTS

B. Enhanced Streetscape. As shown on Table 1203-2, projects which provide an enhanced

streetscape will not be required to provide a front setback. A project shall be considered to have
an enhanced streetscape when it has all of the following characteristics:
1. Sidewalks shall be no less than 12 feet in width. If the current distance between the
right-of-way boundary and the face of the adjacent curb is less than 12 feet, the building

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shall be set back from the right-of-way boundary the distance that is necessary to
achieve the required sidewalk width. The portion of the sidewalk which lies within the
private parcel shall be guaranteed for public access by the enactment of a public access
easement.
2. Street trees shall be provided as follows:
a. Street trees should be located no more than three feet from the back of curb, and
whenever possible should be aligned with other trees on the block.
b. Street trees should generally be evenly spaced, no less than 20 feet apart, and not
more than 40 feet apart.
c. Whenever possible, trees should not be located directly in front of building
entrances.
d. Trees should be placed in tree wells measuring five feet by five feet. To maximize
usable sidewalk area, tree wells shall be covered by grates of a design which is
approved by the Director. Larger tree wells may be required by the Public Works
Director for species requiring more space. The property owner shall assume
maintenance responsibilities for the tree grates.
e. Street trees should be deciduous, fast growing, drought tolerant, and should
eventually form a tall canopy. Not more than one species should be planted per
block. Whenever nearby pre-existing trees are in good condition and meet the
intent of this section, new trees should be of the same species.
3. Pedestrian-scaled street lights shall be provided as follows:
a. Street lights should be located no more than three feet from the curb, and
whenever possible should be aligned with street trees and other lights on the
block.
b. Street lights should be generally evenly spaced, no less than 30 feet apart, and not
more than 80 feet apart. Whenever possible, street lights should be no less than 15
feet from nearby street trees.
c. Street lights should not be of the type commonly known as Cobra Heads or other
types which are intended primarily for the illumination of the vehicular roadway.
Lights should be ornamental and designed primarily for the illumination of the
sidewalk. Whenever nearby pre-existing lights are in good condition and meet the
intent of this section, new lights should be of the same type. Intersection safety
lights shall be typical cobra-head design, while mid-block lighting should be
ornamental and scaled for the pedestrian environment. Lighting shall meet Public
Works standards.
4. If a Community Facilities District is not established to maintain sidewalks, street trees,
and lighting, the applicant shall enter into a maintenance agreement to ensure the
maintenance of said facilities.
5. Facades located with 15 feet of the public sidewalk shall be oriented to the street as
follows:

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a. If there is a primary common building entrance which provides access to reception

areas, elevators, stairs, and internal circulation, it shall face and be oriented to the
street. If there is a yard between the sidewalk and the building, a paved path six
feet in width shall be provided from the public sidewalk to the entrance.
b. Direct entrances from the sidewalk in to individual establishments located along
the street frontage shall be provided. If there is a yard between the sidewalk and
the building, a paved path six feet in width shall be provided from the public
sidewalk to the entrance.

FIGURE 15-1204-B.5: BUILDING ORIENTATION TO THE STREET

6. Exterior walls facing a front or street side lot line shall include windows, doors, or
other openings with transparent glazing for at least 60 percent of the building wall area
located between 2.5 and seven feet above the level of the sidewalk. Openings fulfilling
this requirement shall have transparent glazing and provide views into work areas,
display areas, sales areas, lobbies, or similar active spaces, or into window displays that
are at least two feet deep.

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FIGURE 15-1204-B.6: BUILDING TRANSPARENCY

7. Where buildings are located within two feet of a public sidewalk, the sidewalk shall be
shaded by awnings or canopies as follows:
a. Awning or canopy depth shall be no less than four feet and no more than 10 feet.
b. Clearance shall be no less than eight feet and no more than 12 feet from the
finished floor.
C. Parking. Parking shall be setback as shown in Table 15-1203-2 except as provided below:
1. Underground Parking. Parking that is fully underground and below the street grade
may extend from lot line to lot line.
2. Partially Submerged and Podium Parking. Parking that is partially below the street
grade may extend to the setbacks of the main structure. A maximum six feet of the
parking structure height may extend above the street grade if screened along street
facing elevations by foundation plant materials. Gates need not be screened.

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3. Surface Parking. On lots less than 150 feet in width or depth, surface parking may be
located within 50 feet of a street facing lot line for a maximum of 50 percent of the lot
frontage if the parking area is screened with a garden wall, hedge, trellis, and/or other
landscaping or built structures facing the sidewalk.

FIGURE 15-1204-C.3: SURFACE PARKING

D. Public Plazas. The following standards apply to commercial shopping center developments in
the CC and CR Districts.
1. Entry Plazas / Passenger Loading Areas. A plaza shall be provided at the entry to
each anchor tenant that provides for pedestrian circulation and loading and unloading.
Entry plazas and passenger loading areas shall include unique, decorative paving
materials, adequate seating areas, and provision of adequate shade, and attractive
landscaping, including trees or raised planters.
2. On-Site Plazas. Outdoor plazas for the use of customers and visitors shall be provided
at a rate of five square feet per 1,000 square feet of floor area, up to 1,500 square feet per
plaza.
3. Location. Plazas shall be visible from a public street or from on-site areas normally
frequented by customers, and shall be accessible during business hours.

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4. Amenities. Plazas shall include benches or other seating, and paving shall be of high-
quality materials. Amenities shall be included that enhance the comfort, aesthetics, or
usability of the space, including, but not limited to, trees and other landscaping, shade
structures, drinking fountains, water features, public art, or performance areas.

FIGURE 15-1204-D: PUBLIC PLAZAS

E. Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the
following standards.
1. Internal Connections. A system of pedestrian walkways shall connect all buildings on
a site to each other, to on-site automobile and bicycle parking areas, and to any on-site
open space areas or pedestrian amenities.
2. External Connections. A system of pedestrian walkways shall connect the project site
to adjacent Residential, Commercial, Mixed-Use, Office districts as follows:
a. If the adjacent Residential, Commercial, Mixed-Use, and Office districts are
undeveloped, stub connections shall be provided at a frequency of one per 600 feet.
Upon the development of the adjacent parcels, any fencing or gates at the stubs
shall be opened.
b. If the adjacent Residential, Commercial, Mixed-Use, and Office districts are
developed and provide connection points via breaks in the perimeter wall/fence or
stub streets, then the project shall provide pedestrian walkway connections at
those locations.

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c. If the adjacent Residential, Commercial, Mixed-Use, and Office districts are

developed there are no possible connection points via breaks in the perimeter
wall/fence, then the project shall not be required to provide connections.
3. To Circulation Network . Regular connections between on-site walkways and the
public sidewalk and other planned or existing pedestrian routes shall be provided. An
on-site walkway shall connect the primary building entry or entries to a public sidewalk
on each street frontage.
4. To Streets. Direct and convenient access shall be provided to adjoining residential and
commercial areas to the maximum extent feasible while still providing for safety and
security.
5. To Transit. Safe and convenient pedestrian connections shall be provided from transit
stops to building entrances.
6. Pedestrian Walkway Design.
a. Walkways shall be a minimum of four feet wide, shall be hard-surfaced, and paved
with concrete, stone, tile, brick, or comparable material.
b. Where a required walkway crosses driveways, parking areas, or loading areas, it
must be clearly identifiable through the use of a raised crosswalk, a different
paving material, or similar method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must
be raised or separated from the auto travel lane by a raised curb at least six inches
high, bollards, or other physical barrier.
F. Service Areas and Loading. Service and loading areas should be integrated with the design of
the building and shall be screened from residential areas. Special attention shall be given when
designing loading facilities in a location that is proximate to residential uses. Techniques such
as block walls, enhanced setbacks, or enclosed loading bays can minimize adverse impacts to
residents.

15-1205 Façade Design Development Standards

A. Building Articulation. All street-facing façades, including freeway-facing façades, must include
at least one projection or recess at least two feet in depth for every 25 horizontal feet of wall.
B. Building Materials and Finishes.
1. Each side of a building that is visible from a street or passenger railway shall be
designed with a complementary level of detailing and quality of materials.
2. Veneers should turn corners, avoiding exposed edges and continue down the side of a
building to a logical break, such as a change in wall plane. Material changes at outside
corners should be avoided.
3. Windows shall maintain a consistent design character throughout the development and
shall be of the same material on all elevations facing a street.

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4. Building entrances and common areas shall be accentuated with enhanced finishes and
materials that are durable and high quality and distinguish these spaces from other
elements of the building.
5. Parking areas and structures shall be designed to match and be compatible with the
architectural character, materials, and colors of the overall development.
6. The design of building additions should follow the same general scale, proportion,
massing, and detailing of the original structure, and not in stark contrast to the original
structure.

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Article 13 Employment Districts (E)

Sections:

15-1301 Purpose
15-1302 Use Regulations
15-1303 Intensity and Massing Development Standards
15-1304 Site Design Development Standards
15-1305 Façade Design Development Standards

15-1301 Purpose

The purposes of the Employment Districts are to:

A. Designate adequate land for industrial, office, research and development, and flexible
commercial uses to strengthen the city’s economic base and provide a range of employment
opportunities for the current and future population of the city and region.
B. Provide for the appropriate location of businesses that may have the potential to generate off-
site impacts, while providing to ensure compatibility in use and form with existing and planned
land uses.
C. Provide appropriate buffers between employment centers and residential uses.
D. Implement and provide appropriate regulations for General Plan classifications of “Office,”
“Business Park,” “Regional Business Park,” “Light Industrial,” and “Heavy Industrial.”
Additional purposes of each Employment District are as follows:

O Office. The O district is intended to provide sites for administrative, financial, business, professional,
medical, and public offices, as identified by the General Plan. Retail uses would be limited to business
services and food service and convenience goods for those who work in the area. This district is
intended for locations where the noise or traffic generated by retail sales, restaurants, and service
commercial may be incompatible with surrounding residential neighborhoods.

BP Business Park. The BP district is intended to provide a campus-type office professional

environment that is well suited for large offices or multi-tenant buildings on sites identified by the
General Plan. This district is intended to accommodate and allow for the expansion of small businesses
with limited outdoor storage screened with landscaping proximate to residential uses. Typical land uses
include research and development, laboratories, administrative and general offices, medical offices and
clinics, and professional offices. Small-scale retail and service uses serving local employees and visitors
are permitted as secondary uses.

RBP Regional Business Park. The RBP district is intended for large or campus-like office and
technology development that includes office, research and development, manufacturing, and other large-
scale, professional uses with limited and properly screened outdoor storage. Permitted uses include
incubator-research facilities, prototype manufacturing, testing, repairing, packaging, and printing as

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well as offices and research facilities, on sites identified by the General Plan. Small-scale retail and
service uses serving local employees and visitors are permitted as secondary uses.

IL Light Industrial. The IL district is intended to provide areas, as identified by the General Plan, for a
diverse range of light industrial uses, including limited manufacturing and processing, research and
development, fabrication, utility equipment and service yards, wholesaling, warehousing, and
distribution activities. Small-scale retail and ancillary office uses are also permitted. Light Industrial
areas may serve as buffers between Heavy Industrial Districts and other land uses and otherwise are
generally located in areas with good transportation access, such as along railroads and freeways.

IH Heavy Industrial. The IH district is intended to accommodate the broadest range of industrial uses
on sites identified in the General Plan. It includes manufacturing, assembly, wholesaling, distribution,
and storage activities that are essential to the development of a balanced economic base. Small-scale
commercial services and ancillary office uses are also permitted.

15-1302 Use Regulations

A. Table 15-1302 below prescribes the proposed land use regulations for Employment Districts.
The regulations for the district are established by letter designations listed below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.

“C” designates uses that are permitted after review and approval of a Conditional Use
Permit.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“‒” designates uses that are not permitted.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director shall assign the land use
or activity to a classification that is substantially similar in character per Section 15-5020,
Director’s Determination.
D. All permitted uses are allowed either alone or in combination with other permitted uses unless
otherwise stated in this Code.
E. Use classifications and subclassifications not listed in the table or not found to be substantially
similar to the uses below are not permitted.
F. The table also notes additional regulations that apply to various uses. Section numbers in the
right hand column refer to other sections of this Code.

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 City of Fresno

TABLE 15-1302: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS

Use Classifications O BP RBP IL IH Additional Regulations
Residential Use Classifications
Caretaker Residence ‒ ‒ ‒ P(2) P(2)
Public and Semi-Public Use Classifications
Colleges and Trade Schools, Public or Private P(3) P(3) P(3) P P
Community and Religious Assembly (less
than 2,000 square feet) P P P P ‒ §15-2719, Community and Religious
Community and Religious Assembly (2,000 P P P Assembly Facilities
square feet or more) P (14) (14) (14) ‒
§15-2720, Community Gardens /
Community Garden P P P P P Urban Farms
Conference/Convention Facility C C C ‒ ‒
Cultural Institutions P P P ‒ ‒
P §15-2725, Day Care Centers and
Day Care Centers P P P (15) Family Child Care Homes
Emergency Shelter ‒ ‒ P P ‒ §15-2729, Emergency Shelters
Government Offices P P P P P
Hospitals and Clinics
Hospital C(11) C(11) C(11) C(11) C(11)
Clinic P P P C ‒
Substance Abuse Treatment Clinic C(13) C(13) C(13) C(13) ‒
Instructional Services P P P P P
Park and Recreation Facilities, Public P P P P P
Parking, Public or Private P P P P P
Public Safety Facilities P P P P P
Schools, Public or Private P P P P ‒
Social Service Facilities C C C C ‒
Commercial Use Classifications
§15-2705, Adult-Oriented
Businesses; §9-2001, Picture and
Adult-Oriented Business ‒ ‒ ‒ C C Live Arcades
Aircraft Sales, Services, and Storage ‒ P P P P
Animal Care, Sales and Services
Kennels ‒ ‒ ‒ P P
Veterinary Services C P P P P
Artist’s Studio P P ‒ P ‒
Automobile/Vehicle Sales and Services
§15-2709, Automobile and
Automobile Rentals P P P P P Motorcycle Retail Sales and Leasing
§15-2709, Automobile and
Automobile/Vehicle Sales and Leasing ‒ P P P ‒ Motorcycle Retail Sales and Leasing
Automobile/Vehicle Repair, Major P P P P P
Automobile/Vehicle Service and Repair, §15-2710, Automobile/Vehicle
Minor P P P P P Service and Repair, Major and Minor
Large Vehicle and Equipment Sales, P P P P P

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TABLE 15-1302: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS

Use Classifications O BP RBP IL IH Additional Regulations
Service and Rental
Service Station P P P P P §15-2755, Service Stations
§15-2765, Vehicle Impound Yard
Towing and Impound ‒ ‒ ‒ C C (Tow Yard) and Transit Storage
§15-2711, Automobile/Vehicle
Washing P P P P P Washing
Banks and Financial Institutions
Banks and Credit Unions P P P P ‒
§15-2715, Check Cashing Businesses,
Check Cashing Businesses and Payday Payday Lenders, and Similar
Lenders ‒ ‒ ‒ ‒ ‒ Financial Services
Business Services P P P(6) P P
Banquet Hall C C C C ‒ §15-2712, Banquet Hall
Eating and Drinking Establishments

Restaurant with Alcohol Sales C C C C C §15-2751, Restaurants with Alcohol

Sales, Bars, Nightclubs, and Lounges;
§15-2744, Outdoor Dining and Patio
Restaurant without Alcohol Sales P P P P P Areas
Entertainment and Recreation
Motorcycle/Riding Club ‒ ‒ ‒ P P §15-2742, Motorcycle/Riding Clubs
§15-2756, Shooting Ranges / Archery
Shooting/Archery Range ‒ ‒ ‒ P P Ranges
§15-2708, Arcades, Video Games, and
Family Entertainment Centers, §9-
Small-Scale ‒ C C C ‒ 1801, Billiard Rooms
Food and Beverage Sales
Farmer’s Market P P P P ‒
General Market P P P P ‒ §15-2744, Outdoor Dining and Patio
Areas; §15-2745, Outdoor Retail
Healthy Food Grocer ‒ P P P ‒ Sales
Food Preparation ‒ P P P P
§15-2714, Body Preparation and
Funeral Parlors and Internment Services ‒ P P P ‒ Funeral Services
Live/Work ‒ ‒ ‒ P ‒
Lodging
Hotels and Motels P P P P ‒
Maintenance and Repair Services ‒ P P P P
Offices
Business and Professional P P P P P
Medical and Dental P P P P ‒
Walk-In Clientele P P P P ‒
Personal Services
General Personal Services P P P P ‒
§15-2758, Tattoo or Body
Tattoo or Body Modification Parlor ‒ ‒ ‒ P ‒ Modification Parlor

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TABLE 15-1302: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS

Use Classifications O BP RBP IL IH Additional Regulations
Retail Sales
Building Materials and Services ‒ ‒ ‒ P P §15-2745, Outdoor Retail Sales
§15-2745, Outdoor Retail Sales; 15-
Convenience Retail P(4) P(4) P(4) P(4) P(4) 2761 Tobacco and Vapor Shops
§15-2733, Hobby Stores; §15-2745,
General Retail P(4) P(4) P(4) P(4) P(4) Outdoor Retail Sales
§15-2737, Large-Format Retail; §15-
Large-Format Retail ‒ P(8) P(8) P(8) P(8) 2745, Outdoor Retail Sales
Nurseries and Garden Centers ‒ ‒ ‒ C ‒ §15-2745, Outdoor Retail Sales
Swap Meet / Flea Market ‒ ‒ ‒ C ‒ §15-2731, Flea Markets
Industrial Use Classifications
§15-2721, Concrete Batch Plants,
Construction and Material Yards ‒ P(16) P(16) P(16) P(16) Storage Yards, and Similar Uses
Custom Manufacturing ‒ P(8) P(8) P P
Limited Industrial ‒ P(8) P(8) P P
General Industrial ‒ C C P P
§15-2732, Hazardous Waste
Intensive Industrial ‒ ‒ ‒ ‒ C Management Facilities
Recycling Facility
Reverse Vending Machine P P P P P
CRV Recycling Center ‒ ‒ ‒ C C §15-2750, Recycling Facilities
Recycling Processing Facility ‒ ‒ ‒ C C
Research and Development P P P P P
§15-2768, Wrecking Yards and Auto
Salvage and Wrecking ‒ ‒ ‒ ‒ C Dismantling
Warehousing, Storage, and Distribution
§15-2732, Hazardous Waste
Chemical and Mineral Storage ‒ ‒ ‒ C C Management Facilities
Indoor Warehousing and Storage ‒ P P P P
P(8) P(8) §15-2721, Concrete Batch Plants,
Outdoor Storage ‒ (16) (16) P(16) P(16) Storage Yards, and Similar Uses
Personal Storage C P P P P §2747, Personal (Mini) Storage
Wholesaling and Distribution ‒ P P P P
Transportation, Communication, and Utilities Use Classifications
Airports and Heliports ‒ C(9) C(9) C C
Communication Facilities
Antenna and Transmission Towers §15-2759, Telecommunications and Wireless Facilities
Facilities within Buildings P P P P P
Freight/Truck Terminals and Warehouses ‒ P P P P
Light Fleet-Based Services C P P P P
Utilities, Major ‒ ‒ C P P
Utilities, Minor P P P P P
§15-2732, Hazardous Waste
Waste Transfer Facility ‒ ‒ ‒ C C Management Facilities

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TABLE 15-1302: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS

Use Classifications O BP RBP IL IH Additional Regulations
Agricultural and Extractive Use Classifications
§15-2732, Hazardous Waste
Agricultural Processing ‒ C C P P Management Facilities
Agricultural Support Services ‒ C P P P
Animal Raising ‒ ‒ ‒ ‒ ‒
Crop Cultivation ‒ ‒ ‒ P P §15-2716, Crop Cultivation
Dairy ‒ ‒ ‒ ‒ ‒
Mining and Quarrying ‒ ‒ ‒ ‒ C
Rendering ‒ ‒ ‒ ‒ C
Sales Lot, Feed Lot, Stockyard ‒ ‒ ‒ C P
Slaughterhouse ‒ ‒ ‒ ‒ C
Tasting Room ‒ C C C C
Other Applicable Types
Accessory Uses and Structures §15-2703, Accessory Uses
Home Gardens §15-2734, Home Gardens and Edible Landscaping
Animal Keeping §15-2707, Animal Keeping
§15-2728, Drive-In and Drive-
Drive-In and Drive-Through Facilities C C C C C Through Facilities
Walk–Up Facilities §15-2766, Walk-Up Facilities
Non-Conforming Use Article 4, Non-Conforming Uses, Structures, Site Features, and Lots
Temporary Use §15-2760, Temporary Uses

Specific Limitations:
1. Permitted if existing, no new units are allowed.
2. One caretaker dwelling is allowed where having a caretaker living on the site is necessary for the conduct of the on-site
business.
3. Not to include industrial training such as welding or automotive repair involving the use of tools and materials appropriate
to an industrial use area.
4. Limited to establishments with a gross floor area of 6,000 square feet or less.
5. Not allowed on the ground floor.
6. Permitted only as an accessory use that supports business and office parks, corporate offices, and industrial uses.
7. Limited to membership club retailers and located on an arterial or higher classifications street.
8. Outdoor storage shall be incidental to a primary use and screened from public view.
9. Limited to heliports used as accessory to a hospital.
10. Limited to upper stories unless at least 50 percent of ground floor street frontage is occupied by food service use.
11. Building heights for hospitals shall not exceed 150 ft. There is no maximum Floor Area Ratio for hospitals.
12. Must be closed between the hours of 10 p.m. and 6 a.m.
13. Must include an indoor waiting area.
14. When located within 300 of an Intensive Industrial use a Conditional Use Permit shall be required.
15. Shall be required to comply with Master Environmental Impact Report mitigation measures MM AIR-2, MM AIR-3, and MM
AIR-4 if applicable.
16. A courtesy notice will be provided to all properties within 1,000 feet of these uses when approved.

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15-1303 Intensity and Massing Development Standards

Tables 15-1303-1 to 15-1303-2 prescribe the intensity and massing development standards for the
Employment Districts. Additional regulations are denoted in a right hand column. Section numbers in
this column refer to other sections of the Code, while individual letters refer to subsections that directly
follow the table. The numbers in each illustration below correspond to the “#” column in the associated
table. Drawings are for illustrative purposes and are not drawn to scale.

TABLE 15-1303-1: LOT AND INTENSITY STANDARDS—EMPLOYMENT DISTRICTS

District O BP RBP IL IH Additional Regulations #

Minimum District Size ‒ ̶ 5 acres ̶ ̶

Minimum Lot Size (sq. ft.) 7,500 10,000 ̶ 9,000 9,000

Minimum Lot Width (ft.) 65 65 150 75 75 

Minimum Lot Depth (ft.) 110 110 200 120 120 
2.0 1.0 §15-309, Determining Floor Area
Maximum Floor Area Ratio (FAR) 1.0 1.5 1.5
Ratio

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TABLE 15-1303-2: BUILDING FORM AND LOCATION STANDARDS—EMPLOYMENT DISTRICTS

District O BP RBP IL IH Additional Regulations #

§15-2012, Heights and Height
Exceptions
§15-1304-A, Residential
Maximum Height (ft.) 60 60 60 60 60 Transition Standards

§15-1304-C, Exceptions to
Maximum Height in IL and IH
Districts
Minimum Setbacks (ft.) §15-313, Determining Setbacks
§15-1304-A, Residential
Front (Major Street) 15 15 15 15 15
Transition Standards

Front (Major Street), with
‒ NA NA NA NA §15-1304-D, Enhanced
Enhanced Streetscape
Streetscape
Front (Local Street) ‒ ‒ ‒ ‒ ‒
§15-1304-E, Parking Setbacks
Side ‒ ‒ ‒ ‒ ‒
§15-2014, Projections/ 
Rear ‒ ‒ ‒ ‒ ‒ Encroachments into Yards 
Parking, from back of §15-2305, Areas to be
15 15 15 ‒ ‒
sidewalk or curb Landscaped

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15-1304 Site Design Development Standards

A. Residential Transition Standards. Where an E District abuts a Residential District, the

following standards apply:
1. Height. The maximum height within 40 feet of a Residential District is limited to 30
feet. The maximum height within 50 feet of a residential district is 40 feet.
2. Setbacks.
a. Front and Street Side Yards. The front setback shall not be less than the required
front yard on the abutting Residential District lot within 75 feet of the Residential
District.
b. Interior Side and Rear for the IL and IH Districts. The interior side and rear setback
abutting a Residential District boundary shall be no less than 50 feet.
c. Interior Side and Rear Setbacks for All Other Employment Districts. The interior side
and rear setback abutting a Residential District boundary shall be 20 feet.
3. Landscape. See Table 15-2305-C.1, Required Landscape Buffers.
4. Screening. When a multi-story building is proposed and the second story or above is
located within 50 feet of the side or rear yard of a single-family lot, screening measures
shall be applied to provide a reasonable degree of privacy.
a. Screening measures include, but are not limited to, landscaping, alternate window
and balcony placements, placing windows at least six feet from the floor of the
interior of the unit, incorporating wing walls or louvers, using glass block or other
translucent material, and other such methods.
b. Sufficiency of Screening. The Review Authority shall determine the sufficiency of
the proposed screening measures and may require additional measures.

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FIGURE 15-1304-A: RESIDENTIAL TRANSITION STANDARDS—E DISTRICTS

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B. Exceptions to Maximum Height in Woodward Park Area. Within the geographic area that
is hatched in Figure 15-1304-B, the maximum permitted building height may be increased to
120 feet. Such projects shall conform to the residential transition standards in Section 1304-A
and shall be subject to a Conditional Use Permit.

FIGURE 15-1304-B: EXCEPTIONS TO MAXIMUM HEIGHT IN WOODWARD PARK AREA

C. Exceptions to Maximum Height in IL and IH Districts. Within the IL and IH Districts,

uninhabited structures such as silos, cooling towers, and similar structures used for storage and
manufacturing may exceed the maximum height prescribed in 15-1303-2 by no more than 40
feet. Height in excess of 100 feet for such structures is subject to a Conditional Use Permit.

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D. Enhanced Streetscape. Projects in O Districts which include buildings with a front setback of
less than 15 feet shall provide the following streetscape enhancements:
1. Sidewalks shall be no less than 12 feet in width.
2. Street trees shall be provided as follows:
a. Street trees should be located no more than three feet from the back of curb, and
whenever possible should be aligned with other trees on the block.
b. Street trees should generally be evenly spaced, no less than 20 feet apart, and not
more than 40 feet apart.
c. Whenever possible, trees should not be located directly in front of building
entrances.
d. Trees should be placed in tree wells measuring five feet by five feet. To maximize
usable sidewalk area, tree wells shall be covered by grates of a design which is
approved by the Director. Larger tree wells may be required by the Public Works
Director for species requiring more space. The property owner shall assume
maintenance responsibilities for the tree grates.
e. Street trees should be deciduous, fast growing, drought tolerant, and should
eventually form a tall canopy. Not more than one species should be planted per
block. Whenever nearby pre-existing trees are in good condition and meet the
intent of this section, new trees should be of the same species.
3. Pedestrian-scaled street lights shall be provided as follows:
a. Street lights should be located no more than three feet from the curb, and
whenever possible should be aligned with street trees and other lights on the
block.
b. Street lights should be generally evenly spaced, no less than 30 feet apart, and not
more than 80 feet apart. Whenever possible, street lights should be no less than 15
feet from nearby street trees.
c. Street lights should not be of the type commonly known as Cobra Heads or other
types which are intended primarily for the illumination of the vehicular roadway.
Lights should be ornamental and designed primarily for the illumination of the
sidewalk. Whenever nearby pre-existing lights are in good condition and meet the
intent of this section, new lights should be of the same type. Intersection safety
lights shall be typical cobra-head design, while mid-block lighting should be
ornamental and scaled for the pedestrian environment. Lighting shall meet Public
Works standards.
4. Facades located with 15 feet of the public sidewalk shall be oriented to the street as
follows:
a. If there is a primary common building entrance which provides access to reception
areas, elevators, stairs, and internal circulation, it shall face and be oriented to the
street. If there is a yard between the sidewalk and the building, a paved path six
feet in width shall be provided from the public sidewalk to the entrance.

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b. Direct entrances from the sidewalk in to individual establishments located along

the street frontage shall be provided. If there is a yard between the sidewalk and
the building, a paved path six feet in width shall be provided from the public
sidewalk to the entrance.

FIGURE 15-1304-D-4: BUILDING ORIENTATION TO THE STREET

5. Exterior walls facing a front or street side lot line shall include windows, doors, or
other openings with transparent glazing for at least 60 percent of the building wall area
located between 2.5 and seven feet above the level of the sidewalk. Openings fulfilling
this requirement shall have transparent glazing and provide views into work areas,
display areas, sales areas, lobbies, or similar active spaces, or into window displays that
are at least two feet deep.

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FIGURE 15-1304-D-5: BUILDING TRANSPARENCY

6. Where buildings are located within two feet of a public sidewalk, the sidewalk shall be
shaded by awnings or canopies as follows:
a. Awning or canopy depth shall be no less than four feet and no more than 10 feet.
b. Clearance shall be no less than eight feet and no more than 12 feet from the
finished floor.
E. Parking Setbacks. In the O, BP, and RBP Districts, parking shall be set back from the street
facing lot line as shown in Table 15-1303-2, except as provided below:

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1. Surface Parking. On lots less than 150 feet in width or depth, the parking setback may
be reduced to six feet. This area shall be landscaped. Parking spaces shall be screened
with a minimum three foot high berm, wall, or hedge, or combination thereof.

FIGURE 15-1304-E.1: SURFACE PARKING SCREENING

2. Partially Submerged and Podium Parking. Parking that is partially below the street
grade may extend to the setbacks of the main structure. A maximum six feet of the
parking structure height may extend above the street grade if screened along street
facing elevations by foundation plant materials. Gates need not be screened.
3. Underground Parking. Parking that is fully underground and below the street grade
may extend from property line to property line.
4. Carports. If proposed on a Major Street in the O or the BP Districts, carports:
a. Should generally be located away from major streets.
b. There shall be no more than six consecutive carport spaces parallel to major
streets, with a minimum distance of 20 feet between every six carport spaces.
5. Driveways. The location and width of driveways shall be minimized; they are permitted
only to provide access to garages, carports, and parking areas. Curb cuts are limited to
one for every 50 feet of street frontage.
F. Pedestrian Access. Within the O District, on-site pedestrian circulation and access must be
provided according to the following standards.
1. To Streets. Direct and convenient access shall be provided to adjoining residential and
commercial areas to the maximum extent feasible while still providing for safety and
security.

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2. To Transit. Safe and convenient pedestrian connections shall be provided from transit
stops to building entrances.
3. To Circulation Network . Regular connections between on-site walkways and the
public sidewalk and other planned or existing pedestrian routes shall be provided. An
on-site walkway shall connect the primary building entry or entries to a public sidewalk
on each street frontage.
4. Internal Connections. A system of pedestrian walkways shall connect all buildings on
a site to each other, to on-site automobile and bicycle parking areas, and to any on-site
open space areas or pedestrian amenities.
5. External Connections. In the O District, a system of pedestrian walkways shall
connect the project site to adjacent Residential, Commercial, Mixed Use, Office districts
as follows:
a. If the adjacent Residential, Commercial, Mixed Use, and Office districts are
undeveloped, stub connections shall be provided at a frequency of one per 600 feet.
Upon the development of the adjacent parcels, any fencing or gates at the stubs
shall be opened.
b. If the adjacent Residential, Commercial, Mixed Use, and Office districts are
developed and provide connection points via breaks in the perimeter wall/fence or
stub streets, then the project shall provide pedestrian walkway connections at
those locations.
c. If the adjacent Residential, Commercial, Mixed Use, and Office districts are
developed there are no possible connection points via breaks in the perimeter
wall/fence, then the project shall not be required to provide connections.
6. Pedestrian Walkway Design.
a. Walkways shall be a minimum of four feet wide, shall be hard-surfaced, and paved
with concrete, stone, tile, brick, or comparable material.
b. Where a required walkway crosses driveways, parking areas, or loading areas, it
must be clearly identifiable through the use of a raised crosswalk, a different
paving material, or similar method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must
be raised or separated from the auto travel lane by a raised curb at least six inches
high, bollards, or other physical barrier.
G. Service Areas and Loading. Service and loading areas should be integrated with the design of
the building and shall be screened from residential areas. Special attention shall be given when
designing loading facilities in a location that is proximate to residential uses. Techniques such
as block walls, enhanced setbacks, or enclosed loading can minimize adverse impacts to
residents.

15-1305 Façade Design Development Standards

A. Building Articulation. In the O District, all street-facing façades must include at least one
projection or recess at least two feet in depth for every 25 feet of horizontal feet of wall.

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 City of Fresno

B. Building Materials and Finishes.

1. In the O District, the following standards shall apply:
a. Each side of a building that is visible from a Major Street shall be designed with a
complementary level of detailing and quality of materials.
b. There shall be a minimum of two exterior wall finish materials.
c. Veneers should turn corners, avoiding exposed edges and continue down the side
of a building to a logical break, such as a change in wall plane. Material changes at
outside corners should be avoided.
d. Building entrances and common areas shall be accentuated with enhanced finishes
and materials that are durable and high quality and distinguish these spaces from
other elements of the building.
e. Metal buildings should employ a variety of building forms shapes, colors,
materials, and other architectural treatments to add visual interest and variety to
the building. Architectural treatments should emphasize the primary entrance to
the building.
f. Unless roofing materials are part of the design element (for example, tiles,
concrete, or metal roofing elements), the ridge line elevation should not exceed the
parapet elevation.
g. Windows shall maintain a consistent design character throughout the development
and shall be of the same material on all elevations facing a street.
h. Parking areas and structures shall be designed to match and be compatible with
the architectural character, materials, and colors of the overall development.
2. In the BP and RBP Districts, buildings within 100 feet of a major street shall apply at
least two of the following standards:
a. Use a minimum of two exterior wall finish materials shall be used.
b. Use a minimum of three exterior paint colors.
c. Design street-facing façades to have an overall wall composition of at least 20
percent glazing.
d. Provide one inset of six inches in depth, 10 feet in height, and 20 feet in width for
every 50 feet of wall length.
e. Provide canopies or awnings with at least four feet of projection for at least 50
percent of the wall length.
f. Employ an architectural treatment to the primary entrance(s) such as decorative
lighting, increased height, or enhanced materials.

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Article 14 Public and Semi-Public Districts (PSP)

Sections:

15-1401 Purpose
15-1402 Use Regulations
15-1403 Intensity and Massing Development Standards
15-1404 Site Design Development Standards

15-1401 Purpose

The specific purposes of the Public and Semi-Public Districts are to:

A. Provide areas for a wide range of public facilities, including parks and open space, educational
facilities, cultural and institutional uses, health services, municipal offices, general government
operations, utility and public service needs, and other public or quasi-public facilities.
B. Ensure that the development and operation of public and semi-public uses protects and
enhances the character and quality of life of surrounding residential areas.
C. Ensure the provision of services and facilities needed to serve residents, businesses, and visitors
and maintain a high quality of life standard.
D. Implement and provide appropriate regulations for General Plan classifications of “Open Space,”
and “Public and Institutional.”
Additional purposes of each Public and Semi-Public District are as follows:

OS Open Space. The OS district is intended for undeveloped park lands and permanent open spaces in
the community, including environmentally-sensitive lands, waterways, and wetlands. It is also intended
to safeguard the health, safety, and welfare of the people by limiting development in areas where police
and fire services, protection against flooding by storm water, and mitigation of excessive erosion are not
possible without excessive costs to the community. This district may include trails and other low-impact
public recreational uses, ponding basins, riverbottoms/riverbeds, and airport approach/clear zones.
Access may be restricted to areas of sensitive habitat or which pose a danger to the public.

PR Parks and Recreation. The PR district is intended to maintain areas for active and passive public
parks and multi-purpose trails, including outdoor and indoor recreation such as playing fields, trails,
playgrounds, community centers, and other appropriate recreational uses. The PR district may include
ponding basins or airport approach/clear zones if developed for, programmed, and actively used as
recreation fields.

PI Public and Institutional. The PI district is for public or quasi-public facilities, including City
facilities, utilities, schools, health services, corporation yards, utility stations, and similar uses.
Accessory retail uses and services, including food facilities and childcare, are permitted.

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15-1402 Use Regulations

A. Table 15-1402 prescribes the proposed land use regulations for Public and Semi-Public
Districts. The regulations for the districts are established by letter designations listed below.
These designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.

“C” designates uses that are permitted after review and approval of a Conditional Use
Permit.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“‒” designates uses that are not permitted.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director shall assign the land use
or activity to a classification that is substantially similar in character per Section 15-5020,
Director’s Determination.
D. All permitted uses are allowed either alone or in combination with other permitted uses unless
otherwise stated in this Code.
E. Use classifications and subclassifications not listed in the table or not found to be substantially
similar to the uses below are not permitted.
F. The table also notes additional regulations that apply to various uses. Section numbers in the
right hand column refer to other sections of this Code.
TABLE 15-1402: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC DISTRICTS
Use Classifications OS PR PI Additional Regulations
Residential Use Classifications
Multi-Unit Residential ‒ ‒ P(8)
Public and Semi-Public Use Classifications
Cemetery P ‒ P
Colleges and Trade Schools, Public or Private ‒ ‒ P
Community and Religious Assembly (less than
2,000 square feet) C(1) P(1) P §15-2719, Community and Religious Assembly
Community and Religious Assembly (2,000 Facilities
square feet or more) ‒ P(1) P
Community Garden P P P §15-2720, Community Gardens / Urban Farms
Conference/Convention Facility ‒ ‒ P
Cultural Institutions ‒ P P
§15-2725, Day Care Centers and Family Child Care
Day Care Centers ‒ ‒ P Homes
Emergency Shelter ‒ ‒ P §15-2729, Emergency Shelters
Government Offices ‒ ‒ P
Hospitals and Clinics

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TABLE 15-1402: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC DISTRICTS

Use Classifications OS PR PI Additional Regulations
Hospital ‒ ‒ P(5)
Clinic ‒ ‒ P
Substance Abuse Treatment Clinic ‒ ‒ C(6)
Instructional Services ‒ ‒ P
Park and Recreation Facilities, Public P P P
Parking, Public or Private C C C
Public Safety Facilities C C P
Schools, Public or Private ‒ ‒ P
Social Service Facilities ‒ ‒ P
Commercial Use Classifications
Animal Care, Sales and Services
Kennels ‒ ‒ C(2)
Eating and Drinking Establishments
Restaurant with Alcohol Sales ‒ ‒ C(3) §15-2751, Restaurants with Alcohol Sales, Bars,
Nightclubs, and Lounges; §15-2744, Outdoor Dining
Restaurant without Alcohol Sales ‒ P(3) P(3) and Patio Areas
Entertainment and Recreation
Large-Scale ‒ P(7) ‒
Food and Beverage Sales
Farmer’s Markets ‒ C P §15-2730, Farmer’s Markets
Retail Sales
General Retail ‒ ‒ P(3) §15-2745, Outdoor Retail Sales
Industrial Use Classifications
Recycling Facility
Reverse Vending Machine ‒ ‒ ‒
§15-2750, Recycling Facilities
Recycling Processing Facility ‒ ‒ C
Transportation, Communication, and Utilities Use Classifications
Airports and Heliports ‒ ‒ C(4)
Communication Facilities
Antenna and Transmission Towers §15-2759, Telecommunications and Wireless Facilities
Facilities within Buildings ‒ ‒ P
Transportation Passenger Terminals ‒ ‒ P
Utilities, Major C ‒ P
Utilities, Minor P P P
Waste Transfer Facility ‒ ‒ C
Agricultural and Extractive Use Classifications
Crop Cultivation P ‒ ‒ §15-2716, Crop Cultivation
Other Applicable Types
Accessory Uses and Structures §15-2703, Accessory Uses
Home Gardens §15-2734, Home Gardens and Edible Landscaping
Animal Keeping §15-2707, Animal Keeping

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TABLE 15-1402: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC DISTRICTS

Use Classifications OS PR PI Additional Regulations
Drive-In and Drive-Through Facilities ‒ ‒ ‒ §15-2728, Drive-In and Drive-Through Facilities
Walk–Up Facilities §15-2766, Walk-Up Facilities
Non-Conforming Use Article 4, Non-Conforming Uses, Structures, Site Features, and Lots
Temporary Use §15-2760, Temporary Uses

Specific Limitations:
1. Limited to facilities associated with park and recreation facilities.
2. Limited to government or non-profit animal shelters located a minimum of 100 feet from a residential use or district.
3. Limited to gift shops, cafes, and restaurants that are an accessory to cultural institutions, community and religious assembly,
and conference/convention centers.
4. Heliports used as accessory to a hospital are permitted by right and shall not require a Conditional Use Permit.
5. Building heights for hospitals shall not exceed 150 ft. There is no maximum Floor Area Ratio for hospitals.
6. Must include an indoor waiting area.
7. Limited to golf courses.
8. Limited to on-campus housing operated by an accredited school.

15-1403 Intensity and Massing Development Standards

Table 15-1403 prescribes the intensity and massing development standards for the Public and Semi-
Public Districts. Additional regulations are denoted in a right hand column. Section numbers in this
column refer to other sections of the Code, while individual letters refer to subsections that directly
follow the table. The numbers in each illustration below correspond to the “#” column in the associated
table.

TABLE 15-1403: DEVELOPMENT STANDARDS—PUBLIC AND SEMI-PUBLIC DISTRICTS

District OS PR PI Additional Regulations

§15-310, Determining Residential Density
Maximum Density (du/ac) ‒ ‒ 45
§15-1404-E, On-Campus Housing Standards
§15-1404-A, Additional Height for Recreational
Maximum Height (ft.) 35 35 35 Facilities
§15-2012, Heights and Height Exceptions

Minimum Setbacks (ft.)

Front 25 25 20
§15-1404-B, Residential Transition Standards

Interior Side 20 20 15 §15-1404-D, Setbacks

§15-2014, Projections/Encroachments into
Street Side 25 25 20 Yards
§15-2305, Areas to be Landscaped
Rear 20 20 15

Maximum Lot Coverage (%) 10 10 35

Supplemental Regulations §15-1404, Site Design Development Standards

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15-1404 Site Design Development Standards

A. Additional Height for Recreational Facilities. Additional height for structures related to
recreational facilities such as light standards, nets, and fences, may be approved with a
Conditional Use Permit.
B. Residential Transition Standards. See Table 15-2305-C.1, Required Landscape Buffers.
C. Service Areas and Loading. Service and loading areas shall be located so that they are oriented
away from residences, primary pedestrian entrances and areas, and not adjacent to or parallel to
any public right-of-way (except alleys).
D. Setbacks. The prescribed setbacks apply to all structures, including, but not limited to,
bleachers, dugouts, backstops, lights, etc. Should the parcel be less than one-half acre, the
Director may reduce the front and street side yard to 15 feet.
E. On-Campus Housing Standards. The provisions set in 15-1004-A, RS Transition Standards
and 15-1004-D, On-Site Open Space shall apply.
F. San Joaquin River Corridor Preservation. Any development within the San Joaquin River
Corridor shall be limited or required to provide an extended buffer in order to protect the
natural environs. The limitations and buffers shall be consistent with the General Plan and may
be expanded further subject to environmental review.

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Article 15 Downtown Districts

(Reserved)

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Article 16 Overlay Districts

Sections:

15-1601 Planned Development (PD) Overlay District

15-1602 Airport Environs (AE) Overlay District
15-1603 Bluff Protection (BP) Overlay District
15-1604 Expressway Area (EA) Overlay District
15-1605 Residential Modifying (RM) Overlay District
15-1606 Annexed Rural Residential Transitional (ANX) Overlay District
15-1607 Equine (EQ) Overlay District
15-1608 Mining (M) Overlay District
15-1609 Apartment House (AH) Overlay District

15-1601 Planned Development (PD) Overlay District

A. Purpose. The Planned Development (PD) Overlay District allows for an alternate process to
accommodate major and unique developments for residential, commercial, professional, or other
similar activities, including combinations of uses and modified development standards, which
would create a desirable, functional, and community-oriented environment under controlled
conditions of a development plan. The PD district is intended to provide assurances to a land
developer which will reduce the economic risks of a project while providing the City with a
flexible means of promoting comprehensive planning and orderly development.
B. Use Regulations. No use other than an existing use is permitted in a PD District except in
accordance with a valid PD Plan or adopted Specific Plan. Any permitted or conditional use
authorized by this Code may be included in an approved PD Plan or an adopted Specific Plan
consistent with the General Plan land use designation(s) for the property.
C. Development Standards.
1. Minimum Area. The minimum area of a PD District shall be as follows; however, the
City Council may approve a District smaller than the minimum area if it finds that
rezoning to PD would further achieve the goals of the General Plan and provide greater
benefits to the general welfare of Fresno’s residents and property owners than
development under conventional zoning because of unique characteristics of the site or
the proposed use or mix of uses.
a. Commercial and Mixed-Use Districts. One-half contiguous acres.
b. Other Districts. Two contiguous acres.
2. Open Space. Open space shall be shown on the PD Plan, and the total open area in a
PD Plan shall be substantially the same, or greater as the open area required by the
Base District for the total area of the planned development.
3. Residential Unit Density. Except where a density bonus is granted in compliance with
the City's density bonus regulations for affordable housing in Article 22, Affordable
Housing Density Bonus, the total number of dwelling units in a PD Plan shall not

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exceed the maximum number permitted by the General Plan density for the total area of
the planned development designated for residential use.
4. PD Plan Regulations. Minimum lot area, yard requirements, building heights, and
other physical development standards shall be as prescribed by the PD Plan. Each PD
Plan shall establish development standards that, at a minimum, address the following:
a. Land use;
b. Circulation of traffic, bicycles, and pedestrians;
c. Landscaping and planting areas;
d. Residential density; non-residential floor area;
e. Minimum building site;
f. Minimum lot dimensions;
g. Maximum lot coverage by buildings and structures;
h. Minimum yards;
i. Maximum building or structure heights; transitional standards to adjacent
residential neighborhoods;
j. Maximum height of fences and walls;
k. Signs;
l. Off-street parking and loading; and,
m. Other items as deemed appropriate by the Director, Planning Commission, and
City Council.
D. PD Plan Project Description. Each PD Plan shall clearly outline how it accomplishes the
following:
1. Addresses a unique situation.
2. Confers a substantial benefit to the city.
3. Incorporates creative site design to achieve the purposes of this Code and General Plan,
and represents an improvement in quality over what is possible through the strict
application of the otherwise applicable district or development standards. These
improvements may include:
a. A greater amount of open space and access;
b. Environmental protection;
c. Tree and/or vegetation preservation;
d. Creation of multiple-use projects including residential, commercial, or recreational
facilities;
e. Increased choice of housing options.
4. The project would be impractical to achieve within one of the City’s Base Districts.

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15-1602 Airport Environs (AE) Overlay District

A. Purpose. As used herein, “Airport” means Fresno Yosemite International Airport, Fresno-
Chandler Executive Airport, and/or Sierra Sky Park. The Airport Environs (AE) Overlay
District is established to:
1. Protect life and property on the ground and in the air around the airport from potential
hazards to ensure the safe navigation of aircraft.
2. Identify a range of uses compatible with airport accident hazard and airport noise
exposure.
3. Prohibit the development of incompatible uses that are detrimental to the general
health, safety, and welfare and to existing and future airport operations.
4. Require noise attenuated construction within the airport environs.
5. Comply with Federal Aviation Administration (FAA) regulations.
6. Comply with the California State Aeronautics Act.
B. Use Regulations. Those uses permitted in the Base District, subject to the limitations and
conditions set forth therein and consistent with applicable Airport Land Use Plans.
C. Development Standards.
1. In addition to the development standards of the underlying district, development in the
AE Overlay District is subject to the requirements, limitations, and conditions set forth
therein and consistent with applicable Airport Land Use Compatibility Plans and
applicable provisions of Federal Aviation Administration (FAA) regulations. The three
airport plans within the city are Sierra Sky Park, Fresno-Chandler Executive, and
Fresno Yosemite International.
2. Airport Land Use Commission (ALUC) Review. The ALUC shall review any
projects within its purview pursuant to applicable plans, and shall review any text
amendments to this Code.

15-1603 Bluff Protection (BP) Overlay District

A. Purpose. The Bluff Protection (BP) Overlay District is intended to provide special land
development standards that will preserve the integrity of the natural landscape of the southerly
San Joaquin River Bluffs, adjacent properties, and adjacent open spaces as areas of special
quality by reason of the topography, geologic substratum, and environment of the area.
Regulations for the BP Overlay District are deemed necessary for the preservation of the special
qualities of the southerly San Joaquin River Bluffs, and for the protection of the health, safety,
and general welfare of owners and users of property within the River Bluff Influence Area.
B. Applicability. The provisions of this article apply to areas within 300 feet of the toe of the San
Joaquin River bluff.
C. Use Regulations. Those uses permitted in the Base District, subject to the limitations and
conditions set forth therein.

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D. Development Standards. Development Standards shall be as required by the Base District,

except as follows:
1. Bluff Setback. Development, including buildings, structures, decks, pools, spas, and
steps, shall be setback a minimum of 30 feet from the bluff edge or as identified as
necessary for the preservation of the existing state of the bluffs in the soils report
prepared pursuant to Section 15-1603-F, Soils Report, whichever is greater. Buildings,
structures, decks, pools, spas, and steps include all objects that may be below grade, at
grade, or above grade.
2. Lighting and Illumination. Streetlights and all exterior lighting shall be directed away
from the riverbottom.
3. Design and Orientation. The design and orientation of structures, walls and fences
shall be in keeping with the natural character of the Bluffs. Fences must be open a
minimum of 80 percent (i.e., no more than 20 percent opaque) to allow for the passage of
light and air.
4. Colors and Materials. Construction shall be permitted only on lots subject to recorded
deed restrictions or covenants restricting exterior colors and construction materials to
those which are compatible with the natural bluff environment and with surrounding
development.
5. Geologic Impact Standards. To minimize potential geologic and soil hazards, the
following provisions shall apply to all subdivisions and development within Bluff Zones
I, II, and III of the San Joaquin River Bluffs environs:
a. General Provisions. General provisions for grading, drainage, and erosion:
i. Locations of streets, utilities and other facilities shall be approved by the
Director and the City Engineer.
ii. Requirements for the location, design, construction, and maintenance of
surface and subsurface drainage facilities shall be as determined by the
Fresno Metropolitan Flood Control District.
iii. All development within Bluff Zones I, II, and III shall comply with the
applicable provisions of the Building Code as adopted and amended by
the City.
iv. Drainage of storm and irrigation water shall be directed away from the
Bluff Face to public rights-of-way or to drainage facilities approved by
the Fresno Metropolitan Flood Control District. A drainage plan shall
be provided and approved by the Director for each separate lot within
the Bluff Influence Area, establishing methods for conveying surface
water from roofs and landscaping, and drain water from all swimming
pools or decorative pools to approved locations away from the Bluff
Face.
v. To minimize erosion, the following shall apply to all graded, altered, or
unstable bluff areas:

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(1) Landscaping with drought-tolerant, low-fuel plants,

compatible with the bluff environs, from a list prepared by
the City.
(2) Landscape irrigation shall utilize drip irrigation or low
precipitation systems, and must be approved by the civil
engineer prior to installation.
(3) Hydroseeding, netting and mulch shall be utilized to re-
establish plant life, to control erosion and to discourage
rodent burrowing.
b. Soils Investigation. The following types of soil evaluations shall be performed and
reported:
i. Bluff Zone I. A civil engineer or soils engineer registered in the State of
California shall investigate and report on soil and geologic conditions,
utilizing methods consistent with accepted practices. The report shall
evaluate soils and geologic conditions for development proposals
located outside Bluff Zone II and shall be similar in scope to the soils
investigation required under Subparagraph ii, below. The investigation
and report shall identify potential surface and subsurface drainage
problems that may ultimately affect the stability of the bluffs and any
measures to mitigate such effects.
ii. Bluff Zone II. A civil engineer or soils engineer registered in the State
of California shall provide a detailed Soils Investigation and Evaluation
Report using methods consistent with accepted practice and shall
include the following:
(1) Evaluation of existing stability;
(2) Evaluation of post-development slope stability;
(3) Documentation of existing conditions for rock falls, block
caving, creep failures, shear failures, excessive erosion and
sloughing;
(4) Evaluation of slope angles, subsurface drainage, proposed
grading, structures, utility trenches, potential rodent
population, storm drain disposal, surface irrigation and
drainage, erosion, traffic vibration, potential seismic hazards,
and on-site sewage disposal approximate to the bluffs;
(5) Evaluation of the influence of future development and
grading along the Bluff Toe for its effect on slope stability;
(6) Evaluation of the adverse effect of increased surface and
subsurface drainage;
(7) Coordination, review, and approval of site grading and
drainage plans prepared by the project civil engineer for
conformance to soils and geologic reports;

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(8) Laboratory tests to evaluate the soil parameters to be used in

determination of slope stability;
(9) Determination and establishment of the location of the Bluff
Toe, Bluff Edge and of any building setbacks.
iii. Bluff Zone III. A civil engineer or soils engineer registered in the State
of California shall complete a Soils Investigation and Evaluation Report,
involving detailed study of individual lots within the River Bluff
Influence Area, as follows:
(1) Zone III soils investigations will address the details of the
configuration, location, type, and loading of the proposed
structures and drainage plan;
(2) The report shall provide detailed recommendations for
foundations, drainage, and other items critical to bluff
stability.
c. Filing. Filing of Soils Investigation and Evaluation Reports shall be required as
follows:
i. A Zone I, Zone II or Zone III Soils Investigation and Evaluation Report
and a grading plan shall be filed at the time of filing any tentative tract
map or parcel map providing for lots or portions of lots within Zone I,
Zone II or Zone III, or at the time of filing any application for rezoning
or for special permits for parcels of land within Zone I, Zone II or Zone
III;
ii. For parcels of land within Zone I, Zone II or Zone III, that are not the
subject of the filing of a tentative map or tentative parcel map, or that
are not the subject of any application for rezoning or a special permit, a
Zone I, Zone II or Zone III Soils Investigation and Evaluation Report
and a grading plan shall be filed with any request for a building permit.
d. Certification. The Soils Investigation and Evaluation Reports shall be certified as
follows:
i. The engineer responsible for the soils investigation and evaluation
report and for the grading plan shall certify that the proposed project
will not cause any significant increase in the risk of damage to the bluff
from erosion, slippage, subsidence, or other movement when grading,
drainage, and other slope protection measures have been done in
accordance with the Soils Investigation and Evaluation Report and the
grading plan. The certificate may be executed on the face of the
subdivision map or parcel map or may be contained in a separate
instrument delivered to the Director.
ii. The engineer responsible for the soils investigation and evaluation
report and for the grading plan for parcels of land for which
certification is not provided above shall file written certification with
any request for a building permit that the proposed project will not

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cause any significant increase in the risk of damage to the bluff from
erosion, slippage, subsidence or other movement, when grading,
drainage and other slope protection have been done in accordance with
the soils investigation and evaluation report and the grading plan.
e. Completion of Erosion Controls. All erosion control measures shall be completed
before the issuance of occupancy permits for residences constructed on lots within
or partially within Zone II, and shall be completed before the issuance of building
permits for structures constructed on lots within or partially within Zone III.
E. Development Permit. A Development Permit is required for all grading and development,
including buildings, structures, decks, pools, spas, and steps, within or abutting the southerly
boundary of the BP Overlay District. This section applies to above or below grade objects.
F. Soils Report. All applications for development shall provide a soils report. This requirement
does not apply to the property between Blythe Avenue and the extension of the Nees Avenue
alignment, existing as of August 1, 1979, to the Bluff.
G. Grading Standards. No alteration or modification of the existing landscape, including grading
or alteration of existing topography, or construction of any structures, shall be permitted on the
bluff face or air space above it. This requirement does not apply to the property between Blythe
Avenue and the extension of the Nees Avenue alignment, existing as of August 1, 1979, to the
Bluff.
H. Other Development Regulations. Private access, including gates and/or staircases, irrigation
systems, planting, maintenance/weed control, and/or disposing of green waste onto the Bluff,
are not permitted.
I. Commencement of Improvements. No Building Permit or Grading Permit shall be issued
unless all required technical studies required by this Code have been submitted and all
applicable permits required by this Code have been obtained.

15-1604 Expressway Area (EA) Overlay District

A. Purpose. As used herein, the Expressway Area (EA) Overlay District means major streets that
are classified as Expressways, Super Arterials, and other streets that may be designated by the
City. The Expressway Area (EA) Overlay District is established to:
1. Protect land uses and residences proximate to designated major streets.
2. Limit development that may potentially be detrimental to the general health, safety, and
welfare and to existing and future infrastructure operations and improvements.
3. Mitigate noise to acceptable levels.
B. Use Regulations. Those uses permitted in the Base District, subject to the limitations and
conditions set forth therein.
C. Development Standards. Development Standards shall be as required by the Base District,
except as follows:
1. Residential Districts. No building shall be erected within 200 feet of the right-of-way
line, except as follows:

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a. An acoustical study determines that interior noise can be mitigated to acceptable

levels.
b. In no case shall the minimum building setback be less than 75 feet from the center
line of the nearest moving traffic lane of the abutting roadway.
c. Any barrier necessary to achieve acceptable noise levels shall not be less than eight
feet in height and may be a wall, an earth berm, or any combination of wall and
earth berm.
d. Where no frontage road is required along the expressway, any landscaped open
space transition setback separating properties zoned for residential uses shall
contain a wall, berm, or any combination of wall and berm, not less than eight feet
high and located 50 feet from and parallel to the center line of the nearest moving
lane of the abutting roadway.
2. Non-Residential Districts. No buildings, nor private signage, shall be erected within
30 feet of the right-of-way.

15-1605 Residential Modifying (RM) Overlay District

A. Purpose. The Residential Modifying (RM) Overlay District is intended to provide special land
development and street development standards which will create, protect, and maintain
designated areas, streets, and adjacent properties as residential areas of exceptional public and
private value.
B. Use Regulations.
1. Permitted Uses. Those uses permitted in the Base District, subject to the limitations
and conditions set forth therein.
2. Uses Subject to a Conditional Use Permit. Those uses permitted in the Base District,
subject to the limitations and conditions set forth therein.
3. Uses Not Permitted.
a. The uses expressly prohibited by the provisions of the Base District.
b. Family Day Care.
c. Community and Religious Assembly.
d. Schools, Public or Private.
e. Park and Recreation Facilities.
f. Cultural Institutions.
g. Hospitals and Clinics.
C. Development Standards. Development Standards shall be as required by the Base District
except as follows:
1. All yards required by an underlying district and abutting a street, shall be landscaped
and maintained by the property owner.

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2. Where the underlying district permits farm animals, the front or side yard abutting a
street may be designed with a pasture as permitted by the underlying district.

15-1606 Annexed Rural Residential Transitional (ANX) Overlay District

A. Purpose. The Annexed Rural Residential Transitional (ANX) Overlay District allows rural
residential use of properties upon annexation to the city continuing until such time as the
properties are further developed consistent with the Base District.
B. Use Regulations.
1. Permitted Uses. Any permitted Special Use shall subject to the provisions in Article
27.
a. The uses permitted by the provisions of the Base District.
b. Existing Uses. Any use existing at the time the property was annexed to the city so
long as the use had been lawfully allowed by the County at the time immediately
preceding the annexation, subject to provisions of Article 4, Non-Conforming
Uses, Structures, Site Features, and Lots.
c. One single-family dwelling unit per lot, and a Second Dwelling Unit.
d. Accessory Buildings.
e. Garages.
f. Servants' quarters on parcels of land having a minimum lot area of 36,000 square
feet or more.
g. Barns, stables, corrals, coops and/or animal or fowl pen.
h. Adult Day Care Facilities for a maximum of six adults when located in a single-
family dwelling.
i. Crop Cultivation and Community Gardens.
j. Animal Keeping.
i. Household Pets.
ii. Where the lot area is at least one acre in size, a property owner may
have adult bovine (cows) or equine (horses) animals, in any combination
thereof, and their immature offspring, per acre. In no event shall any
property regardless of size have more than 10 adult bovine or equine, or
combination thereof. For every adult bovine or equine allowed on a
property, a property owner may substitute two adult ovine (sheep) or
adult caprine (goats), including any immature offspring. Other similar
animal types may be allowed upon a determination by the Director that
they will not detrimentally affect the public health, safety, and/or
welfare.
iii. Poultry (limited to hens only), rabbits, or similar small feather-bearing
or fur-bearing animals, not to exceed twenty-four of any kind or
combination thereof, for domestic purposes only.

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 City of Fresno

iv. Where any of the foregoing animals noted in this section are permitted
on site, a stormwater runoff permit may be required in accordance with
the requirements of the Regional Water Quality Control Board.
k. Family Day Care Homes, small.
l. Greenhouses, horticultural collections and flower and vegetable gardens, private.
m. Group housing facility for a maximum of six persons when located in a single-
family dwelling.
n. Home Occupations.
o. Petroleum products storage, for use by the occupants of the premises, but not for
resale or distribution.
p. Roadside Stands, temporary, for the sale of agricultural products produced upon
the premises.
q. Signs, subject to provisions of Article 26.
2. Uses Subject to a Conditional Use Permit. Those uses permitted in the Base District,
subject to the limitations and conditions set forth therein.
3. Uses Not Permitted. Those uses not permitted in the Base District or listed above,
subject to the limitations and conditions set forth therein.
C. Development Standards. For all properties in the ANX overlay district, the RS-1 zone district
standards shall apply with the exception that an animal or fowl pen, coop, stable, bam, or corral
may be located within 40 feet of any dwelling or other building used for human habitation, or
within 100 feet of the front property line of the subject property under a Conditional Use Permit
filed and approved pursuant to Article 53.

15-1607 Equine (EQ) Overlay District

A. Purpose. The Equine (EQ) Overlay District is established to identify suburban residential
areas where horses and other equine are allowed to be kept, while ensuring the protection of the
quality of the residential environment and securing the health, safety, and general welfare of the
residents.
B. Applicability. In the event of a conflict between this section and Section 15-2707, Animal
Keeping, the provisions of this section shall prevail.
C. Use Regulations. Those uses permitted in the Base District, subject to the limitations and
conditions set forth therein, except as follows:
1. Horse Keeping. The keeping of horses is permitted, subject to the following:
a. Number of Horses Permitted.
i. Lots 36,000 Square Feet or Less. Up to two adult horses and one of
their offspring less than two years of age are permitted.
ii. Lots 36,001 Square Feet or More. Up to four horses are permitted.
b. Minimum Setback Requirements for Stables and Corrals.

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 Part II: Base and Overlay Districts

i. From Side or Rear Property Lines. 25 feet.

ii. From Windows or Doors of Buildings Used for Human Habitation. 40
feet.
iii. From the Front Line of the Property. 100 feet.
D. Development Standards. Development Standards shall be as required by the Base District.

15-1608 Mining (M) Overlay District

A. Purpose. The Mining (M) Overlay District is established to allow on-going mineral extraction
in the San Joaquin Riverbottom in conjunction with open space uses.
B. Use Regulations.
1. Permitted Uses. Those uses permitted in the Base District, subject to the limitations
and conditions set forth therein.
2. Uses Subject to a Conditional Use Permit.
a. Those uses permitted in the Base District, subject to the limitations and conditions
set forth therein.
b. Mining and Quarrying.
3. Uses Not Permitted. Those uses not permitted in the Base District or listed above,
subject to the limitations and conditions set forth therein.
C. Development Standards. Development Standards shall be as required by the Base District,
except as follows:
1. Exceptions to height and façade standards may be permitted at the discretion of the
Review Authority.
2. Additional conditions may be required to ensure compatibility with nearby existing and
planned uses.

15-1609 Apartment House (AH) Overlay District

A. Purpose. The Apartment House (AH) Overlay District is intended to preserve and enhance the
pattern of pedestrian-oriented small-footprint apartment houses, grand homes, and small
commercial buildings that exist in some pre-World War II neighborhoods.
B. Use Regulations. Those uses permitted in the Base District, subject to the limitations and
conditions set forth therein.
C. Development Standards. Development Standards shall be as required by the Base District,
except as follows:
1. Maximum Lot Size. 15,000 square feet.
2. Front Setback . The front setback for new structures shall not be greater than 110
percent of the average of the actual front setbacks of all improved lots on the blockface,
nor shall it be less than 90 percent of the average of the actual front setbacks of all
improved lots on the blockface.

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 City of Fresno

3. Parking. Where 50 percent or more of the residential properties on a block have

detached garages which encroach into the minimum side and/or rear setbacks, new
detached garages shall be permitted to encroach into the minimum side and/or rear
setback in a similar manner. In such instances the minimum side and rear setback for a
detached garage shall each be equal to the average of the equivalent setbacks of the
detached garages on the block, unless the average is less than two feet in which case the
setback shall be zero feet. This provision shall also apply to properties which abut an RS
District.
4. Façade Compatibility.
a. Building Materials and Finishes. Cladding and trim materials and finishes shall be
similar to adjacent apartment houses and single-family homes.
b. Windows. The size, location, and proportions of windows shall be similar to
adjacent apartment houses and single-family homes.
c. Balconies and Porches. For new residential structures, the size, location, and
proportions of balconies and porches shall be similar to adjacent apartment houses
and single-family homes.
5. Pedestrian Access. Direct entrances shall be provided into all individual ground-floor
dwelling units or commercial spaces which are adjacent to a public street. If the building
is set back from the sidewalk, a paved path no less than five feet in width shall be
provided from the sidewalk to each entrance.

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Article 17 (Reserved)

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 City of Fresno

Article 18 (Reserved)

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Article 19 (Reserved)

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 Part III: Regulations Applying to Some or
All Districts

Article 20 General Site Regulations

Sections:
15-2001 Purpose
15-2002 Setbacks from Landscape Easements
15-2003 Trails
15-2004 Accessory Buildings and Structures
15-2005 Pools and Spas
15-2006 Fences, Walls, and Hedges
15-2007 Walls for Noise Attenuation (Noise Barriers)
15-2008 Screening Between Differing Land Uses
15-2009 Security Fencing
15-2010 Electric Fences
15-2011 Screening of Mechanical and Electrical Equipment
15-2012 Heights and Height Exceptions
15-2013 Outdoor Service Yards and Storage
15-2014 Projections/Encroachments into Required Yards
15-2015 Outdoor Lighting and Illumination
15-2016 Trash and Refuse Collection Areas
15-2017 Underground Utilities
15-2018 Intersection Visibility
15-2019 Development on Substandard Lots
15-2020 Lots with Multiple Zone Districts (Split Zoning)

15-2001 Purpose

The purpose of this article is to prescribe development and site regulations that apply, except where
specifically stated, to development in all districts. These standards shall be used in conjunction with the
standards for each zoning district located in Part II, Base and Overlay District Regulations. In any case
of conflict, the more strict regulation shall govern.

15-2002 Setbacks from Landscape Easements

A. Where an approved tentative tract map or tentative parcel map requires a landscaped area,
easement, and/or trail abutting a Major Street or any other area where determined appropriate
by the Review Authority, and where access rights have been relinquished, a wall per Section 15-
2008-C, Screening Wall Standards, shall be placed at the rear of the required landscape area.
 City of Fresno

B. Setback Requirements. For purposes of setbacks, the distance for all structures, pools, fences,
etc. shall be measured from the rear of the required landscape setback/easement.

15-2003 Trails

A. Whenever a trail is identified on an operative plan, the trail shall be constructed per City
standards. Access to trails shall be provided per Section 15-4109-B, Trails and Natural
Features.
B. When there is a demonstrated need, landscaping with appropriate adequate physical and visual
barriers (e.g. masonry walls, wrought-iron, or tube steel fencing) shall be provided to screen
path and trail rights-of-ways and separate paths and trails from mining operations, drainage
facilities, and similar locations.
C. Path and Trail Crossings. To the extent feasible, vehicle crossings shall be limited to two per
660 feet.

15-2004 Accessory Buildings and Structures

A. Applicability. These provisions apply to:

1. All new structures over seven feet in height, including, but not limited to, garages,
carports, porte-cocheres, sheds, workshops, gazebos, greenhouses, cabanas, trellises,
play structures, aviaries, covered patios, etc. which collectively shall be referred to as
Accessory Structures, that are attached or detached from and accessory to the main
building on the site.
2. Decks and patios that are 30 inches above the ground elevation, excluding above-
ground pools.
B. Relation to Other Structures.
1. A detached accessory building may be constructed on a lot on which there is a permitted
main building to which the accessory building is related.
2. Should the ownership of two contiguous and immediately adjoining residential lots be
the same and one lot contains a single-family home, an accessory building (with the
exception of required parking) and/or pool, may be permitted on the adjoining vacant
lot subject to compliance with all property development standards. The owner shall
sign a covenant, which will at a minimum require that any improvements, such as pools,
storage sheds, etc., be removed should either parcel be sold separately.
3. An accessory building may be constructed prior to a permitted main building and used
for not more than one year in connection with the construction of the main building.
The owner shall sign a covenant, which will at a minimum, require that the accessory
structure be removed should the main building not be constructed.
C. Residential Districts.
1. For habitable accessory structures, including Second Dwelling Units, Backyard
Cottages, and Accessory Living Quarters, refer to Section 15-2754. For outdoor
kitchens see 15-2753, Second and Outdoor Kitchens.

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 Part III: Regulations Applying to Some or All Districts

2. An Accessory Structure may have plumbing for a washer, dryer, and/or utility sink.
3. An Accessory Structure may contain a toilet, shower, and sink. Bathtubs and stoves are
not permitted. The applicant shall sign a covenant that would prohibit the structure
from being used habitable space.
4. Existing accessory structures that do not comply with the strict application of the
required setbacks of the underlying zone district, may install a toilet, shower, sink, and
plumbing for a washer, dryer, or utility sink, subject to compliance with the adopted
Building Code. This exception does not allow for a reduction in required parking spaces,
parking space dimensions, building regulations, or any other adopted standards.
D. Setbacks. Accessory Structures shall comply with the standards below.
1. All Districts.
a. Front and Street-Side Yards. Accessory Structures may not be located within
required front yard or street-side setback areas.
b. Alleys. Accessory Structures shall be set back a minimum of five feet from an
alley if the Accessory Structure utilizes the alley for vehicle access.
2. Single-Family Districts.
a. Front Yards. Not permitted, unless on a Double Frontage Lot (e.g. Through
Lot). In the case of the latter, both street frontages shall be treated as Front
Yards.
b. Interior-Side and Rear Yards. Accessory Structures shall be set back from
interior side and rear property lines as follows:

i. If the Accessory Structure is located closer than six feet from the main
building, the Accessory Structure shall be set back a minimum five feet
from the property line.

ii. If the Accessory Structure is located six feet away or farther from the
main building, it may be located within three feet of an interior or rear
property line. Said structure shall comply with the Building Code.

3. Multi-Family Districts.
a. Front Yards.

i. Accessory Structures shall be located to the rear of main buildings.

ii. Detached garages and/or carports shall be located away from adjacent
public roadways, to the rear, or shall be perpendicular to adjacent
roadways to the greatest extent feasible.

b. Interior-Side and Rear Yards. Accessory Structures shall be set back from
interior side and rear property lines as follows:

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 City of Fresno

i. If Adjacent to Single-Family Districts. Accessory Structures, including

garages and covered parking spaces, shall be set back per the
underlying district or operative plan, whichever is greater.

ii. All Other Districts. Five feet.

4. Non-Residential Districts. Accessory Structures shall comply with the setbacks per
the underlying district or operative plan, whichever is greater.
E. Height. Accessory Structures are subject to the height limitations specific to the zoning district
in which they are located except as provided below in Residential Districts.
1. Residential Districts.
a. Parcels 10,000 Square Feet and Less. Accessory Structures shall be no greater
than 12 feet high measured from the ground level to the finished height of the
structure.
b. Parcels Greater than 10,000 Square Feet. Accessory Structures located a minimum
of 10 feet from all property lines may be up to 16 feet high.
2. Additional Height. The Director may allow additional height not to exceed the height
of the main building provided the Accessory Structure is designed, in terms of materials
and architectural styles, to match the main building. The setbacks described above shall
still be applicable.
F. Tree Houses and Play Structures.
1. When exceeding twelve feet in height, as measured from the ground level to the top of
the structure, the structure must be set back to a distance equal or greater than its
height.
2. When exceeding 120 square feet, a building permit is required.
3. If the structure overlooks a neighboring residential rear yard, landscaped screening
shall be provided. This requirement may be waived with the written agreement of the
affected neighbor(s) at the time the structure is constructed.

15-2005 Pools and Spas

A. Swimming pools, including slides and decorative features, Jacuzzis, spas, mechanical equipment,
ground-mounted air conditioners, swimming pool pumps, and related equipment shall not be
located in the front or street-side yards, and shall be set back a minimum of five feet from
interior side and rear property lines.
B. All equipment shall comply with all applicable noise standards. If needed, equipment shall be
baffled and/or enclosed to reduce noise to acceptable levels.

15-2006 Fences, Walls, and Hedges

Fences, walls, dense hedges, and similar structures, collectively referred to as “fences” for purposes of
this section, shall comply with the following standards.

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 Part III: Regulations Applying to Some or All Districts

A. Applicability. The standards of this section apply to:

1. New fences, hedges, or walls;
2. New development;
3. Building additions to existing buildings that expand the existing floor area by at least
20 percent, or 2,500 square feet, whichever is less, not including Single-Unit Dwellings
or Duplexes. The addition and/or expansion shall be cumulative from the date of
adoption of this Code;
4. A new building on a developed site when the new building is more than 300 square feet.
The 300 square feet shall be cumulative from the date of adoption of this Code;
5. The demolition and reconstruction of a site;
6. A request for a Discretionary Permit;
7. Change of Occupancy of an existing building as defined by the Building Code; or,
8. Condominium Conversions.
9. Exceptions. The standards of this section do not apply to fences that are part of a
designated historic site.
B. Fence and Height Locations for All Districts.
1. Other Regulations. Fences shall comply with the setback requirements below, unless a
greater setback is required by an operative plan, an adopted policy, or a condition of
project approval.
2. Subdivision Approval Conditions. In certain circumstances, such as at the rear of
landscape easements, fence locations are identified as part of the subdivision approval
process. In such cases and in the potential case of conflict with this section, the map
conditions of approval shall govern.
3. Street-Facing References. Street-facing includes all roadways, including highways.
4. Parking Lot Entrances. Fence and gate locations may need to provide greater
setbacks than those listed in this section to allow for vehicle stacking. This includes
fencing that limits access to parking lots.
C. Fence Height and Locations for Single-Family Homes.
1. Front Yards.
a. Wrought Iron or Tubular Steel. A fence up to four feet in height may be installed
on the front property line. Fences must be open a minimum of 80 percent (e.g.,
no more than 20 percent opaque) to allow for the passage of light and air.
b. All Other Materials. A fence up to three feet in height may be placed on the front
property line.

i. Exception. Front yard fences on parcels within the Pinedale

Neighborhood Plan area may be up to four feet in height in the front

DECEMBER 2015 III-5

 City of Fresno

yard, regardless of material, however fences shall comply with Section

15-2018, Intersection Visibility.

2. Side-Street Yards. Fences up to six feet in height may be installed on the street-side
property line.
3. Other Yards. Fences up to six feet in height may be installed on property lines.
Fences, regardless of location on the site, shall not exceed six feet in height.

4. Through Lots. Both street frontages shall be considered Front Yards.

FIGURE 15-2006-C: MAXIMUM FENCE HEIGHT

D. Fence Height and Locations for Multi-Family Districts.

1. Front Yards.
a. Where a lot is on the same block frontage with parcels that are zoned for
Single-Family uses, fencing shall comply with fencing standards of the Single-
Family District in Subsection 15-2006-C.
b. If the block does not contain Single-Family zoned lots:

i. Wrought Iron or Tubular Steel: A fence up to four feet in height may

be installed on the front property line. Fences must be open a minimum
of 80 percent (e.g., no more than 20 percent opaque) to allow for the
passage of light and air.

ii. All Other Materials. The fence may be placed on the property line if
the fence does not exceed three feet in height.

(1) Exception. Fences on parcels within the Pinedale Neighborhood

Plan may be up to four feet in height, regardless of material,
however fences shall comply with Section 15-2018, Intersection
Visibility.

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 Part III: Regulations Applying to Some or All Districts

2. Street-Side Yards.
a. Lots with a Street-Side Yard of 125 Feet or Less in Length. Fencing up to six feet
in height may be placed on the property line.
b. Lots with Street-Side Yards Greater than 125 Feet in Length. Fencing up to six feet
in height may be placed per the main building setback of the underlying district
minus five feet.
3. Interior and Rear Yards. Fences may be placed on property lines.
4. Through Lots. All street frontages shall be considered Front Yards.
5. Private Patios, Yards, Etc . Fencing for private patios, yards, etc. in multi-family
developments shall comply with the fencing requirements of this section.
6. Other Yards. Fences up to six feet in height may be installed on property lines.
Fences, regardless of location on the site, shall not exceed six feet in height.
E. Fence Height and Locations for Downtown Districts.
(Reserved)

F. Fence Height and Locations for All Other Districts.

1. Front Yard.
a. Wrought Iron or Tubular Steel. A fence up to four feet in height may be installed
on the front property line. Fences must be open a minimum of 80 percent (e.g.,
no more than 20 percent opaque) to allow for the passage of light and air.
b. All other fences are permitted up to three feet in height and shall comply with
the main building setback, minus five feet.
2. Street-Side Yard.
a. Wrought Iron or Tubular Steel. A fence up to four feet in height may be installed
on the property line. Fences must be open a minimum of 80 percent (e.g., no
more than 20 percent opaque) to allow for the passage of light and air.
b. All other fences are permitted up to three feet in height and shall comply with
the main building setback, minus five feet.
3. Interior and Rear Yards. Fences may be placed on property lines.
4. Through Lots. Both street frontages shall be considered Front Yards.
5. Other Yards. Outside of the required front yard and street-side yards, the maximum
height for fences is seven feet (regardless of location on the site) unless the fence is part
of Outdoor Storage per Section 15-2013, Outdoor Service Yards and Storage.
6. Bollards. Bollards, up to three feet in height may be placed at the rear of required
landscape areas.

DECEMBER 2015 III-7

 City of Fresno

G. Temporary Fencing. For Temporary or Seasonal uses, including Community Gardens, Urban
Agricultural, Farming, temporary sales, etc., fencing setbacks shall comply with main building
setbacks of the underlying zone district.
H. Construction Fencing. Refer to Section 15-2009, Security Fencing.
I. Vacant Parcels. Fencing shall be setback a minimum of five feet from the front property line
however traffic sight areas shall be respected. Upon development of the site, all fencing shall
comply with the provisions of this Code.
J. Fence and Retaining Wall Combinations. Where a fence is located on top of a retaining wall,
and a six-foot maximum fence height is normally applicable, the Director may allow a combined
height of fence and retaining wall up to a maximum of seven feet.
K. Natural Grade Differences. Where there is a natural grade difference between two adjacent
parcels, or a parcel and a street, the Director may allow a deviation of the fence height based on
the slope and may measure the overall fence height from the higher parcel. In no case shall the
retaining wall and fence combination exceed seven feet from the lower side unless a deviation is
granted.
L. Decorative Features.
1. Columns and gates may exceed the maximum height requirements by four inches.
2. On through and corner lots, the exposed (e.g. rough) side of the fence shall face into the
subject parcel, rather than the street. The finished side of the fence shall be oriented
towards the street.
3. Fences, greater than 125 feet in length in Residential Districts and/or along Major
Streets, shall incorporate decorative pilasters with decorative caps spaced no more than
30 feet apart. This shall not apply to industrial districts, unless the industrial district is
located on the same side of the street as existing, planned, or zoned residences.
4. Decorative caps, not to exceed four inches, may be added to the columns of walls.
5. A wrought iron decorative entry gate, located outside of required street yard setbacks
may be allowed up to seven feet in height in Residential Districts and eight feet in Non-
Residential Districts with Director approval.
M. Materials.
1. Limitation on Chain-Link Fencing. Chain-link fencing is not permitted in:
a. Single-Family Districts. Along a Major Street, unless it is three feet or less in
height.
b. Multi-Family Districts and Mixed-Use Districts.

i. Along a Major Street.

ii. Local Streets. Along street-facing yards in developments that contain

six or more units.

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 Part III: Regulations Applying to Some or All Districts

(1) Exception. A fence that is three feet or less in height and located
within the Pinedale Neighborhood Plan.
c. Office and Commercial Districts. Along Major Street-facing yards, or when the
parcel shares a street that also serves a Residential District.
d. Industrial Districts. When abutting a residential use or when located across a
Local Street from a residential use.
2. Limitation on Concrete/Masonry Block. Plain concrete block shall not be the
primary material along Major Streets or other situations when block walls are required
as part of project approval, such as at the rear of landscape easements. Concrete block
or precast concrete walls shall be split face or finished with stucco, and capped with a
decorative cap, or other decorative material as may be approved by the Director. Other
materials may be approved by the Director should the design provide for an enhanced
appearance. For continuity, walls should incorporate similar styles, colors, etc., when
located on the same side of the street.
N. Residential Recreational Fencing.
1. Fencing located around tennis, basketball, or volleyball courts, and similar areas up to
14 feet in height may be allowed outside of required setback areas.
2. For residential batting cages, fencing is permitted up to 14 feet in height, located
outside of required setback areas.
3. For other requirements, refer to Section 15-2749, Private Recreational Facilities.
4. Lighting of recreational areas shall comply with Section 15-2015, Outdoor Lighting and
Illumination.
O. Commercial Recreational Fencing. Refer to Sections 15-2708 Arcades, Video Games, and
Family Entertainment Centers and 15-2749, Private Recreational Sports Facilities.
P. Intersection and Driveway Visibility. Notwithstanding other provisions of this section, fences,
walls, hedges, and related structures must comply with Section 15-2018, Intersection Visibility.
Q. Exceptions.
1. Walls used to mitigate noise may exceed the standards above, per Section 15-2506,
Noise.

15-2007 Walls for Noise Attenuation (Noise Barriers)

New development, proximate to transportation corridors or other mobile noise sources in the public
right-of-way shall mitigate noise to acceptable levels. See Section 15-2506, Noise.

15-2008 Screening Between Differing Land Uses

A. Applicability. The standards of this section apply to:

1. New fences, hedges, or walls;
2. The demolition and reconstruction of a site;

DECEMBER 2015 III-9

 City of Fresno

3. New development;
4. A new building on a developed site when the new building is more than 300 square feet.
The 300 square feet shall be cumulative from the date of adoption of this Code;
5. Building additions to existing buildings that expand the existing floor area by at least
20 percent, or 2,500 square feet, whichever is less, not including Single Unit Dwellings
or Duplexes. The addition and/or expansion shall be cumulative from the date of
adoption of this Code;
6. A request for a Discretionary Permit;
7. Change of Occupancy of an existing building as defined by the Building Code; or
8. Condominium Conversions.
9. Exceptions. The standards of this section do not apply to fences that are part of a
designated historic site.
B. Common Property Lines. A six-foot-high screen wall shall be provided on the interior lot lines
where any non-residential use abuts a residential district and where multi-family development
of four or more units abuts a single-family residential district. Walls shall step down to three
feet in height along interior property lines within front yards.
1. Alleys. Where residential and non-residential uses are separated by an alley, a screen
wall is not required, unless required to screen outdoor storage of material.
C. Screening Wall Standards.
1. Location. Screening walls shall follow the lot line of the lot to be screened, or shall be
so arranged within the boundaries of the lot so as to substantially hide from adjoining
lots the building, facility, or activity required to be screened.
2. Materials. Walls shall be of stucco, decorative block, decorative concrete panel, or other
substantially equivalent material as approved by the Director. Chain-link or double-
faced wood fencing does not fulfill the screening wall requirement.
3. Berms. Topography, berming, and other alternative methods of mitigating the nuisance
of noise and light might be considered at time of project review. An earth berm may be
used in combination with the above types of screening walls, but not more than one-
third of the required height of such screening may be provided by the berm.
4. Maintenance. Screening walls shall be maintained in good repair, including painting, if
required, and shall be kept free of litter or advertising.
5. Graffiti. Graffiti on a screen wall shall be removed within 48 hours.
6. Timing. If a non-residential use develops adjacent to an existing residential
development the wall shall be constructed with the new development. Where a six-foot-
high wood fence already exists, the masonry wall footing, when constructed, shall
comply with City standards.
7. Pedestrian Access. Pedestrian access, or breaks in screening walls, shall be provided
from commercial to residential land uses in strategic locations to allow for connectivity.

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 Part III: Regulations Applying to Some or All Districts

Locations shall be determined and negotiated at the time of approval, unless otherwise
stated in this Code.
D. Screening for All Uses Adjacent to Outdoor Sports Facilities. See Section 15-2749, Private
Recreational Sports Facilities.

15-2009 Security Fencing

A. Where Permitted. The use of barbed wire, razor wire, ultra-barrier, and other hazardous
fencing is prohibited with the exception of barbed wire in the situations listed below.
1. Where such fencing is required by any law or regulation of the City, the State of
California, the federal government, or other public agency.
2. Livestock . Where used to contain livestock, the maximum height of a fence shall be
five feet, measured from the natural grade of the site to the highest strand of barbed
wire.
3. Commercial Districts. Where not visible from any street, highway, public open space,
recreation area, or Residential District, barbed wire may be up to 18 inches in height on
top of permitted fencing provided the barbed wire is located at the top portion of a fence
which is at least six feet in height.
4. Industrial Districts. May be up to 18 inches in height on top of permitted fencing
provided the barbed wire is located at the top portion of a fence which is at least six feet
in height, unless it abuts a Residential District, is located within 100 feet of a
Residential District, or is located within 100 feet of a park or other public open space,
where it is prohibited.
B. Construction Sites. Nothing in this Development Code shall be deemed to prohibit the
erection of temporary fencing around construction sites in compliance with the Building Code
and other applicable provisions of the Fresno Municipal Code.
C. Fencing Encroachments. All fencing within the public right-of-way requires an encroachment
permit from the City Engineer and shall be subject to all requirements of this section, in
addition to those of the Public Works Department. Security fencing shall not extend over into
any abutting property.
D. Maintenance. All walls and fences shall be maintained in a safe, neat, and orderly condition at
all times, and shall be kept free of all litter, graffiti, and signs or postings not authorized by
Article 26, Signs. Where hedges are used as screening, trimming, or pruning shall be employed
as necessary to maintain the maximum allowed height.
E. Permit. Property owner(s) shall apply for a permit with the City prior to installation.
F. City Indemnification. Prior to the installation of security fencing, the owner shall obtain a
permit and execute a covenant, with any required subordinations prepared by the City, to
defend, hold harmless, and indemnify the City against all claims related to the fencing.

15-2010 Electric Fences

Electric fences shall comply with the following regulations.

DECEMBER 2015 III-11

 City of Fresno

A. Permitted Locations.
1. In all non-residential zones.
2. Electric fences shall not encroach into the public right-of-way.
B. Compliance with State and Federal Regulations.
1. Electrified fencing shall comply with the California Civil Code Section 835 and the
California Building Code, as amended from time to time.
2. Only allowed to be installed with a permit issued under the requirements of applicable
building and electrical codes, and only allowed to be activated after an approved final
inspection of the installation.
3. Fire access, warning signs, electrical connections, etc., shall comply with the Building
Code and Fire regulations.
C. Electricity.
1. Shall conform to the California Civil Code Section 835 and shall only be powered by a
commercial storage battery not to exceed 12 volts of direct current (DC) or another
approved 12 volt DC or lower voltage-power source.
2. The electric charge produced by the fence upon contact shall not exceed energizer
characteristics set forth in paragraph 22.108 and depicted in Figure 102 of International
Electrotechnical Commission (IEC) Standard No. 60335-2-76.
3. Non-low voltage electrical components (e.g. controllers, transformers) of the electric
fencing system shall be approved and listed by an Occupational Safety and Health Act
(OSHA) Nationally Recognized Testing laboratory (NRTL).
D. Perimeter Fence or Wall. No electric fence shall be installed or used unless it is completely
surrounded by a nonelectrical fence or wall that is a minimum six feet in height. Should a non-
electrical fence not exist, one shall be installed prior to the electric fence being operational.
E. Setbacks. Non-electrical fencing behind which electric fencing is installed shall comply with
setbacks of the underlying zone district unless the non-electrical fence is legally non-
conforming.
F. Height. Shall have a maximum height of ten feet regardless of location on the property.
G. Warning Signs. Shall be clearly identified with warning signs that read: "Warning-Electric
Fence" at intervals of not less than 60 feet.
H. Permit. Property owner(s) shall apply for a permit with the City prior to installation.
I. City Indemnification. Prior to the installation of electric fencing, the owner shall obtain a
permit and execute a covenant, with any required subordinations prepared by the City, to
defend, hold harmless, and indemnify the City against all claims related to the fencing.

15-2011 Screening of Mechanical and Electrical Equipment

A. Applicability. The standards of this section apply to:

1. New development;

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 Part III: Regulations Applying to Some or All Districts

2. New equipment that is added to serve existing buildings; or,

3. Condominium Conversions.
4. Exceptions. Existing equipment that serves existing buildings; and Industrial Districts.
B. Equipment. All exterior mechanical and electrical equipment shall be screened or incorporated
into the design of buildings so as not to be visible from major streets, highways, passenger
railways, or abutting Residential Districts.
C. Residential Districts. Equipment to be screened includes, but is not limited to, all roof-
mounted equipment, air conditioners, heaters, utility meters, cable equipment, telephone entry
boxes, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and
all ducting for air conditioning, heating, and blower systems. Screening materials shall be
consistent with the exterior colors and materials of the building. Above grade equipment by
Public Utility providers may be permitted within easements.
D. Roof Access Ladders and Fire Sprinkler Risers. Roof access ladders shall be screened from
Major Streets. Fire sprinkler risers should be designed for interior installation whenever
possible where an exterior location would be visible from a Major Street. Where site conditions
dictate an exterior location for the sprinkler riser, a three foot clear space shall be provided
between the screening materials and the riser. The alarm bell and fire department connection
shall be installed so that they are visible from the street.

15-2012 Heights and Height Exceptions

A. Applicability. The standards of this section apply to:

1. New development or structures; or
2. New equipment that is added to serve existing buildings.
B. General Standards. The structures listed in the following table may exceed the maximum
permitted building height for the district in which they are located, subject to the limitations
stated in the table and further provided that no portion of a structure in excess of the building
height limit may be used for sleeping quarters or advertising and all heights shall comply with
any operative Airport Plan.
TABLE 15-2012-B: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS
Maximum Vertical
Maximum Coverage, Projection Above the
Structures Allowed Above the Height Limit Locational Restrictions Height Limit (ft)
Skylights No limitation 1
Solar panels, and other energy production facilities located No limitation 10
on a rooftop
Parapets No limitation 4

DECEMBER 2015 III-13

 City of Fresno

TABLE 15-2012-B: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS

Maximum Vertical
Maximum Coverage, Projection Above the
Structures Allowed Above the Height Limit Locational Restrictions Height Limit (ft)
Chimneys 10% of roof area 16 (if no height limit
Elevator and stair towers in the underlying
district, 35)
Rooftop open space features such as sunshade and
windscreen devices, open trellises, and landscaping (for
multi-family and non-residential buildings only)
Flagpoles
Decorative features such as spires, bell towers, domes, 10% of roof area Residential: 6
cupolas, obelisks, clock towers, and monuments (attached Non-Residential: 20
or detached)
Fire escapes, catwalks, and open railings required by law Per Building Code Per Building Code
Radio towers Refer to Section 15-2759, Telecommunications
and Wireless Facilities
Water tanks 25% of the area of the 100. May exceed 100
Windmills lot, or 10% of the roof with the approval of
area of all on-site a Conditional Use
Industrial structures where the manufacturing process structures, whichever is Permit. Public
requires a greater height less. Must be located at noticing shall be
least 25 ft. from any lot eight times the
line. height of the
structure measured
in ft.
Building-mounted telecommunications facilities, antennas, Subject to the provisions of Section 15-2759,
and microwave equipment Telecommunications and Wireless Facilities

C. Building height shall be measured as put forth in Section 15-305, Measuring Height.

15-2013 Outdoor Service Yards and Storage

A. Applicability.
1. Outdoor service yards and the open storage of goods, materials, machines, equipment,
and vehicles or parts outside of a building for more than 72 hours must conform to the
standards of this section. This applies to goods to be sold or goods being stored that are
pending transport to other locales.
2. Exceptions. Except as may be permitted by Table 15-2013-B, the regulations of this
section do not apply to:
a. Agricultural and residential uses;
b. Temporary storage of construction materials reasonably required for
construction work on the premises pursuant to a valid building permit or
grading permit; or
c. Outdoor sales or uses that by their very nature provide outdoor storage, such as
auto, trailer, and boat dealers, and equipment rental.

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 Part III: Regulations Applying to Some or All Districts

B. Permitted Locations. Table 15-2013-B states the districts where outdoor storage and service
yards are permitted and prohibited.
TABLE 15-2013-B: OPEN STORAGE REGULATIONS BY DISTRICT AND LOCATION
Base Districts Permissibility of Open Storage
Permitted if associated with a permitted agricultural use,
Agricultural located outside of all required setbacks.
Outdoor storage of materials generally found in households is
Residential and Mixed-Use not permitted.
Not permitted in front or street-facing side yards.
Commercial, Employment, and Public Permitted in interior side and rear yards, or outside of
and Semi-Public Districts required yards, subject to the standards of this section.
Setback minimum 20 feet from Residential Districts.

C. Surfacing. Outdoor storage areas shall be surfaced as determined by the Public Works
Director. In making a determination, the Public Works Director shall take into consideration:
1. The zone district of the site.
2. If the site will be used to store equipment that is used daily and common drive-aisles
will be paved and/or treated to mitigate potential dust from vehicles.
3. Surrounding sensitive uses such as residential uses, schools (K-12), day cares, hospitals,
or elderly care facilities.
4. If the proposed surfacing is appropriate to the type of product stored.
5. If the proposed surfacing will conform to all applicable federal and State air and water
quality standards.
6. If the surface will comply with adopted regulations of the San Joaquin Valley Air
Pollution Control District.
D. Screening.
1. Outdoor storage areas and service yards shall be screened so as not to be visible from
Major Streets or at-grade highways; Residential Districts; public schools, or public
parks.
2. Screening walls and fences shall be architecturally compatible with the main structure
on the site.
3. Earth berms or plant material may serve to satisfy screening requirements as
alternative materials.
4. No screening wall or fence shall be located within a required setback or landscape area.
5. No stored goods may exceed the height of the screening wall or fence by more than one
foot.
6. Service yards may have screen walls up to 15 feet in height and must be attached to the
main building and shall be of the same quality and appearance as those used on the
building itself. Service yards shall be considered part of the main structure for property

DECEMBER 2015 III-15

 City of Fresno

development standards and shall be clearly incidental to the primary use. Outdoor
storage shall not be the primary use on the property.

15-2014 Projections/Encroachments into Required Yards

Building projections may extend into, and other encroachments may be located in, required yards
according to the standards of Table 15-2014 and are subject to all applicable requirements of the
Building Code. The “Limitations” column states any other limitations that apply to such structures
when they project into required yards. For standards for measurement of required yards and setbacks,
refer to Section 15-313, Determining Setbacks and Yards.

TABLE 15-2014: ALLOWED BUILDING PROJECTIONS AND ENCROACHMENTS INTO REQUIRED

YARDS
Front or Interior
Street Side Side
Projection/Encroachment Yard (ft) Yard (ft) Rear Yard (ft) Limitations
All projections Notwithstanding any other subsection of this section, no projection may
extend closer than three feet to an interior lot line or into a public utility
easement.

Cornices, canopies, eaves, and similar

architectural features; chimneys. 2 2 2
Bay windows 3 2 3
Outdoor dining areas for restaurants May not encroach into yards
10 10 10 adjacent to residential uses.

Fire escapes required by law or public

agency regulation 4 4 4

Uncovered stairs, ramps, stoops, or

landings that service above the first
floor of building 3 2 3

Depressed ramps or stairways and

supporting structures designed to
permit access to parts of buildings that
are below average ground level 3.5 3.5 3.5

Basketball Rims and Backboards No closer than 10 ft. of a street-facing property line or 5 ft. from an
interior side or rear property line.

Decks, porches, and stairs

Less than 18 inches above ground Must be open on at least

elevation 6 2 8 three sides. No closer than 5
ft. of a street-facing property
18 inches or more above ground line or 3 ft. of an interior
elevation 3 2 3 property line.

Ramps and similar structures that Reasonable accommodation will be made, consistent with the
Americans with Disabilities Act; see Article 57, Reasonable
provide access for persons with
Accommodation for Housing.
disabilities

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 Part III: Regulations Applying to Some or All Districts

15-2015 Outdoor Lighting and Illumination

A. Applicability. The standards of this section apply to on-site lighting under the following
circumstances:
1. New lights;
2. The demolition and reconstruction of a site;
3. New development;
4. Building additions to existing buildings that expand the existing floor area by at least
20 percent, or 2,500 square feet, whichever is less, not including Single-Unit Dwellings
or Duplexes. The addition and/or expansion shall be cumulative from the date of
adoption of this Code;
5. The addition of residential units;
6. A request for a Discretionary Permit;
7. Change of Occupancy of an existing building as defined by the Building Code; or,
8. Condominium Conversions.
B. Control and Illumination of Outdoor Artificial Light.
1. Purpose. This subsection is intended to minimize outdoor artificial light that may have
a detrimental effect on the environment, astronomical research, amateur astronomy, and
enjoyment of the night sky. These provisions are also intended to reduce the
unnecessary illumination of adjacent properties and the use of energy.
2. General Standards.
a. Single-Family Districts. Each new home shall provide at a minimum, lighting
proximate to the main entrance, the garage/carport, and alley, if present.
b. Multiple-Unit Residential Buildings. Aisles, passageways, recesses, parking areas,
carports, garages, etc., related to and within the building complex shall be
illuminated with an intensity of at least 0.25 foot-candles at the ground level
during the hours of darkness. Lighting devices shall be protected by weather
and vandal-resistant covers.
c. Pedestrian-Oriented Lighting. In Multi-Family, Mixed-Use, and Commercial
Districts, exterior lighting with an intensity of at least 0.25 foot-candles at the
ground level shall be provided for a secure nighttime pedestrian environment by
reinforcing entrances, public sidewalks and open areas with a safe level of
illumination.
d. Non-Residential Buildings. All exterior doors, during the hours of darkness, shall
be illuminated with a minimum of 0.5 foot-candle of light.
e. Trails/Paseos. As determined by the Public Works Director.
3. Maximum Height. Lighting fixtures shall not exceed the maximum heights specified in
the following table.

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 City of Fresno

TABLE 15-2015-B.3: MAXIMUM HEIGHT OF LIGHTING FIXTURES

District Maximum Height (ft)
Residential Single-Family Districts Shall not exceed the fascia of the home

Shall not exceed the fascia of the unit or 16 feet,

Residential Multi-Family Districts whichever is greater
20 within 100 of any street frontage or Residential
Commercial and Mixed-Use Districts
District; 25 in any other location
25 within 100 of any street frontage; 30 in any other
Employment Districts
location
Public and Semi-Public and Airport Overlay District 25, or as necessary for safety and security

4. Exemptions. The following types of lighting fixtures are exempt from the
requirements of this section:
a. Public and Private Street Lighting.
b. Parks/Athletic Field Lights. Athletic field lights used within a school campus or
public or private park.
c. Public Safety and Security Lighting. Safety and security lighting as required by
State and federal regulations, including, but not limited to, airports, radio
towers, antennas, etc.
d. Construction and Emergency Lighting. All construction or emergency lighting
fixtures provided they are temporary and are discontinued immediately upon
completion of the construction work or abatement of the emergency.
5. Prohibited Lighting. The following types of exterior lighting are prohibited:
a. Drop-down lenses;
b. Mercury vapor lights; and,
c. Searchlights, laser lights, or any other lighting that flashes, blinks, alternates,
or moves.
6. Fixture Types. All lighting fixtures shall be shielded so as not to produce obtrusive
glare onto the public right-of-way or adjoining properties. All luminaries shall meet the
most recently adopted criteria of the Illuminating Engineering Society of North
America (IESNA) for “Cut Off” or “Full Cut Off” luminaries.
7. Glare. No use shall be operated such that significant, direct glare, incidental to the
operation of the use is visible beyond the boundaries of the property where the use is
located.
8. Light Trespass. Lights shall be placed to deflect light away from adjacent properties
and public streets, and to prevent adverse interference with the normal operation or
enjoyment of surrounding properties.
a. Direct or sky-reflected glare from floodlights shall not be directed into any
other property or street.

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b. No light or combination of lights, or activity shall cast light exceeding one foot
candle onto a public street, with the illumination level measured at the
centerline of the street.
c. No light, combination of lights, or activity shall cast light exceeding 0.5 foot
candle onto a residentially zoned property, or any property containing
residential uses.
9. Alternate Materials and Methods of Installat ion. Designs, materials, or methods of
installation not specifically prescribed by this section may be approved by the Director,
provided that the proposed design, material, or method provides approximate
equivalence to the specific requirements of this section or is otherwise satisfactory and
complies with the intent of these provisions.

15-2016 Trash and Refuse Collection Areas

A. Applicability. The standards of this section apply to:

1. New collection areas;
2. New development;
3. The demolition and reconstruction of a site;
4. Building additions to existing buildings that expand the existing floor area by at least
20 percent, or 2,500 square feet, whichever is less, not including Single-Unit Dwellings
or Duplexes. The addition and/or expansion shall be cumulative from the date of
adoption of this Code;
5. The addition of residential unit(s) that result in five or more dwelling units.
6. A request for a Discretionary Permit;
7. Change of Occupancy of an existing building as defined by the Building Code; and,
8. Condominium Conversions.
B. Requirements.
1. Single-Family Residential. As required per Chapter 6, Municipal Services and
Utilities, of the Fresno Municipal Code.
2. Multi-Family Residential. Enclosures for solid waste and recycling containers are
required when:
a. Five or more dwelling units are proposed; and,
b. There should be a minimum of one solid waste and recycling enclosure per 30
units.
3. Non-Residential Districts. As required per Chapter 6, Municipal Services and
Utilities, of the Fresno Municipal Code.
4. Uses That Produce Grease . Uses, such as restaurants, that produce grease shall
provide a “grease barrel” enclosure or alternative as approved by the Public Utilities
Director.

DECEMBER 2015 III-19

 City of Fresno

C. Location.
1. Solid waste and recycling storage areas shall not be located within any required setback
or any landscaped areas except where a rear yard abuts an alley. Where a rear yard
abuts an alley, the solid waste and recycling storage area may be located within the
required rear yard setback however the gates may not swing open into the alley.
2. In non-residential developments that abut a Residential District, enclosures shall be
located as far as possible from the residential district as feasible and be proximate to the
non-residential development. Enclosure gates shall not open into drive aisles and shall
not block the visibility of pedestrians and drivers. Refer to Section 15-2018, Intersection
Visibility.
3. Solid waste and recycling areas shall be consolidated to minimize the number of
collection sites and located so as to reasonably equalize the distance from the building
spaces they serve.
4. Solid waste and recycling storage areas shall be accessible to haulers. Storage areas
shall be located so that the trucks and equipment used by the solid waste and recycling
collector(s) have sufficient maneuvering areas and, if feasible, so that the collection
equipment can avoid backing. Project applicants are responsible for procuring current
equipment size and turning radius from the City or its contracted solid waste and
recycling collector(s).
D. Materials, Construction, and Design.
1. Enclosure Material. Enclosures shall be constructed per City standards.
2. Gate Material. Gate material shall be solid, heavy-gauge metal or a heavy-gauge metal
frame with a covering of a view-obscuring material.
3. Access to Enclosure from Residential Projects. Each solid waste and recycling
enclosure serving a residential project shall be designed to allow walk-in access without
having to open the main enclosure gate.
4. Enclosure Pad/Bumpers. Enclosures shall be constructed per City standards.
5. Protection for Enclosures. Concrete curbs or equivalent shall protect enclosures from
adjacent vehicle parking and travel ways.
6. Stormwater Pollution Prevention. Enclosure pads must be designed to prevent
contamination of the stormwater system. Measures that may be taken to achieve this
include, but are not limited to, using roofs to divert stormwater away from the
enclosures, creating grade breaks to properly direct stormwater away while keeping any
water that may be in the enclosure from spilling out, and connecting a drain in the
enclosure to the sewer system to collect contaminated water in cases of spillage,
washing, etc.
7. Landscaping. When visible from a Major Street or a Local Street that serves residential
neighborhoods, the perimeter of enclosures, excluding gates, shall be planted, with
drought-resistant landscaping, including a combination of shrubs and/or climbing
evergreen vines. This subsection does not apply to Industrial Districts.

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 Part III: Regulations Applying to Some or All Districts

8. IH District Exception. In the IH District, as an alternative to an enclosure, a concrete

curb may be provided to minimize bins from rolling about a parking area. Alternative
enclosures may not be visible from any street, residential district, and/or school.

15-2017 Underground Utilities

A. Applicability. The standards of this section apply to all of the following:

1. New development;
2. The demolition and reconstruction of a site;
3. Any other time deemed appropriate by the Public Works Director.
B. Standards. All electrical, telephone, cable television, and similar distribution lines providing
direct service to a development site shall be installed underground within the site. This
requirement may be waived or deferred by the Public Works Director or the City Engineer
upon a determination that the installation is infeasible or premature.

15-2018 Intersection Visibility

FIGURE 15-2018: INTERSECTION VISIBILITY

A. Street Intersections.
1. Vegetation and structures may not exceed a height of three feet within the triangular
sight-distance area formed by the intersecting curb lines (or edge of pavement when no
curbs exist) and a line joining points on these curb lines at a distance of 30 feet along
both lines from their intersection.
2. Trees that are located within this sight distance triangle shall have a clearance of eight
feet high minimum between the lowest portion of the canopy and the sidewalk and
street.
3. Applies to all structures, including flag poles and signs.
B. Driveways and Alleys. Visibility of a driveway crossing a street lot line shall not be blocked
above a height of three feet by vegetation or structures for a depth of 12 feet as viewed from the
edge of the right-of-way on either side of the driveway at a distance of 12 feet. Street trees shall
be pruned at least seven feet above the established grade of the curb so as not to obstruct clear
view by motor vehicle drivers are permitted.

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 City of Fresno

C. Commercial Districts, Refuse Collection Areas, and Drive-Through Lanes. Vegetation

(with the exception of trees) and structures may not exceed a height of three feet within the
triangular sight-distance area formed by the intersecting drive aisles and a line joining points on
these aisles at a distance of 10 feet along both lines from their intersection. Trees located within
this sight distance shall have a minimum clearance of seven feet high between the lowest
portion of the canopy and the pavement and shall not be capable of growing to a width that
would obstruct the sight area.
D. Vehicle/Pedestrian Conflicts. Whenever it is reasonable to expect potential conflicts between
vehicles exiting drive-aisles, drive-throughs, etc., and a pedestrian path that traverses said aisle,
a visibility triangle per Subsection C above shall be provided.
E. Exempt Structures and Plantings. The regulations of this section do not apply to existing
buildings or new buildings in compliance with Base District setbacks; fire hydrants; public
utility poles; saplings or plant species of open growth habits and not planted in the form of a
hedge that are so planted and trimmed as to leave at all seasons a clear and unobstructed cross
view; official warning signs or signals at places where the contour of the ground is such that
there can be no cross visibility at the intersection.

15-2019 Development on Substandard Lots

Any lot or parcel of land that was legally created may be used as a building site even when consisting of
less area, width, or depth than that required by the regulations for the district in which it is located. No
substandard lot shall be further reduced in area, width, or depth, unless required as part of a public
improvement. A substandard lot shall be subject to the same yard and density requirements as a
standard lot, however the Director may reduce the side and rear yard requirements at a ratio equivalent
with the non-conformity.

15-2020 Lots with Multiple Zone Districts (Split Zoning)

A. Generally. Where a contiguous lot is divided by a zoning district boundary, the regulations
applicable to each district shall be applied to the area within the district, and no use, other than
parking serving a principal use on the site, shall be located in a district in which it is not a
permitted or conditionally permitted use.
B. Access. All access to parking serving a use must be from a street abutting that portion of the lot
where the use is allowed. Pedestrian or vehicular access from a street to a non-residential use
shall not traverse a Residential District in which the non-residential use is not permitted or
conditionally permitted.
C. Accessory Facilities. Landscaping, fences, screening or retaining walls, and open space may be
located on the lot without regard for zone boundaries.
D. Refuse Collection Areas. Shall be located on the parcel that permits the primary use.
E. Minimum Lot Area, Width, and Frontage. The minimum lot area, width, and frontage
requirements of the zone that covers the greatest portion of the lot area shall apply to the entire
lot. If the lot area is divided equally between two or more zones, the requirements of the district
with greater minimum lot area, width, or frontage shall apply to the entire lot.

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 Part III: Regulations Applying to Some or All Districts

F. Exceptions. If more than 75 percent of a lot is located in one zoning district, modifications to
the provisions of this section may be granted through Planning Commission approval of a
Conditional Use Permit.

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 City of Fresno

Article 21 TOD Height and Density Bonus

Sections:
15-2101 Purpose
15-2102 Applicability
15-2103 Maximum Permitted Bonuses
15-2104 Required Findings

15-2101 Purpose

The purpose of the Transit-Oriented Development (TOD) Height and Density Bonus is to provide
flexibility for projects which promote walkability, livability, and transit ridership near stations for Bus
Rapid Transit and other enhanced transit service.

15-2102 Applicability

At its discretion, the Review Authority, when granting a Development Permit, may allow a project to
exceed the maximum height and/or the maximum residential density of the Base District if all three of
the following criteria are met:

A. The project site is located entirely within an MX District.

B. The project site is located within 500 feet of an existing or planned Bus Rapid Transit station or
a station for a similar enhanced transit service as determined by the Review Authority.
C. The project will provide one of the following public benefits:
1. A Public Plaza per Section 15-1104-E.1.c; or
2. Qualifying public art at the discretion of the Review Authority; or
3. Ninety percent or greater frontage coverage along the street which features the Bus
Rapid Transit route or other enhanced transit route.

15-2103 Maximum Permitted Bonuses

Height and Density bonuses granted by the Review Authority may not exceed the following:

A. Height. The bonus height may exceed that of the Base District by no more than 25 percent.
Portions of buildings in excess of the maximum height of the Base District may not be located
within 100 feet of an RS District.
B. Residential Density. The bonus density may exceed that of the Base District by no more than
100 percent.
C. Combination with Affordable Housing Density Bonus. A TOD Height and Density Bonus
may be used in combination with an Affordable Housing Density Bonus.

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15-2104 Required Findings

A decision to grant a bonus shall be based on making all of the following findings:

A. The architectural design of the project is of exceptional quality and will add to the beauty and
pedestrian comfort of the transit corridor;
B. Granting the bonus shall not cause more housing to be located within the corridor or corridor
segment than was identified in the General Plan Master Environmental Impact Report or other
applicable environmental review;
C. Granting the bonus shall not cause the capacity of the infrastructure which serves the site to be
exceeded; and
D. Granting the bonus will not be detrimental to the health or safety of the public or the occupants
of the property.

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 City of Fresno

Article 22 Affordable Housing Density Bonus

Sections:
15-2201 Purpose
15-2202 Other Regulations and Adopted Plans
15-2203 Applicability
15-2204 Density Bonuses
15-2205 Affordable Housing Concessions and Incentives
15-2206 Application Requirements
15-2207 Affordable Housing Standards
15-2208 Regulatory Agreement
15-2209 Enforcement
15-2210 Definitions

15-2201 Purpose

The purposes of the affordable housing regulations are to:

D. Lessen the shortage of housing affordable to moderate, low, and very low income households in
the city as partial compliance with California Government Code (Government Code) Section
65583(c);
E. Allow for density bonuses and additional incentives, consistent with Government Code Section
65915, for housing affordable to moderate, low, and very low income households, for seniors and
disabled persons, and for development that includes a childcare facility;
F. Implement the policies of the Housing Element to expand the provision of housing for lower
and moderate income households, elderly residents and others with special housing needs; and
G. Establish requirements for resale and rental controls to ensure that units remain affordable for
at least 30 years or such other term as required by the City, consistent with State law.
H. Nothing in this Article shall be construed as a provision for inclusionary zoning where an
applicant is required to provide housing affordable to moderate, low, and very low income
households as a condition of approval for a residential development. Furthermore, the Council
shall not adopt a provision for inclusionary zoning, as described above, unless and until the
Fresno General Plan adopted in December 2014 is updated and superseded by a new General
Plan.

15-2202 Other Regulations and Adopted Plans

A. State Law Governs. The provisions of this section shall be governed by the requirements of
Government Code Section 65915. Where conflict may occur between the provisions of this
section and State law, the State law shall govern.
B. Effect of Granting a Density Bonus. The granting of a density bonus shall not, in and of
itself, require a General Plan amendment, zoning change, or other discretionary approval.

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C. Land Use Compatibility. When located within the Airport Influence Area (AIA) of any of the
operative airport plans (i.e. Sierra Skypark Land Use Policy Plan, Fresno-Chandler Downtown
Airport Land Use Compatibility Plan, Fresno Yosemite International Airport Land Use
Compatibility Plan) applications for a density bonus project and/or an incentive as authorized
by this section shall be subject to the provisions of the adopted land use compatibility policies
for residential development established by each plan for noise, airspace protection, safety, and
nuisance.

15-2203 Applicability

The bonuses under this article are applicable to the following projects:

A. General residential projects of five or more units.

B. Senior housing projects of more than 35 units.

15-2204 Density Bonuses

Pursuant to Government Code Section 65915, the City shall grant a density bonus over the otherwise
allowable maximum residential density permitted by this Ordinance, the General Plan, or operative
plans, and one or more additional concessions or incentives, consistent with Government Code Section
65915 and this section, if the applicant applies for and proposes to construct any one of the following:

A. Very Low Income Units.

1. A density bonus of 20 percent if five percent of the total units of a housing development
are affordable to very low income households, as defined in Health and Safety Code
Section 50105.
2. For each additional one percent increase above five percent in the proportion of units
affordable to very low income households, the density bonus shall be increased by 2.5
percent, not to exceed the maximum density bonus as put forth in Subsection H.
B. Lower Income Units.
1. A density bonus of 20 percent if 10 percent of the total units of a housing development
are affordable to lower income households, as defined in Health and Safety Code Section
50079.5.
2. For each additional one percent increase above 10 percent units affordable to lower
income households, the density bonus shall be increased by 1.5 percent, not to exceed
the maximum density bonus as put forth in Subsection H.
C. Senior Citizen Housing Development. A density bonus of 20 percent if a housing
development qualifies as a Senior Citizen Housing Development, as defined in Civil Code
Section 51.3.
D. Moderate Income Units in Condominium and Planned Use Developments.
1. A density bonus of five percent if 10 percent of the total dwelling units in a
condominium project, as defined in Subdivision (f), or in a Planned Development as
defined in Subdivision (k) of Section 1351 of the Civil Code, are affordable to persons

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 City of Fresno

and families of moderate income, as defined in Section 50093 of the Health and Safety
Code.
2. For each additional one percent increase above 10 percent units affordable to moderate
income households, the density bonus shall be increased by one percent, not to exceed
the maximum density bonus as put forth in Subsection H.
E. Conversion of Apartments to Condominiums.
1. A density bonus of 25 percent if at least 33 percent of the total units of the proposed
condominium project are affordable to persons of low or moderate income as defined in
Health and Safety Code Section 50093, or if 15 percent of the total units of the
condominium project are affordable to lower income households as defined by Health
and Safety Code Section 50079.5.
2. Apartments that have already been granted a density bonus are ineligible for a density
bonus under this section.
F. State Childcare Facility Density Bonus. When an applicant proposes to construct a housing
development that conforms to the requirements of the State Density Bonus Law and includes a
childcare facility other than a family day care home that will be located on the premises of, as
part of, or adjacent to, the project, the City shall grant one of the following:
1. Additional Density Bonus. A density bonus of additional residential units equal in
gross square footage to the amount of square footage of the childcare facility.
2. Additional Concession or Incentive . An additional concession or incentive that
contributes significantly to the economic feasibility of the construction of the childcare
facility.
3. Length of Operation. The childcare facility remains in operation for a period of time
that is as long as, or longer than the length of time during which the affordable housing
units must remain affordable.
G. Land Donation.
1. Basic Requirements. When an applicant for a residential development such as a
subdivision map or special permit donates land to the City in accordance with this
subsection, a density bonus of 15 percent shall be granted if at least 10 percent of the
units are for very low income households. For each additional one percent increase
above 10 percent units affordable to very low income households, the density bonus
shall be increased by one percent, up to a maximum of 35 percent of the maximum
allowable residential density for the site.
a. This density bonus shall be in addition to any increase in density allowed by
this section, the combination of which shall not exceed 35 percent, unless
approved with good cause by the Director pursuant to this section.
2. Additional Requirements. The density bonus for donation of land may be granted if
all of the following conditions are met:
a. The applicant donates and transfers the land to the City or to a housing
developer approved by the City. The transfer shall be complete (deed recorded)
prior to the recordation of a subdivision map or approval of a Special Permit.

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b. The transferred land is at least one acre in size or of sufficient size to permit the
development of at least 40 dwelling units.
c. The land has the appropriate General Plan designation and zoning for the
development at the density described in paragraph (3) of subdivision (c) of
Government Code Section 65583.2.
d. Is or will be served by adequate public facilities and infrastructure; and has all
permits and approvals, other than building permits, necessary for the
development of the very low income housing units on the transferred land, not
later than the date of approval of the final subdivision map, parcel map or
Special Permit, except that the local government may subject the proposed
development to subsequent design review if its design is not reviewed by the
City prior to the time of transfer.
e. The transferred land and the affordable units shall be subject to a deed
restriction ensuring continued affordability of the units consistent with this
section recorded at time of transfer.
f. The transferred land shall be within the boundary of the proposed development
or within one-quarter mile of the subject site, if acceptable to the Director.
H. Maximum Density Bonus.
1. Mixed-Use Districts. No maximum.
2. Other Districts. A density bonus over 35 percent may be approved at the discretion of
the Review Authority.
I. Calculation of Density Bonus Units. When calculating the number of permitted density bonus
units, all fractional units shall be rounded to the next higher whole number. The applicant who
requests a density bonus for a project that meets two or more of the eligibility requirements
shall specify whether the bonus shall be awarded on the basis of Subsections A-F of this section.
The density bonus shall not be included when determining the number of target units to be
provided in a development project.
1. Optional Density Bonus. The City may grant a proportionally lower density bonus
and/or provide concessions and/or incentives set forth in Section 15-2205, Affordable
Housing Concessions and Incentives, if an applicant agrees to construct a development
containing less than the percentage of housing for lower or very low income households
than provided in this section.

15-2205 Affordable Housing Concessions and Incentives

A. Number of Incentives or Concessions. Pursuant to Government Code Section 65915, an

applicant is entitled to receive incentives and/or concessions as follows. The applicant who
requests incentives or concessions for a mixed-income project shall specify whether the
incentives or concessions shall be awarded on the basis of one or more of the points below.
1. One incentive or concession for projects that include:
a. At least 10 percent of the total units for lower income households;

DECEMBER 2015 III-29

 City of Fresno

b. At least five percent for very low income households; or

c. At least 10 percent for persons and families of moderate income in a
condominium or planned development;
2. One incentive or concession for senior citizen housing developments; or
3. Two incentives or concessions for projects that include;
a. At least 20 percent of the total units for lower income households;
b. At least 10 percent for very low income households; or
c. At least 20 percent for persons and families of moderate income in a
condominium or planned development; or
4. Three incentives or concessions for projects that include:
a. At least 30 percent of the total units for lower income households;
b. At least 15 percent for very low income households; or
c. At least 30 percent for persons and families of moderate income in a
condominium or planned development.
B. Proposal of Incentives and Findings. An applicant may propose specific incentives or
concessions pursuant to this section and State law. In addition to any increase in density to
which an applicant is entitled, the City shall grant one or more incentives and/or concessions
that an applicant requests, up to the maximum number of incentives and concessions required
pursuant to Subsection 15-2205-A unless the City makes a written finding that either:
1. The concession or incentive is not necessary in order to provide the proposed targeted
units, or
2. The concession or incentive would have a specific adverse impact that cannot be feasibly
mitigated on public health and safety or the physical environment or any property that
is listed in the California Register of Historical Resources.
The applicant may propose and the City may approve additional incentives and concessions for
an eligible project that provides targeted units that meet two or more of the eligibility
requirements based on a written finding that the additional incentives or concessions are
necessary in order to make the project economically feasible.
C. Types of Affordable Housing Incentives. Affordable housing incentives may consist of any
combination of the items listed below:
1. Modification of Development Standards. Up to 20 percent in modification of site
development standards or zoning code requirements, including, but not limited to:
a. Reduced minimum lot sizes and/or dimensions.
b. Reduced minimum building setbacks and building separation requirements,
excluding back up treatment for off-street parking spaces.
c. Reduced minimum outdoor and/or private usable open space requirements.
d. Increased maximum lot coverage.

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e. Increased maximum building height.

2. Reduced Parking. Upon the applicant’s request, the following maximum parking
standards, inclusive of handicapped and guest parking, shall apply to the entire project.
Further reductions in required parking may be requested as one of the incentives
allowed under Subsection 15-2205-A.
a. Standard Reduction.

i. .5 on-site space for studio units;

ii. .75 on-site space for one or two bedroom units;

iii. One on-site space for three or more bedrooms; and

iv. Guest parking shall be provided per the underlying district.

b. Transit-Serviced Developments. When a development is located within one-half

mile of a major transit stop and there is unobstructed access to the stop, the
following maximum parking ratios apply. For Senior and Special Needs
Housing, the development shall have either paratransit service or unobstructed
access, within one-half mile, to fixed bus route service that operates at least
eight times per day. For purposes of this subsection, “unobstructed access”
means that a resident is able to access the stop without encountering natural or
constructed impediments.

i. Mixed Income Developments. If the project dedicates 20 percent of the

total units for lower income households and 11 percent of the total units
for very low income households, then the maximum required parking
ratio shall be .5 spaces per bedroom.

ii. One-Hundred Percent Affordable Developments. For projects that

consist solely of rental units, exclusive of a manager’s unit or units, with
an affordable housing cost to lower income families, the maximum
parking ratios shall be as follows.

(1) Senior Housing. If the development is a for-rent housing

development for individuals who are 62 years of age or older
that complies with Sections 51.2 and 51.3 of the Civil Code, the
ratio shall not exceed .5 spaces per unit.
(2) Special Needs Housing. If the development is a special needs
housing development, as defined in Section 51312 of the Health
and Safety Code, the ratio shall not exceed 0.3 spaces per unit.
(3) All Other Housing. .5 spaces per unit.
3. Mixed-Use Zoning. Approval of mixed-use zoning in conjunction with the housing
project if commercial, office, industrial, or other land uses will reduce the cost of the

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housing development and such uses are compatible with the housing project and the
surrounding area.
4. Other Incentives. Other regulatory incentives or concessions proposed by the
developer or the City that result in identifiable cost reductions or avoidance.

15-2206 Application Requirements

An application shall be submitted by an applicant and shall contain the information as outlined by the
Director.

15-2207 Affordable Housing Standards

A. Duration of Affordability. All affordable housing units shall be kept affordable for a minimum
period of 30 years or a longer period as required by the financing assistance or subsidy program
or the City, consistent with State law.
B. Timing of Availability. Affordable housing units shall be constructed concurrently with, and
made available for qualified occupants at the same time as the market-rate housing units within
the same project unless both the City and the developer agree to an alternative schedule for
development.
C. Design. The mix and type of affordable units shall be proportionate to those of the project as a
whole (with the exception that premium units – e.g., penthouses, top floor view units – shall not
be required to be affordable units), and shall be comparable with the design of the base level
market rate units prior to purchaser-funded upgrades in terms of appearance, materials, and
finished quality.
D. Parking. Parking designated for affordable units shall be provided in an equitable manner as
that provided for the market rate units.
E. Location. Wherever feasible, affordable units shall be dispersed throughout the development.

15-2208 Regulatory Agreement

The City shall enter into a recorded agreement in the form of a covenant with property owner, and take
other appropriate steps necessary to assure that the required moderate, low and/or very low income
ownership units are provided and that the units remain affordable to moderate, low, or very low income
households for the required period. This agreement shall include, but is not limited to, the following:

A. Number of Units. The total number of units approved for the projects, including the number of
affordable housing units.
B. Target Units. The location, unit sizes (in square feet) and number of bedrooms of the affordable
housing units.
C. Household Income Group. A description of the household income groups to be accommodated
by the project and a calculation of the Affordable Sales Price.
D. Certification Procedures. The party responsible for certifying sales prices or annual rental
rates, and the process that will be used for certification.

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E. Schedule. A schedule for the completion and occupancy of the affordable housing units.
F. Required Term of Affordability. Duration of affordability of the housing units. Provisions
should also cover resale control and deed restrictions on targeted housing units that are binding
on property upon sale or transfer.
G. Expiration of Agreement. Provisions covering the expiration of the agreement, including
notice prior to conversion to market-rate units and right of first refusal option for the City
and/or the distribution of accrued equity for for-sale units.
H. Remedies for Breach. A description of the remedies for breach of the Agreement by either
party.
I. Other Provisions. Other provisions to ensure implementation and compliance with this article.
J. Condominium and Planned Developments. In the case of condominium and planned
developments, the Regulatory Agreement shall provide for the following conditions governing
the initial resale and use of affordable housing units:
1. Target units shall, upon initial sale, be sold to eligible Very Low, Lower, or Moderate
Income Households at an Affordable Sales Price and Housing Cost, or to Qualified
Residents as defined by this Ordinance.
2. Target units shall be initially owner-occupied by eligible Very Low or Lower Income
Households.
3. Upon resale, the seller of a target unit shall retain the value of any improvements, the
down payment, and the seller’s proportionate share of appreciation. The City shall
recapture its proportionate share of appreciation, which shall be used to promote home
ownership opportunities as provided for in Health and Safety Code Section 33334.2.
The City’s proportionate share shall be equal to the percentage by which the initial sale
price to the targeted household was less than the fair market value of the dwelling unit
at the time of initial sale.
K. Rental Housing Developments. In the case of rental housing developments, the Regulatory
Agreement shall provide for the following conditions governing the use of Target Units during
the use restriction period:
1. The rules and procedures for qualifying tenants, establishing affordable rent rates,
filling vacancies, and maintaining Target Units for qualified tenants.
2. Provisions requiring owners to verify tenant incomes and maintain books and records
to demonstrate compliance with this article.
3. Provisions requiring owners to submit an annual report to the City, which includes the
name, address, and income of each person occupying Target Units, and which identifies
the bedroom size and monthly rent or cost of each Target Unit.
L. Recordation of Agreement. The agreement shall be recorded with the Fresno County
Recorder’s Office and shall run with the property. The agreement shall conform to the
provisions of Government Code Sections 65864 to 65869.

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 City of Fresno

15-2209 Enforcement

A. The provisions of this article shall apply to all agents, successors, and assignees of an applicant
for development of the site. No building permit or occupancy permit shall be issued, nor any
development approval granted, which does not meet the requirements of this article.
B. In addition to, or in lieu of, the provisions of 15-2208-A the City shall institute injunction,
mandamus, or any other appropriate legal actions or proceedings for the enforcement of this
article.
C. Any person, firm, or corporation, whether as principal, agent, employee or otherwise, violating
or causing the violation of any of the provisions of this article, shall be guilty of a misdemeanor,
and upon conviction thereof shall be punishable for each offense by a fine of not more than
$500.00, or by imprisonment in the County Jail for a term not exceeding six months, or by both
fine and imprisonment. Such person, firm, or corporation shall be deemed to be guilty of a
separate offense for each and every day during any portion of which any violation of this article
is commenced, continued, or permitted by such person, firm, or corporation, and shall be
punishable as provided herein.

15-2210 Definitions

Whenever the following terms are used in this article, they shall have the meaning established by this
section:

A. Additional Incentive(s). Regulatory concessions as specified in California Code Sections

65915(k) to include, but not be limited to, the reduction of site development standards or
Zoning Ordinance requirements, approval of mixed-use zoning in conjunction with the housing
project, or any other regulatory incentive which would result in identifiable cost reductions that
are offered in addition to a density bonus.
B. Affordable Housing. Housing units that are affordable to families with very low, low, or
moderate incomes.
C. Affordable Housing Agreement A legally binding agreement between a developer and the
City to ensure that the requirements of this section are satisfied. The agreement establishes,
among other things, the number of required inclusionary or affordable housing units, the unit
sizes, location, affordability tenure, terms, and conditions of affordability and unit production
schedule.
D. Affordable Unit, For Rent. A unit for which the total monthly rent plus utilities does not
exceed the following:
1. Moderate Income Households. 30 percent of 110 percent of the Fresno County
median income.
2. Lower Income Households. 30 percent of 60 percent of the Fresno County median
income.
3. Very Low Income Households. 30 percent of 50 percent of the Fresno County median
income.

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 Part III: Regulations Applying to Some or All Districts

E. Affordable Unit, For Sale. A unit for which the total monthly payment including interest,
taxes, insurance, and utilities does not exceed the following:
1. Moderate Income Households. 35 percent of 110 percent of the Fresno County
median income.
2. Lower Income Households. 30 percent of 70 percent of the Fresno County median
income.
3. Very Low Income Households. 30 percent of 50 percent of the Fresno County median
income.
F. Conversion. The change of status of a dwelling unit from a purchased unit to a rental unit or
vice versa.
G. Density Bonus. A minimum increase in the number of dwelling units authorized for a particular
parcel of land over the otherwise maximum residential density.
H. Density Bonus Dwelling Units. Those residential units granted pursuant to the provisions of
this article which are above the maximum allowable residential density of the project site.
I. Financial Assistance. Assistance to include, but not be limited to, the subsidization of fees,
infrastructure, land costs, or construction costs, the use of redevelopment set-aside funds,
community development block grant (CDBG) funds, or the provision of other direct financial
aid in the form of cash transfer payments or other monetary compensation, by the City of
Fresno.
J. Housing Costs. Defined in accordance with Section 50052.5 of the California Health and Safety
Code and shall generally mean the monthly mortgage principal and interest, property taxes and
assessments, homeowners insurance, homeowner association fees where applicable, an allowance
for utilities and property maintenance and repairs, for ownership dwelling units; and the
monthly rent, and allowance for utilities, fees, or service charges charged to all tenants, for
rental dwelling units.
K. Income Eligibility. The gross annual household income, considering the household size and
number of dependents, income of all wage earners, elderly or disabled family members and all
other sources of household income. For self-employed households, net annual household income
shall be used in determining income eligibility.
L. In-Lieu Incentives. Incentives offered by the City, which are of equivalent financial value based
upon the land cost per dwelling unit(s), that are offered in-lieu of density bonus and additional
incentives.
M. Income. Any monetary benefits that qualify as income in accordance with the criteria and
procedures used by the City of Fresno.
N. Income Levels. For purposes of determining income levels of households under this article, the
City shall use the Fresno County income limits in Title 25, Section 6932 of the California Code
of Regulations or other income limits adopted by the City Council if the State Department of
Housing and Community Development fails to provide timely updates of the income limits in
the California Code of Regulations.

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 City of Fresno

O. Lower-Income Household. Low-income household whose gross income does not exceed 80
percent of the area median income for Fresno County as determined annually by the U.S.
Department of Housing and Urban Development.
P. Major Transit Stop. A site containing an existing rail transit station or the intersection of two
or more major bus routes with a frequency of service interval of 15 minutes or less during the
morning and afternoon peak commute periods. This definition shall additionally include all
major transit stops designated in the applicable regional transportation plan. (California Public
Resources Code §21155 and §21064.3).
Q. Market-Rate Unit. A dwelling unit where the rental rate or sales price is not restricted either
by this article or by requirements imposed through other local, State, or federal affordable
housing programs.
R. Maximum Allowable Residential Density. The maximum residential density allowed under
this Ordinance and the General Plan, or if a range of density is permitted, the maximum
allowable density for the specific zoning range and General Plan applicable to the project.
S. Median Income. The median income earned by a household or family, adjusted by size, as
published by U.S. Department of Housing and Urban Development.
T. Moderate-Income Household. A household whose gross income is more than 80 percent but
does not exceed 120 percent of the median income for Fresno County as determined annually by
the U.S. Department of Housing and Urban Development.
U. Offsets. Concessions or assistance to include, but not be limited to, direct financial assistance,
density increases, standards modifications or any other financial, land use, or regulatory
concession which would result in an identifiable cost reduction enabling the provision of
affordable housing.
V. Operating Agent. A nonprofit organization, for-profit corporation, County or City agency
chosen by the City to carry out some or all of the administrative provisions of this article.
W. Project. A housing development at one location including all dwelling units for which permits
have been applied for or approved within a 12 month period.
X. Qualifying Resident. Persons 62 years of age or older, or 55 years of age or older in a
residential development developed, substantially rehabilitated, or substantially renovated for
senior citizens that has at least 35 dwelling units, and as defined in Section 51.3 of the California
Civil Code.
Y. Senior Citizen Housing Development. A residential development consisting of at least 35
dwelling units which is developed for, or substantially rehabilitated or renovated for persons 55
year of age or older.
Z. Target Dwelling Unit. A dwelling unit that will be offered for rent or sale exclusively to and
which shall be affordable to the designated income group or qualified resident, as required by
this article.
AA. Very Low Income Household. A household whose gross income does not exceed 50 percent of
the area median income for Fresno County as determined annually by the U.S. Department of
Housing and Urban Development.

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Article 23 Landscape
Sections:
15-2301 Purpose
15-2302 State Codes
15-2303 Applicability
15-2304 Landscape Plans
15-2305 Areas to be Landscaped
15-2306 Landscape Design Standards
15-2307 General Landscaping Standards
15-2308 Trees
15-2309 Irrigation Specifications
15-2310 Installation and Completion
15-2311 Maintenance

15-2301 Purpose

The purpose of this article is to achieve the following:

A. Enhance the appearance and function of all development by providing standards relating to the
quality, quantity, and design of landscaping;
B. Protect public health, safety, and welfare by minimizing the impact of all forms of physical and
visual pollution, controlling soil erosion, screening incompatible land uses, preserving the
integrity of existing residential neighborhoods, and enhancing pedestrian and vehicle traffic and
safety;
C. Preserve, protect, manage, maintain, and enhance the city’s community forest to promote scenic
beauty, provide habitat, maintain and increase property values, counteract air pollutants,
minimize heat island effect, provide shade, store carbon, decrease wind velocities, attract
investment, promote active living, foster wellbeing, reduce soil erosion and ground water
contamination;
D. Promote energy conservation in buildings by providing shade from the sun in summer, allowing
the sun rays to shine through in winter and providing shelter from the cold wind in winter; and
E. Encourage water conservation through the use of native and water-wise, climate-appropriate
plants, efficient design, and water-conserving irrigation design and practices.

15-2302 State Codes

In addition to the provisions of this article, more requirements may apply to landscape plans at time of
plan review submittal for building, landscaping and/or plumbing permits as stipulated in the California
Green Building Standards Code (CalGreen), the California Model Water Efficient Landscape Ordinance
(MWELO), and the California Plumbing Code (CPC). Where there is potential conflict between
CalGreen, MWELO, and the CPC as adopted and amended in Chapter 11 and this article, CalGreen,
MWELO, and the CPC shall prevail.

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 City of Fresno

15-2303 Applicability

The standards of this article apply to the following:

A. New construction projects with landscapes;

B. Additions (other than to Single-Family Dwellings or Duplexes) to an existing building that
expands the existing floor area by either 20 percent or more or 2,500 square feet or more,
whichever is less. The floor area increases to the existing building shall be cumulative from the
date of adoption of this Code;
C. A new building with a floor area of 300 square feet or more on a developed site. The 300 square
feet shall be cumulative from the date of adoption of this Code;
D. The demolition and reconstruction of a site;
E. A first time installed landscape or a re-landscaping project where the new or modified landscape
area is equal to or greater than 500 square feet; or
F. Change of Occupancy of an existing building requiring a change of occupancy permit as defined
by the Building Code.
G. Exceptions. The standards of this Section do not apply to landscaping that is part of a
registered historic site, plant collections as part of botanical gardens and arboretums open to the
public, or ecological restoration projects that do not require a permanent irrigation system, or
mined-land reclamation projects that do not require a permanent irrigation system.

15-2304 Landscape Plans

A landscape plan shall be submitted with the permit application whenever landscaping per Section 15-
2303 applies.

A. Information Required. Landscape plans shall be drawn to scale and shall, at a minimum,
include the following:
1. Proposed plant locations, species, sizes, and plant factor. Plants with similar water
needs shall be grouped together into hydrozones on the landscape plan. The plant factor
according to the California Department of Water Resources study, Water Use
Classification of Landscape Species (WUCOLS), shall be identified for all landscaped
areas on a site. All water features shall be identified as high water use and temporarily
irrigated areas shall be identified as low water use.
2. Proposed landscape features (mounds, stepping stones, benches, sculptures, decorative
stones, or other ornamental features) locations, dimensions, and materials.
3. Proposed water features (fountains, pools and ponds) and paved surfaces locations,
dimensions, and materials.
4. Proposed landscape structures (sheds, trellises, arbors, gazebos, fire pits, fireplaces,
built-in barbeques, decks, retaining walls, and seat walls) locations, dimensions, and
materials.

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 Part III: Regulations Applying to Some or All Districts

5. Location of any existing trees over six inches in diameter, as measured 48 inches above
natural grade, and whether each such tree is proposed for retention or removal.
6. Identification of areas of preservation or incorporation of existing native vegetation.
7. Identification of areas not intended for a specific use, including areas planned for future
phases of a phased development, shown landscaped or left in a natural state.
8. Any additional proposed landscape elements and measures to facilitate plant growth or
control erosion.
B. Authorized to Design a Landscape. Landscaping for commercial projects and institutional
projects equal to or greater than one acre in size, industrial projects equal to or greater than 2.5
acres in size, and residential projects consisting of more than five units shall be prepared by a
California registered landscape architect. For all other projects the various professionals,
practitioners, and unlicensed persons may offer landscape design services within the scope and
limitations that pertain to each as follows:
1. Landscape Architect. Must hold a professional license to practice landscape
architecture. May perform professional services for the purpose of landscape
preservation, development and enhancement, such as consultation, investigation,
reconnaissance, research, planning, design, preparation of drawings, construction
documents and specifications, and responsible construction observation (Business and
Professions Code, Section 5615).
2. Architect. Must hold a professional license to practice architecture. May offer, perform,
or be in responsible control of professional services which require the skills of an
architect in the planning of sites (Business and Professions Code, Sections 5500.1 and
5641.3).
3. Professional Engineers. Must hold professional registration to practice engineering.
May perform professional services as defined under Business and Professions Code,
Section 5615, as long as the work is incidental to an engineering project (Business and
Professions Code, Sections 5615, 5641.3 and 6701 et seq.).
4. Landscape Contractors. Must hold a C-27 landscaping contractor’s license. May
design systems and facilities for work to be performed and supervised by that contractor
(Business and Professions Code, Sections 5641.4 and 7027.5 and California Code of
Regulations, Title 16, Division 8, Section 832.27).
5. Nurserypersons. Must hold a license to sell nursery stock. May prepare planting plans
or drawings as an adjunct to merchandizing nursery stock and related products
(Business and Professions Code, Section 5641.2 and Food and Agricultural Code,
Section 6721 et seq.).
6. Landscape/Garden Designers including Master Gardeners, etc. May prepare plans,
drawings, and specifications for the selection, placement, or use of plants for single-
family dwellings; may prepare drawings for the conceptual design and placement of
tangible objects and landscape features; may not prepare construction documents,
details, or specifications for tangible landscape objects or landscape features; and may
not prepare grading and drainage plans for the alteration of sites.

DECEMBER 2015 III-39

 City of Fresno

7. Personal Property Owners (Homeowner). May prepare plans, drawings or

specifications for any one- or two-family dwelling property owned by that person.
8. Golf Course Architect. May engage in the practice of, or offer to practice as, a golf
course architect. May perform professional services such as consultation, investigation,
reconnaissance, research, design, preparation of drawings and specifications, and
responsible supervision, where the dominant purpose of such service is the design of a
golf course, in accordance with accepted professional standards of public health and
safety.
9. Irrigation Consultants. May engage in the practice of, or offer to practice as, an
irrigation consultant. May perform consultation, investigation, reconnaissance,
research, design, preparation of drawings and specifications, and responsible
supervision, where the dominant purpose of such service is the design of landscape
irrigation, in accordance with accepted professional standards of public health and
safety.
The applicable statutes which govern the above unlicensed categories are Business and
Professions Code, Sections 5641, 5641.1, 5641.5 and 5641.6 (10-02, Amended, 02/02/2010).

15-2305 Areas to be Landscaped

The following areas shall be landscaped and may count toward the total area of site landscaping
required by the zoning district regulations.

A. Parking Areas. Parking areas shall be landscaped in compliance with Article 24, Parking and
Loading.
B. Required Setbacks.
1. All Districts. For permitted paved areas, refer to the underlying Base District.
2. Residential Uses that are Single -Family Dwellings, Duplexes, and Triplexes. All
required front and street-facing side yards, except for areas used for exit and entry shall
be landscaped. If a solid fence is provided on a street side yard property line, the street
side yard is not required to be landscaped.
3. Residential Uses with Four or More Dwelling Units and Mixed-Use. All required
setbacks, except for areas used for exit and entry, shall be landscaped.
4. Non-Residential Uses. All required setbacks, except for areas used for exit and entry,
shall be landscaped. If an Industrial District abuts another Industrial District, side and
rear yards are not required to be landscaped. However should an Industrial District
abut any other district or a street, it shall be landscaped. Where adjacent to residential,
non-residential uses may require a larger setback under Residential Transition
Standards and landscaping shall be provided as prescribed in Table 15-2305-C.1.
C. Lot Perimeters. Landscape buffers shall be installed and maintained along side and rear lot
lines between differing land uses, in accordance with the sections of this article and the
following standards:

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 Part III: Regulations Applying to Some or All Districts

1. Required Landscape Buffers. Table 15-2305-C-1, Required Landscape Buffers, shows

when a buffer treatment is required, and of what type, based on the proposed and the
adjoining use. Only the proposed use is required to provide the buffer yard. The type of
buffer yard required refers to buffer yard-type designations (Type 1 or Type 2) as
shown in Table 15-2305-C-2, Buffer Yard Requirements. A dashed line, “-”, means that
a buffer yard is not necessary unless required by another section of this Code.
TABLE 15-2305-C-1: REQUIRED LANDSCAPE BUFFERS

Adjoining Use
Park or Single- Multi- Mixed- Commercial, Industrial Public
Open Family Family Use Office, and Facility
Proposed Use Space Residential Residential Business Park
Park or
- Type 1 Type 1 Type 1 - - -
Open Space
Multi-Family
Type 1 Type 1 - - - - -
Residential
Mixed-Use Type 2 Type 2 Type 2 - - - -
Commercial,
Office and Type 2 Type 2 Type 2 - - Type 1 Type 1
Business Park
Industrial Type 2 Type 2 Type 2 Type 2 Type 2 - Type 2
Public Facility Type 2 Type 2 Type 2 Type 2 Type 2 Type 1 -

2. Buffer Yard Types. Table 15-2305-C-2, Buffer Yard Requirements, describes the
minimum width, plant materials, and wall requirements for each type of buffer yard.
The listed number of trees and shrubs are required for each 100 linear feet of buffer
yard. Natural areas with native vegetation or alternative planting materials which
achieve equivalent buffering effects may be approved by the Director.
TABLE 15-2305-C-2: BUFFER YARD REQUIREMENTS
Trees Shrubs
Buffer Yard Minimum
Type Width (feet) Large Small to Medium Large Small to Medium

Type 1 10 2 2 6 8
Type 2 15 2 3 8 10

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 City of Fresno

FIGURE 15-2305-C-2: BUFFER YARD REQUIREMENTS

3. Patio Allowance. An employee or dining patio is allowed within the buffer yard for up
to 50 percent of the depth of the required buffer yard.
D. Landscape Setback. All areas between site perimeter walls/fencing and lot lines facing a street
shall be landscaped. Landscaping shall be installed and maintained in accordance with the
sections of this article and the following standards:
1. Planting areas more than 10 feet in width shall be planted with medium and large trees
and medium and large shrubs to span the entire length.
2. Planting areas 10 feet or less in width shall at the very least be planted with small trees
and small to medium size shrubs to span the entire length.
3. Vines may be included for areas adjacent to concrete or masonry walls.
4. The landscape design shall provide total wall/fence screening from top to bottom for
the entire length within five years.
5. Trees shall be planted so the canopies could touch for the entire length within fifteen
years.
E. Building Perimeters.
1. All portions of a building that face a public street shall have one or more landscape
planters installed along a minimum of 20 percent of that building face. This standard
does not apply where a building is located within three feet of a public sidewalk, in
which case the building perimeter shall be paved and treated in a manner similar to the
adjacent sidewalk.
2. The minimum width of the planter shall be three feet. Planters may be raised or at
grade and may include potted plants.

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 Part III: Regulations Applying to Some or All Districts

Planter not
required where
building
perimeter is
located within
three feet of a
public sidewalk.

FIGURE 15-2305-E: BUILDING PERIMETERS

F. Unused Areas. All areas of a project site not intended for a specific use, including areas planned
for future phases of a phased development, shall be maintained clear and free of refuse, debris, or
other accumulated matter.
G. Public Property. Refer to Chapter 13, Article 3, Street Trees and Parkways for street tree,
parkway (park strip), and median island requirements in public property.

15-2306 Landscape Design Standards

The following design standards are to be used by decision-makers in evaluating whether landscape
plans conform to the requirements of this Section:

A. Composition. The quality of a landscape design is dependent not only on the quantity and
selection of plant materials but also on how that material is arranged. Landscape materials must
be arranged in a manner as to provide the following qualities and characteristics:
1. Texture. Landscape designs must provide a textured appearance through the use of a
variety of plant material rather than a single species, by contrasting large leaf textures
with medium and small leaf textures, and with a variety of plant heights. Spacing of key
landscaping components, such as trees and shrubs, shall be consistent with the overall
design approach of the landscape plan. Formal landscape designs benefit from a uniform
spacing of plants, whereas varied spacing and clustering of trees is more compatible
with a naturalistic design.
2. Color. Landscape designs shall include a variety of plants to provide contrasting color
to other plants in the design. Designs are encouraged to include flowering plants and
especially a mix of plants that display colorful flowers throughout the year.

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 City of Fresno

3. Form. Landscape designs will consider the complete three-dimensional form of the
landscaping, not simply the form of individual elements. The interrelationship of all
landscape elements shall be considered so that the final design presents a coherent
whole.
B. Buffering and Screening. Natural landscape materials (trees, shrubs, and hedges) must be used
alone or with walls and/or berms to screen or buffer differing land uses, prevent graffiti, provide
transition between adjacent lots, and screen the view of parking, storage, service areas, refuse
collection facilities and enclosures, utility enclosures, drive-throughs, utility pipes and boxes
visible from a public street, alley, or pedestrian space or walkway. Plant material must be
mature enough at the time of planting and appropriately located to provide an effective buffer or
screen within five years of planting.
C. Water-Wise Landscaping. Landscape designs shall feature plant species such as drought-
tolerant and climate adaptive plants that thrive in the San Joaquin Valley region to take
advantage of the adaptability of regionally appropriate plants to local environmental conditions
and to conserve energy and water.
D. Continuity and Connection. Landscaping must be designed within the context of the
surrounding area, provided that the adjacent landscaping is consistent with the landscape design
standards of this section. Where the adjacent property landscaping meets the landscape design
standards of this section, plant materials shall blend well with adjacent properties, particularly
where property edges meet, to create a seamless and natural landscape. Exceptions can be made
when seeking to create a transition between uses or zoning districts.
1. Buffers for Natural Areas. When located adjacent to an area of high ecological value,
the proposed development shall incorporate natural features that will provide continuity
and connection to the natural area and serve as an appropriate buffer space.
E. Enhancing Architecture. Landscape designs shall be compatible with the architectural
character and features of the buildings on site. Major landscape elements must be designed to
complement exterior elevations and roof lines of the buildings through texture, color, and form.

15-2307 General Landscaping Standards

A. Materials.
1. General.
a. Landscaping may consist of a combination of turf, groundcovers, shrubs, vines,
trees, incidental features such as stepping stones, benches, fountains, sculptures,
decorative stones, and other ornamental features placed within a landscaped
setting.
b. Plant materials shall be selected from among those species and varieties known
to thrive in the Fresno climate.
c. Paved (e.g. concrete, stone and masonry) surfaces, gravel (e.g. decomposed
granite) surfaces, and rocks may not exceed 35 percent of the area required to be
landscaped.
d. Recirculating water shall be used for decorative water features.

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 Part III: Regulations Applying to Some or All Districts

e. Areas dedicated to edible plants are considered landscaped areas and count
toward required landscaping.
2. Non-Plant Materials. Non-plant materials such cinder, bark, and similar materials may
not be used to meet the minimum planting area required by this section.
3. Synthetic Lawns. Synthetic lawns may be considered as turf, and shall cover no more
than 75 percent of the required landscape area.
4. Mulch. A minimum three-inch layer of mulch shall be applied on all exposed soil
surfaces of planting areas except in turf areas, creeping or rooting ground covers or
other special planting situations where mulch is not recommended. Stabilizing mulching
products shall be used on slopes. Mulch must be confined to areas underneath shrubs
and trees and is not a substitute for ground cover plants.
5. Size and Spacing. Plant materials shall be grouped in hydrozones in accordance with
their respective water, cultural (soil, climate, sun, and light), and maintenance needs.
Plants shall be of the following size and spacing at the time of installation:
a. Ground Covers. Ground cover plants must be at least of a four-inch pot size and
spaced to provide full coverage within the time frame specified for the species
planted.
b. Shrubs. Spacing of shrubs shall be according to local conditions; the species,
cultivars, or varieties used; and their mature height, spread, and form. When
planted to serve as a hedge or screen, shrubs shall be spaced at 75 percent of
their mature length.

i. Small Shrub. A small shrub shall have a mature height of three to less
than five feet and shall be planted at minimum from one-gallon
containers.

ii. Medium Shrub. A medium shrub shall have a mature height of between
five and eight feet and shall be planted at minimum from five-gallon
containers.

iii. Large Shrub. A large shrub shall have a mature height of greater than
eight feet and shall be planted at minimum from five-gallon containers.

c. Trees. All trees shall be a minimum of 15 gallons in size. Spacing of trees shall
be according to local conditions; the species, cultivars, or varieties used; and
their mature height, spread, and form. Newly planted trees shall be supported
with stakes or guy wires.

i. Small Tree. A small tree shall have a mature height of less than 25 feet
and be at least one inch in diameter at six inches above ground level.
Small trees, generally, shall be planted 25 feet apart.

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 City of Fresno

ii. Medium Tree. A medium tree shall have a mature height of between 25
and 45 feet and be at least 1 1/4 inch in diameter at six inches above
ground level. Medium trees, generally, shall be planted 35 feet apart.

iii. Large Tree. A large tree shall have a mature height of greater than 45
feet and be at least 1 1/2 inch in diameter at six inches above ground
level. Large trees, generally, shall be planted 45 feet apart.

6. Landscaping Mound. Landscaping mounds shall be constructed on slopes not to

exceed 4:1. The toe of the mound shall be set back from buildings and property
boundaries as far as necessary for safety of the adjacent properties and to prevent
damage resulting from water runoff or erosion of the slope. In no case shall the toe of
the mound be within five feet of any building or one foot of the street right-of-way.
B. Dimension of Landscaped Areas. Landscaped areas shall have a minimum horizontal
dimension of four and one-half feet to count towards required landscaping.
C. Prescribed Heights. The prescribed heights of landscaping shall indicate the height to be
attained within fifteen years after planting.
D. Drivers’ Visibility. Trees and shrubs shall be planted and maintained so that at maturity they
do not interfere with traffic safety sight areas, or public safety. Notwithstanding other
provisions of this section, landscaping must comply with Section 15-2018, Intersection Visibility
and Chapter 13, Article 2, Sections 13-227, Obstruction to Visibility at Intersections and 13-
228, Intersection Visibility, Investigation, and Enforcement.

15-2308 Trees

A. Trees. Trees shall be provided as follows:

1. Residential Single-Family Districts. A minimum of two trees per lot and if part of a
Planned Development then trees may be provided in common areas in addition to the
two provided on each residential lot.
a. One of the required trees must be oriented to the street.
b. One of the required trees must be a passive solar-oriented tree (Deciduous) or a
wind buffer-oriented tree (Evergreen).
2. Multi-Family Residential and Mixed-Use Districts. A minimum of one tree per unit.
3. Commercial, Office, Business Park, and Regional Business Park Districts. A
minimum of one tree for every 2,000 square feet of lot coverage.
4. Industrial Districts. A minimum of one tree for every 10,000 square feet of lot
coverage (Trees required in other sections of this code, such as parking lot trees or
street trees, shall count toward the satisfaction of this requirement).
5. Planned Development Districts. For requirements in single-family residential
development see Residential Single-Family Districts, for multi-family and mixed-use
development see Residential Multi-Family and Mixed-Use Districts, and for

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 Part III: Regulations Applying to Some or All Districts

commercial and employment development see Commercial and Employment Districts

above.
6. Trees planted near public curbs or sidewalks shall be installed in a manner that
minimizes physical damage to the curbs, gutters, sidewalks, and other public
improvements.
B. Heritage Tree Designations
1. Applications. Applications for designation of a heritage tree on private or public
property may be initiated by any person subject to the property owners’ written
consent. The applicant requesting heritage tree designation shall submit an application
in compliance with instructions provided by the Director and shall include the
following:
a. Assessor’s parcel number of the site;
b. Description detailing the proposed heritage tree’s special aesthetic, cultural, or
historic value of community interest; and
c. Photographs of the tree(s).
2. Review. The Director shall conduct a review of the proposed heritage tree, based upon
information or documentation they may require from the applicant, staff, or other
available sources. A tree may be designated as a heritage tree upon a finding that it is
unique and important to the community due to any of the following factors:
a. It is an outstanding specimen of a desirable species;
b. It is one of significant age and/or girth in the city; or
c. It has agricultural, cultural, economic, educational, historical, indigenous, or
social heritage significance in the city.
3. Hearing. The Planning Commission shall hold a public hearing on any proposed
designation within 30 days after the application is deemed complete and shall render a
decision to approve, deny, or continue the hearing for more information.
4. Posting and Notice. Hearings for heritage tree designation shall be subject to public
hearing notice procedures specified in Section 15-5007, Public Notice. In addition, the
Department shall post to the site or tree under consideration at least ten calendar days
before the hearing date with a sign identifying the nature of the application and the
date, time, and place of the hearing.
5. Recordation of Heritage Tree Designation. If the heritage tree designation is
approved, the City shall record the designation with the County Recorder’s Office and a
copy shall be provided to the property owner and the DARM Department. A listing of
designated heritage trees and their locations shall be listed on the historic resources
inventory and maintained by the Department.
C. Protected Trees. The following apply to Protected Trees:
1. No Protected Tree shall be removed, pruned, or otherwise materially altered without a
Tree Removal Permit except as provided in this section. Trimming of a Protected Tree
is allowed without such a permit.

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 City of Fresno

2. Protected Trees are as follows:

a. Heritage Trees.
b. Multi-Trunk Trees. Any multi-trunk tree which has at least one trunk 12 inches
or greater in diameter or 38 inches or greater in circumference, measured four
feet above the adjacent grade, except for developed single-family residential
properties.
c. Any Tree 12 Inches or Greater in Diameter. Any tree which measures 12 inches or
greater in diameter or 38 inches or greater in circumference, measured four feet
above the adjacent grade, except for developed single-family residential
properties.
d. Parkway Trees and Any Trees Located on Public Property.
e. Condition of Approval. Any tree required to be planted or retained as a condition
of approval of a development application or a Building Permit.
f. Trees Required by a Development Permit. Trees required or memorialized under a
Development Permit.
3. The following trees may be removed without approval of a Tree Removal Permit:
a. Emergencies. Trees may pose an immediate threat to persons or property during
an emergency or are determined to constitute an emergency upon order of the
Director, the Public Utilities Director, the Public Works Director, or any
member of the Police or Fire Departments.
b. Public Nuisance. Any tree in a condition to constitute a public nuisance as
determined the Building Official, the Director, the Fire Chief, the Public
Utilities Director, or the Public Works Director.
c. Public Utilities. Trees that undermine or impact the safe operation of public
utilities.
d. Fruit Trees. Any fruit tree.
e. Eucalyptus Trees. All trees of the genus Myrtaceae.
f. Developed Single-Family Residential. Any tree located on developed single-family
residential property, except as specified in Subsection 15-2308-C.2.
4. Chemicals or other construction materials shall not be stored within the drip line of
Protected Trees.
5. Signs, wires, or similar devices shall not be attached to Protected Trees.
6. If the proposed development, including any site work for the development, will
encroach upon the drip line of a Protected Tree, then the following apply:
a. Special measures shall be utilized as approved by the review authority, to allow
the roots to obtain oxygen, water, and nutrients as needed.
b. Any excavation cutting, filling, or compaction of the existing ground surface
within the protected perimeter, if authorized at all by the review authority, shall

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be minimized and subject to such conditions as may be imposed by the review

authority.
c. No significant change in existing ground level shall be made within the drip line
of a Protected Tree.
d. No burning or use of equipment with an open flame shall occur near or within
the protected perimeter.
7. Underground trenching for utilities shall avoid major support and absorbing tree roots
of Protected Trees. If avoidance is impractical, tunnels shall be made below the roots.
Trenches shall be consolidated to service as many utilities as possible. Trenching within
the drip line of Protected Trees shall be avoided to the greatest extent possible and shall
only be done under the at-site directions of a certified arborist.
8. No concrete or asphalt paving shall be placed over the root zones of oaks.
9. No compaction of the soil within the root zone of Protected Trees shall occur.
10. All trees, protected or otherwise, to be removed shall include the removal of the stump
or be cut to at least six inches below the ground, and soil shall be replaced and the area
leveled. If the area where the tree is removed is to be paved, the tree shall be cut or
stump removed to at least eight inches below the ground.
D. Tree Removal Permit/Application Requirements
1. Application Information.
a. Applications for a tree removal permit shall be available from and filed with the
DARM Department and shall contain the following:
i. A written explanation of why the tree(s) should be removed;
ii. A tree survey plan indicating the number, location(s), variety or species,
and size(s) (measured four feet above grade) of the tree(s) to be removed
is required for all properties except developed single-family residential;
iii. Photograph(s) of the tree(s);
iv. Arborist report;
v. Signature of the property owner and homeowners association (when
applicable) and proof of a vote of the homeowners association;
vi. Replanting plan (see Table 15-2308-E-4, Replacement Trees);
vii. Other information deemed necessary by the Director to evaluate the
tree removal request; and
viii. Permit fee, if applicable.
b. The Director may modify or waive the requirements of this section if deemed
appropriate (e.g., arborist reports for properties in RS Districts).

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 City of Fresno

E. Determination on Permit Application

1. General Criteria. The review authority shall issue a Tree Removal Permit if any of the
following general criteria is met:
a. Diseased or Danger of Falling. The tree(s) is irreparably diseased or presents a
danger of falling that cannot be controlled or remedied through reasonable
preservation and/or preventative procedures and practices so that the public
health or safety requires its removal.
b. Potential Damage. The tree(s) can potentially cause substantial damage to
existing or proposed main structure(s) (e.g., dwellings, other main structures, or
public infrastructure) or interfere with utility services and cannot be controlled
or remedied through reasonable relocation or modification of the structure or
utility services.
c. Economic Enjoyment and Hardship. The retention of the tree(s) restricts the
economic enjoyment of the property or creates an unusual hardship for the
property owner by severely limiting the use of the property in a manner not
typically experienced by owners of similarly zoned and situated properties, and
the applicant has demonstrated to the satisfaction of the Review Authority that
there are no reasonable alternatives to preserve the tree(s). A minor reduction of
the potential number of residential units or structural size due to tree location
does not represent a severe limit of the economic enjoyment of the property.
2. Additional Recommendations. The applicable review authority may refer the
application to another department or the Planning Commission for a report and
recommendation.
3. Inspections and Permit Availability. City staff shall have the authority to conduct on-
site inspections of all trees proposed for removal. If a tree removal permit is approved,
the permit shall be on site at all times before and during the removal of a tree and/or
shall be made available to any City official at the site, upon request.
4. Action. Based on the criteria identified in this section, the Review Authority shall
approve, conditionally approve, or deny the application. Conditions of approval may
include any of the following:
a. Revisions to development plans to accommodate existing trees;
b. Payment of an in-lieu fee.

i. Payment of a fee shall be based on the fair market value of the number
of trees required by Table 15-2308-E-4 for the same or equivalent
species, delivered and installed, as determined by the Director.

ii. The fees will be used to purchase trees that will be planted within the
public right-of-way or on other public property as directed by the
Public Works Department. Where feasible, trees will be planted in the
vicinity in which the tree(s) was removed.

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 Part III: Regulations Applying to Some or All Districts

iii. Payment of the in-lieu fee shall be made before the issuance of the Tree
Removal Permit.

c. Replacement trees of a species and size planted at locations designated by the

Review Authority in compliance with Table 15-2308-E-4; or
d. A combination of replacement trees and in-lieu fees that in total provide for the
number of replacement trees required by this article.
TABLE 15-2308-E-4: REPLACEMENT TREE REQUIREMENTS
Trunk Size of Removed Tree Replacement Ratio Required
(measured at 4 feet above grade) (per tree removed)
Diameter Circumference Number of replacement Minimum size of
(in inches) (in inches) trees required replacement trees

12 to 24 30 to 75 2 24 inch box
Greater than 24 Greater than 75 3 36 inch box
Heritage Trees 4 48 inch box

5. Expiration. If no action on an approved tree removal permit is taken within a period of

one year from the date of approval, the permit shall be considered void.
F. Review Authority and Permit Process.
1. Tree Removal Requests Filed Independent of Development Applications.
a. Director’s Review. The Director shall be the Review Authority for tree removal
requests, except for heritage trees, filed independent of a development
application. The Director shall render a decision within ten business days from
the date a tree removal application is filed and deemed complete. The Director
may refer any application to another department, committee, board, or
commission of the City for a report and recommendation, and may require the
applicant to provide an arborist’s report.
b. Posting and Notice. The decision of the Director shall be mailed to the applicant
and to all owners of record located within a three-hundred-foot radius of the
subject property on the same day the decision is made. In addition, the site or
tree shall be posted with a sign by the Department for at least ten calendar days
indicating the decision of the Director, and specifying the appeal period and the
method of appeal.
2. Tree Removal Requests Filed with a Development Application.
a. Review Authority. The Review Authority for tree removal requests filed in
conjunction with a development application shall be the same review authority
as established for the accompanying development application.
b. Public Hearing. If a public hearing is normally required by this Development
Code, the tree removal request shall be considered concurrently, in compliance
with Section 15-5007, Public Notice.

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 City of Fresno

c. Posting. The DARM Department shall also post to the site or tree under
consideration a sign indicating the proposed removal and the date, time, and
place of the hearing at least ten calendar days before the hearing date.
3. Heritage Tree Removal Requests. Notwithstanding any other provision of this
section, the following provisions shall apply to requests for the removal of heritage
trees.
a. Requests Filed Independent of Development Applications. The Planning Commission
shall be the Review Authority for all tree removal requests for heritage trees
filed independent of a development application.
b. Requests Filed in Conjunction with a Development Application. The Review
Authority for heritage tree removal requests filed in conjunction with a
development application shall be the same review authority as established for
the accompanying development application. Before the hearing by the Review
Authority, requests to remove heritage trees filed in conjunction with a
development application shall be referred to the Protected Tree Advisory
Committee who shall make a recommendation to the review authority.
c. Public Hearing. A public hearing by the review authority shall be required for all
heritage tree removal requests in compliance with Section 15-5007, Public
Notice.
d. Posting. The Department shall post to the site or tree under consideration a sign
indicating the proposed removal and the date, time, and place of the hearing at
least ten calendar days before the hearing date.
4. Final Decision/Timing of Tree Removal. No tree for which a Tree Removal Permit
is required shall be removed until all conditions of the permit have been satisfied and
the decision has become final. In addition, tree(s) approved for removal in conjunction
with a development application shall not be removed before the issuance of a Building
Permit or unless all of the conditions of approval of the development application are
satisfied.
5. Concurrent Filing. All tree removal requests associated with a development application
shall be filed concurrently.
G. Appeals.
1. Appeals. Any person aggrieved by a decision of the Review Authority as specified in
Section 15-2308-B through F may appeal the decision in compliance with Section 15-
5017, Appeals.
2. Decisions on Appeals. No decision made in compliance with Section 15-2308-B
through F shall be final until all appeal rights have expired. All appeal hearings shall be
public hearings subject to Section 15-5017, Appeals.
3. Posting and Notice. In addition to the public hearing procedures specified in Section
15-5007, Public Notice, the site or tree under consideration shall also be posted with a
sign at least ten calendar days before the hearing date of the appeal. The sign shall state
the nature of the appeal under consideration by the appeal body, and the date, time, and
place of the hearing.

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TABLE 15-2308-G: TREE TYPE AND PERMIT PROCESS SUMMARY

Size Tree Review Authority
Type of Tree Removal Request Protected Tree Types Protected1 for Removal Permit Appeal Process2
Tree removal requests on all
properties (except RS Any tree except fruit
Districts3) not in conjunction trees4 and trees of Planning
with a development the genus None Commission and
application Myrtaceae5 Specified Director then Council
Trees of the species:
Tree removal requests in RS Quercus (oaks) 12 inch
Districts not in conjunction Cedrus (cedars) diameter or Planning
with a development Fraxinus (ash) 38 inch Commission and
application Sequoia (redwoods) circumference Director then Council
Tree removal requests on all 12 inch
properties in conjunction Any tree except fruit diameter or Planning
with a development trees and trees of the 38 inch Commission and
application genus Myrtaceae5 circumference Director then Council
Heritage Tree removal
requests in all zoning districts
(not in conjunction with a None Planning
development application)6 Any Heritage Tree Specified Commission Council
Planning
Heritage Tree removal Commission or
requests in all zoning districts Council, as
(in conjunction with a None applicable to the
development application)6 Any Heritage Tree Specified permit application Council
Any tree required to Planning
Trees required as a condition be retained or None Commission and
of a development approval planted Required Director then Council
Trees within the City public Any tree required to Planning
right-of-way and parkway be retained or None Commission and
strip planted Required Director then Council
Notes:
1. Minimum size and greater – measured four feet above grade adjacent to trunk.
2. Appeals shall be filed in writing with the City Clerk within 10 days from the decision of the permit.
3. Developed single-family residential property in RS Districts or Planned Development.
4. Fruit trees, defined as any tree that has the characteristics of being edible fruit, common to commercial
production varieties including stone fruits (e.g., prunes, peaches etc.), citrus (e.g., lemons, oranges), nut
varieties (e.g., almonds), English walnut (except for California Black Walnut), Peppers (Schinus), and Olives
(Oleaceae), etc. A “fruit tree” shall mean any tree that bears a fruit or nut not produced primarily as seed
(e.g., oaks, pines, etc.).
5. Any variety of eucalyptus tree.
6. Includes any development application that requires Planning Commission or Council Approval, except
development applications not involving addition of new single-family units in RS Districts or Planned
Development Single-Family developments (e.g. fence exception or Conditional Use Permit).

DECEMBER 2015 III-53

 City of Fresno

H. Delegation of Functions. The Director may delegate any or all of the administrative duties
authorized by this section to one or more Department or City staff members.
I. Violation. In addition to the provisions of Article 63, Enforcement, any person who removes or
causes to be removed any Protected Tree in violation of this article shall be required to:
1. Apply for and obtain a Tree Removal Permit and pay a double application fee.
2. Be responsible for property restoration which shall include:
a. Replacing the tree(s) removed with tree(s) of reasonably equivalent value and
largest size feasible to the tree(s) removed per Table 15-2308-E-4;
b. The number, size, and location of replacement trees shall be determined by the
Director after receipt of a report and recommendation by a licensed arborist;
c. Paying the fees of the licensed arborist, including any fees for the valuation
under Subsection 15-2308-E.4.
3. Pay a civil penalty to the City, with the funds placed in the City’s tree planting fund, in
the amount of $2,500 or the actual monetary value of the tree(s), as determined by a
licensed arborist, whichever is less. The arborist shall use the then-current issue of the
“Guide for Plant Appraisal” published by the International Society of Arboriculture.
Said funds from the tree planting fund shall be allocated for the planting of new trees or
shall be directed to a non-profit organization that specializes in the preservation and/or
planting of trees in the city.

15-2309 Irrigation Specifications

A. General. New landscaping shall have an automatic irrigation system designed to provide
adequate and efficient coverage of all plant material.
B. Systems. Irrigation systems shall comply with the requirements of the California Green
Building Standards Code and/or the California Model Water Efficient Landscape Ordinance
and/or the California Plumbing Code as may be amended.
C. Plans. No plans are required to be submitted as part of this article, but may be required
otherwise elsewhere in the Code.

15-2310 Installation and Completion

A. Consistency with Approved Plans. All landscaping shall be installed consistent with approved
plans and specifications, in a manner designed to encourage and maintain healthy plant growth.
B. Timing of Installation. Required landscaping shall be installed prior to the issuance of a
Certificate of Occupancy for the project.
C. Exception: Assurance of Landscaping Completion. The Director may permit the required
landscaping to be installed within 120 days after the issuance of a Certificate of Occupancy in
special circumstances related to weather conditions or plant availability. A surety in the amount
equal to 150 percent of the estimated cost of landscaping, including materials and labor, as well
as an agreement that the required landscaping will be installed within 120 days, must be filed
with the City to assure completion of landscaping installation within such time. The surety may

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take the form of cash deposit, irrevocable letter of credit or bond; and together with the
agreement, would provide for payment to the City of any costs incurred in contracting for
completion of the required landscaping.

15-2311 Maintenance

A. General. All planting and other landscape elements required by this article shall be
permanently maintained in good growing condition. Such maintenance shall include, where
appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering. Once
planted, healthy, thriving trees and shrubs may not be removed without replacement by similar
or better plantings providing a similar impact or function on the site. Plantings which show
signs of damage or injury shall be replaced with other plant materials to insure continued
compliance with applicable landscaping requirements.
1. Non-Single -Family Districts. Trees may not be trimmed or pruned to reduce the
natural height and crown.
B. Unoccupied. All landscaping shall be provided and maintained prior to occupancy of the main
building or open use other than agriculture.
C. Public Safety. Property owners and occupants of lots fronting on any portion of a street shall
maintain private trees and landscaping in such condition that the trees or landscaping will not
interfere with the public safety and convenience in the use of streets or sidewalks. Such owners
and occupants shall maintain such trees so that there is an eight-foot pedestrian clearance from
the top of the sidewalk or pathway, and a thirteen-foot vehicular clearance from the top of the
curb or the top of the pavement. Street trees and parkways shall be protected and preserved
according to Chapter 13, Article 3, Section 305, Tree Preservation.
D. Retention Basins. Retention basins shall be maintained free of debris and trash, and all
planting shall be maintained in good growing condition. Such maintenance shall include, where
appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering.

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 City of Fresno

Article 24 Parking and Loading

Sections:
15-2401 Purpose
15-2402 Applicability
15-2403 General Provisions
15-2404 Buffer District
15-2405 Recreational Vehicles, Boats, Trailers, and Portable Storage
15-2406 Inoperable Vehicles
15-2407 Required Parking for Downtown Districts
15-2408 Required Parking for Mixed-Use Districts and CMS District
15-2409 Required Parking, Other Districts
15-2410 (Reserved)
15-2411 Calculation of Required Spaces
15-2412 Parking Exceptions
15-2413 Parking Reductions
15-2414 Location of Required Parking
15-2415 Parking Availability
15-2416 Parking Area Development Standards
15-2417 Driveways
15-2418 Parking Access
15-2419 Parking Lot Surface Standards
15-2420 Parking Area Lighting
15-2421 Parking Lot Landscaping
15-2422 Parking Lot Trees
15-2423 Circulation and Safety
15-2424 Solar Panels on Carports
15-2425 Parking Garages
15-2426 Alternative Parking Area Designs
15-2427 Parking In-Lieu Fee
15-2428 Shopping Cart Collection Areas
15-2429 Bicycle Parking
15-2430 On-Site Loading

15-2401 Purpose

The specific purposes of the parking and loading regulations are to:

A. Minimize design impacts that can result from parking lots, driveways, and drive aisles within
parking lots;
B. Offer flexible means of minimizing the amount of area devoted to vehicle parking by allowing
reductions in the number of required spaces in transit-served locations, shared parking facilities,
and other situations expected to have lower vehicle parking demand;
C. Require that parking areas are designed to reduce potential environmental impacts, including
minimizing stormwater runoff and the heat island effect;

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 Part III: Regulations Applying to Some or All Districts

D. Ensure that parking is provided for new land uses and alterations to existing uses, to avoid the
negative impacts associated with spillover parking into adjacent neighborhoods;
E. Ensure that adequate off-street bicycle parking facilities are provided and promote parking lot
designs that offer safe and attractive pedestrian routes;
F. Establish standards and regulations of any specific use occurring outdoors or within an existing,
newly constructed, or relocated building to provide well-designed, on-site parking areas; and,
G. Provide loading and delivery facilities in proportion to the needs of allowed uses.

15-2402 Applicability

The requirements of this article apply to the establishment, alteration, expansion, or change in any use
or structure, as provided in this section.

A. New Buildings and Land Uses. Parking shall be provided according to the provisions of this
article.
B. Building Expansions. Should a building be expanded, parking shall be provided according to
the provisions of this article.
C. Use Expansions. Should a use expand without necessarily expanding a building, such as an
auto dealership, parking shall be provided according to the provisions of this article.
D. Change in Use or Change of Occupancy.
1. When a Change in Use or Change in Occupancy creates an increase of 10 percent or
more in the number of required on-site parking or loading spaces, on-site parking and
loading shall be provided according to the provisions of this article. The number of
existing stalls shall be maintained, and additional stalls shall be required only for such
addition, enlargement, or Change in Use. The Change in Use or Change in Occupancy
that creates an increase of 10 percent or more shall be cumulative from the date of
adoption of this Code.
2. If the number of existing parking spaces is greater than the requirements for such use,
the number of spaces in excess of the prescribed minimum may be counted toward
meeting the parking requirements for the addition, enlargement, or Change in Use.
E. Reconstruction of Non-Residential Buildings. Should a building be damaged and/or
demolished due to an Act of Nature, a building may be reconstructed and may provide the same
number of stalls provided that there is no increase in building floor area.
F. Alterations that Increase the Number of Dwelling Units. The creation of additional
dwelling units through the alteration of an existing building or construction of an additional
structure or structures requires the provision of on-site parking to serve the new dwelling units.
If the number of existing parking spaces is greater than the requirements for the existing units,
the number of spaces in excess of the prescribed minimum may be counted toward meeting the
parking requirements for the new dwelling units.
G. Non-Conforming Parking or Loading. An existing use of land or structure shall not be
deemed to be non-conforming solely because of a lack of on-site parking and/or loading
facilities required by this article, provided that facilities used for on-site parking and/or loading

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 City of Fresno

as of the date of adoption of this Code are not reduced in number to less than what this article
requires.

15-2403 General Provisions

A. Timing of Parking Requirements. On-site parking facilities required by this article shall be
constructed or installed prior to the issuance of a Certificate of Occupancy for the uses that they
serve.
B. Existing Parking and Loading to be Maintained. No existing parking or loading serving any
use may be reduced in amount or changed in design, location, or maintenance below the
requirements for such use, unless equivalent substitute facilities are provided.
C. Advertising on Vehicles. Vehicles shall not be parked solely for the purpose of advertising.
Advertising shall comply with Article 26, Signs.
D. Maintenance. Parking lots and pedestrian areas, including landscaped areas, driveways, and
loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall
be kept in good repair at all times.
E. Vehicles for Sale. Vehicle sales may occur under the following parameters. All areas shall be
paved.
1. On lots approved for vehicle sales per Section 15-2709, Automobile and Motorcycle
Retail Sales and Leasing.
2. Companies may sell excess vehicles on their property. No more than one excess vehicle
may be sold on the lot at a time.
3. Personal vehicles parked for the purpose of being sold so long as it is for non-
commercial purposes.
F. Temporary Parking Lots. For Temporary Parking Lots, refer to Section 15-2760-B,
Temporary Uses Requiring a Temporary Use Permit.

15-2404 Buffer District

A. Off-street parking of the following specified classes of vehicles shall be permitted in the Buffer
District:
1. Trucks of 1 ½ ton or more capacity;
2. Trucks of 1 ¼ ton or more capacity with trailer attached;
3. Buses;
4. Trailers, if screened; and
5. Any two-axle or three-axle truck tractor.
B. Pavement. The parcel shall provide a 100 feet shake-off area prior to reaching the street to
minimize dirt, mud, etc. from being carried onto street.
C. Vehicles described above shall be limited to non-commercial uses however the resident of the
property may store their own vehicles on-site. Space may not be leased to commercial haulers.

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15-2405 Recreational Vehicles, Boats, Trailers, and Portable Storage

Recreational vehicles, fifth wheel trailers, boats, trailers, etc., collectively referred to as Recreation
Vehicles in this section, may be permitted per the provisions below.

A. Habitation. Recreational Vehicles may not be used for sleeping or habitation, unless permitted
per Subsections E, F, and G below.
B. Single-Family Districts.
1. Parking and Screening . Recreational Vehicles shall be parked on a non-permeable
surface in a fenced area, or in the rear yard or side yard, screened by a wall or solid fence
not less than five feet in height.
2. Location. Recreational Vehicles shall not project beyond the front limits of the home.
3. Exceptions. A Recreational Vehicle may be parked in the driveway for purposes of
loading and unloading for up to 72 hours in any month and shall not encroach into the
public right-of-way. For purposes of this article, parking for up to 72 hours includes
being parked in the front yard, the driveway, and/or the street.
4. Commercial rated vehicles not commonly found in residential areas are prohibited.
C. Multi-Family Residential Districts.
1. Recreational vehicles may not be parked and/or stored in multi-family districts, unless
stored in a fully enclosed garage with a non-permeable surface.
2. Trailers used for loading and unloading, may be parked temporarily and strictly for
moving purposes and shall not encroach into the public right-of-way or landscape area.
3. Construction-related trailers shall be removed upon completion of the construction or
repairs.
D. Moving Trailers/Portable Storage/ISO Containers in Residential and Mixed-Use
Districts.
1. Portable storage units may be parked on a driveway in single-family districts, or a
parking space in multi-family and mixed-use districts for the purposes of loading and
unloading.
2. Units may not be on a site for more than 96 hours in any month.
3. Units shall not encroach into the public right-of-way (i.e., sidewalk), nor be placed on
the street or front lawn, unless the lot does not have a driveway, then it may be placed
in the front yard.
E. Recreational Vehicles at Fraternal and/or Service Organizations. Overnight parking may
be permitted at Fraternal or Service Organizations for their members. Areas used for this
purpose shall be screened from the public right-of-way with a six-foot block wall, hedge, or
building. Areas used for this purpose shall be located outside of required yard, and/or landscape
areas. No individual Recreational Vehicle may park for more than 48 hours in any month on a
site and shall not encroach into the public right-of-way. Outdoor camping is not permitted.
Areas used for this purpose are not required to be paved.

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F. Recreational Vehicles in Commercial Districts. Overnight parking may be permitted in

Commercial Districts. No individual Recreational Vehicle may park for more than 12 hours in
any month on a site and shall not encroach into the public right-of-way. Areas used for this
purpose shall be located outside of required yard, and/or landscape areas. Outdoor camping is
not permitted. Areas shall be paved.
G. Recreational Vehicles at Hospitals. Hospitals may provide Recreational Vehicle parking
areas for visitors, provided that the hospital provides utility connection areas. A Recreational
Vehicle may park so long as an acquaintance is under medical care of the hospital. Areas shall
be paved.

15-2406 Inoperable Vehicles

A. Residential Districts. Inoperable vehicles in residential districts shall not be visible from the
public right-of-way. Inoperable vehicles may be stored on non-permeable surfaces in residential
garages, or rear or side yards. Inoperable vehicles shall be limited to one per lot.
B. Non-Residential Districts. In non-residential districts inoperable vehicles shall be screened
from public streets. If staging for repair, vehicles may only be visible for up to eight hours prior
to being moved into the repair garage. Inoperable vehicles may not be stored in public view
overnight unless the vehicle was transported to the site after business hours.

15-2407 Required Parking for Downtown Districts

(Reserved)

15-2408 Required Parking for Mixed-Use Districts and CMS District

The required numbers of on-site parking spaces are stated in Table 15-2408, Required Parking for
Mixed-Use Districts and CMS District. The parking requirement for any use not listed in Table 15-
2408 shall be the same as required for the land use in other districts as stated in Table 15-2409,
Required Parking, Other Districts.

TABLE 15-2408: REQUIRED ON-SITE PARKING SPACES, MIXED-USE DISTRICTS AND

CMS DISTRICT
Use Required Parking Spaces
Residential
Studio, and one-bedroom .75 space per unit Required parking shall be covered.
units
Two bedrooms 1 space per unit One additional guest parking space must be
Three or more bedrooms 1.5 spaces per unit provided for every 4 units for projects greater
than 4 units.

Non-Residential
Office 1 space per 600 square feet
Retail 1 space per 600 square feet
Restaurant 1 space per 600 square feet

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TABLE 15-2408: REQUIRED ON-SITE PARKING SPACES, MIXED-USE DISTRICTS AND

CMS DISTRICT
Use Required Parking Spaces
All other Commercial uses 1 space per 600 square feet
On-street parking along a lot’s corresponding frontage lines shall be counted toward the parking
requirement for mixed-use projects.

15-2409 Required Parking, Other Districts

The required numbers of on-site parking spaces are stated in Table 15-2409, Required On-Site Parking
Spaces, Other Districts. The parking requirement for any use not listed in Table 15-2409 shall be
determined by the Director based upon the requirements for the most similar comparable use, the
particular characteristics of the proposed use, and any other relevant data regarding parking demand.

TABLE 15-2409: REQUIRED ON-SITE PARKING SPACES, OTHER DISTRICTS

Use Classification Required Parking Spaces
Residential Use Classifications
Single-Unit Residential 1 space per dwelling unit Must be covered.
constructed prior to the
adoption date of this Code
Single-Unit Residential, up to 1 space per dwelling unit Must be within a garage.
two bedrooms
Single-Unit Residential, three or 1 space per dwelling unit Must be within a garage.
more bedrooms
Duplex 1 space per dwelling unit Must be within a garage.
Backyard Cottages, Second Refer to Section 15-2754, Second Dwelling Units, Backyard Cottages,
Dwelling Units, or Accessory and Accessory Living Quarters.
Living Quarters
Affordable Housing Developments (Moderate Income and Below)
Studio, one- or two-bedroom .75 space per unit One covered space shall be
designated for each unit.
Three or more bedrooms 1.5 spaces per unit One additional uncovered guest
parking space must be provided for
every 4 units.
Multi-Unit Residential (2 or more units)
Studio 1 space per unit One covered space shall be
designated for each unit.
One additional uncovered guest
parking space must be provided for
every 4 units.
One- or two-bedroom 1 space per unit One covered space shall be
designated for each unit.
Three or more bedrooms 1.5 spaces per unit
One additional uncovered guest
parking space must be provided for
every 2 units.

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TABLE 15-2409: REQUIRED ON-SITE PARKING SPACES, OTHER DISTRICTS

Use Classification Required Parking Spaces
Small Family Day Care None in addition to what is required for the residential use.
Large Family Day Care 1 per employee plus an area for loading and unloading children, on
or off-site. Required spaces and the residential driveway for the
primary residential use may be counted toward meeting these
requirements.
Elderly and Long-Term Care 1 for every 7 residents plus 1 for each live-in caregiver. Facilities
serving more than 15 residents shall also provide 1 space for each
caregiver, employee, and doctor on-site at any one time.
Group Residential 1 spaces for the owner-manager plus 1 for every 5 beds and 1 for
each non-resident employee.
Residential Care, Limited None in addition to what is required for the residential use.
Residential Care, General 2 spaces for the owner-manager plus 1 for every 5 beds and 1 for
each non-resident employee.
Residential Care, Senior 1 for every 7 residents plus 1 for each live-in caregiver. Facilities
serving more than 15 residents shall also provide 1 space for each
caregiver, employee, and doctor on-site at any one time.
Single Room Occupancy 0.5 space per unit

Public and Semi-Public Use Classifications

Colleges and Trade Schools, 1 per 5 members of the school population (including students,
Public or Private faculty, and staff) based on maximum enrollment.
Community and Religious 1 for each 5 permanent seats in main assembly area, or 1 for every
Assembly 50 sq. ft. of assembly area for group activities or where temporary
or moveable seats are provided, whichever is greater.
For auxiliary classrooms, there shall be 1 parking space per
classroom.
Cultural Institutions Stage theaters and auditoriums: 1 for each 6 permanent seats in
main assembly area, or 1 for every 60 sq. ft. of assembly area where
temporary or moveable seats are provided, whichever is greater.
Galleries, Libraries, and Museums: 1 for every 1,000 sq. ft. of floor
area.
Other establishments: determined by the Director.
Day Care Center 1 per employee plus 2 loading spaces.
Emergency Shelter 1 per 500 sq. ft. of floor area.
Government Offices 1 per 500 sq. ft. of floor area.
Hospitals, Rehabilitation 1 per 1.5 beds; plus 1 per 300 sq. ft. of area used for office, clinics,
Centers testing, research, administration, and similar activities associated
with the principal use.
Clinics or Urgent Care 1 per exam room; plus 1 per 300 sq. ft. of area used for office, clinics,
testing, research, administration, and similar activities associated
with the principal use.
Instructional Services 1 per 200 sq. ft. of public or instruction area.
Schools, Public or Private Elementary and Middle Schools: 1 per classroom, plus 1 per 300 sq.
ft. of office area.
High Schools: 5 per classroom.

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TABLE 15-2409: REQUIRED ON-SITE PARKING SPACES, OTHER DISTRICTS

Use Classification Required Parking Spaces
Social Service Facilities 1 per 350 sq. ft. of floor area.

Commercial Use Classifications

Large Commercial Shopping 1 per 350 sq. ft. or the total required for each individual use,
Center (greater than 300,000 whichever is less.
square feet of floor area).
Adult-Oriented Business 1 per 300 sq. ft. of floor area.
Animal Care, Sales and Services
Grooming and Pet Stores 1 per 500 sq. ft. of floor area.
Kennels 1 per employee plus three spaces for loading and unloading animals
on-site.
Veterinary Services 1 per 350 sq. ft. of floor area.
Artist’s Studio 1 per 1,000 sq. ft. of floor area.
Automobile/Vehicle Sales and Services
Automobile/Vehicle Rentals 1 per 250 sq. ft. of office area in addition to spaces for all vehicles for
rent.
Automobile/Vehicle, and 1 per 2,500 sq. ft. of lot area.
Motorcycle Sales and Leasing
Any accessory auto repair: 2 per service bay.
Automobile/Vehicle Repair, 1 space plus 1.5 per service bay. 1 per 250 sq. ft. of any retail or
Major or Minor office on site.
Automobile/Vehicle 1 per 250 sq. ft. of any indoor sales, office, or lounge areas.
Washing, Automated
Automobile/Vehicle .50 per service bay plus 1 per 250 sq. ft. of any indoor sales, office, or
Washing, Detail lounge areas.
Service Station 1.5 per service bay, if service bays are included on site. 1 per 250 sq.
ft. of any retail or office on site.
Boat/Recreational Vehicle 1 per 6,000 sq. ft. of lot area.
Sales and Leasing
Any accessory auto repair: 1.5 per service bay.
Towing and Impound 1 per 500 sq. ft. of building area plus 1 per 0.5 acre of gross outdoor
use area.
Banks and Financial Institutions 1 per 400 sq. ft. of floor area.
Banquet Hall 1 for each 5 permanent seats in main assembly area, or 1 for every
50 sq. ft. of assembly area for group activities or where temporary
or moveable seats are provided, whichever is greater.
Business Services 1 per 400 sq. ft. of floor area.

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TABLE 15-2409: REQUIRED ON-SITE PARKING SPACES, OTHER DISTRICTS

Use Classification Required Parking Spaces
Entertainment and Recreation Establishments with seating: 1 for each 4 fixed seats, or 1 for every
50 sq. ft. of seating area where temporary or moveable seats are
provided, whichever is greater.
Athletic Clubs / Fitness Centers: 1 per 200 sq. ft. of main floor area.
Bowling Alleys: 1.5 per lane.
Cinema/Theaters: 1 for each 6 permanent seats in main assembly
area, or 1 for every 60 sq. ft. of assembly area where temporary or
moveable seats are provided, whichever is greater.
Game Courts (e.g. tennis): 1.5 per court.
Golf Courses: 3 per hole (Additional parking may be required for
ancillary uses such as Banquet Rooms)
Golf Driving Range/Putting Greens: .75 per station/hole.
Parks: 1 per 7,500 sq. ft. of active recreational area (pocket parks are
exempt from providing parking).
Skating Rinks: 1 per 150 sq. ft. of gross floor area.
Swimming Pools: 1 per 200 square feet of pool area plus 1 per 500
feet of area related to the pool.
Other Entertainment and Recreation uses: 1 per every 3 persons
permitted to occupy the floor space of the facility.
Eating and Drinking Establishments
Convenience 1 per 125 sq. ft. of floor area.
Coffee Shops / Cafes 1 per 150 sq. ft. of floor area; For Outdoor Dining, refer to Section
15-2744, Outdoor Dining and Patio Areas.
Restaurants Take-Out Only 1 per 250 sq. ft. of floor area.
Restaurants, Full Service 1 per 150 sq. ft. of floor area; For Outdoor Dining, refer to Section
15-2744, Outdoor Dining and Patio Areas.
Bars/Nightclubs/Lounges 1 per 100 sq. ft. of floor area.

Food and Beverage Sales

Farmer’s Markets Refer to Section 15-2730, Farmer’s Markets.
General Market 1 per 450 sq. ft. of floor area.
Healthy Food Grocer 1 per 1,000 sq. ft. of floor area.
Liquor Store 1 per 450 sq. ft. of floor area.
Food Preparation 1 per 1,500 sq. ft. of use area plus 1 per 300 sq. ft. of office area.
Funeral Parlors and Internment 1 for each 6 permanent seats in assembly areas or 1 for every 60 sq.
Services ft. of assembly area where temporary or moveable seats are
provided, whichever is greater, plus 1 per 250 sq. ft. of office area.
Lodging
Bed and Breakfast 1 per room for rent plus 1 space adjacent to registration office.

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TABLE 15-2409: REQUIRED ON-SITE PARKING SPACES, OTHER DISTRICTS

Use Classification Required Parking Spaces
Hotels and Motels 1 per each sleeping unit, plus 2 spaces adjacent to registration office.

Meeting/banquet rooms or restaurants under 1,500 sq. ft. are not

required to provide additional parking when located within a hotel.
Additional parking shall be required for ancillary uses, such as
Meeting Rooms, Banquet Centers, etc. that exceed 1,500 sq. ft.
Live-Work 1 per unit or 1 for every 1,000 sq. ft. of floor area, whichever is
greater.
Maintenance and Repair 1 per 600 sq. ft. of floor area, plus one space for each fleet vehicle.
Services
Offices
Business and Professional 1 per 400 sq. ft. of floor area up to 100,000 sq. ft. 1 per 350 sq. ft.
over 100,000 sq. ft.
Medical and Dental 1 per 275 sq. ft. of floor area.
Walk-In Clientele 1 per 300 sq. ft. of floor area.
Personal Services 1 per 400 sq. ft. of floor area.
Retail Sales
Building Materials and 1 per 650 sq. ft. of floor area; plus 1 per 2,000 sq. ft. of outdoor
Services display area.
Nurseries and Garden 1 per 500 sq. ft. of floor area; plus 1 per 2,000 sq. ft. of outdoor
Centers display area.
All Other Retail Sales 1 per 450 sq. ft. of floor area.
Subclassifications
1 per 750 sq. ft. of floor area for appliance and furniture stores.
Swap Meet / Flea Market 1 per vendor, plus 5 per every 0.5 acre of gross outdoor use area.

Employment Use Classifications

Construction and Material 1 per 2,500 sq. ft. up to 10,000 sq. ft. plus 1 per 5,000 sq. ft. over
Yards 10,000 sq. ft.
Custom Manufacturing 1 per 1,500 sq. ft. plus 1 per 300 sq. ft. of office.
Limited Industrial 1 per 1,500 sq. ft. plus 1 per 300 sq. ft. of office.
General Industrial 1 per 1,500 sq. ft. plus 1 per 300 sq. ft. of office.
Intensive Industrial 1 per 1,500 sq. ft. plus 1 per 300 sq. ft. of office.
Recycling Facility
CRV Recycling Centers See Section 15-2750, Recycling Facilities.
Recycling Processing Facility 1 for each 2 employees on the maximum work shift, or 1 per 1,000
sq. ft. of floor area, whichever is greater.
Research and Development 1 per 600 sq. ft. of manufacturing and assembly; 1 per 300 sq. ft. of
office; 1 per 1,500 sq. ft. of warehousing; and 1 per 800 sq. ft. of
laboratory.
Salvage and Wrecking 1 per 500 sq. ft. of building area plus 1 per 0.5 acre of gross outdoor
use area.
Warehousing, Storage, and Distribution

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TABLE 15-2409: REQUIRED ON-SITE PARKING SPACES, OTHER DISTRICTS

Use Classification Required Parking Spaces
Chemical and Mineral 1 per 300 sq. ft. of office area.
Storage
Warehousing 1 per 2,000 sq. ft. of area up to 10,000 sq. ft.; 1 per 5,000 sq. ft. over
10,000 sq. ft., plus 1 per 300 sq. ft. of office
Personal Storage 1 space per 100 storage units, plus 1 space per 300 sq. ft. of office
area.
A minimum of 3 spaces shall be provided, plus one enclosed space
per caretaker’s residence should one be proposed.
Wholesaling and 1 per 1,500 sq. ft. of use area up to 10,000 sq. ft., 1 per 5,000 sq. ft.
Distribution over 10,000 sq. ft., plus 1 per 300 sq. ft. of office
Transportation, Communication, and Utilities Use Classifications
Light Fleet-Based Services 1 per 300 sq. ft. of office floor area, plus one space for each fleet
vehicle.
Utilities, Major 1 for each employee on the largest shift plus 1 for each vehicle used
in connection with the use. Minimum of 2.
Utilities, Minor None.
Transportation Facilities / Bus 1 per bus bay, plus 1 per 250 sq. ft. of building/waiting area.
Depots / Bus Terminal

15-2410 (Reserved)

15-2411 Calculation of Required Spaces

The number of required parking spaces shall be calculated according to the following rules:
A. Fractions. If the calculation of required parking or loading spaces results in the requirement of
a fractional space, such fraction, if the fraction is less than one-half, it shall result in no
additional spaces; if one-half or greater, it shall be considered one additional space.
B. Floor Area. Where an on-site parking or loading requirement is stated as a ratio of parking
spaces to floor area, the floor area is assumed to be gross floor area, unless otherwise stated.
C. Employees. Where an on-site parking or loading requirement is stated as a ratio of parking
spaces to employees, the number of employees shall be based on the largest shift that occurs in a
typical week.
D. Bedrooms. Where an on-site parking requirement is stated as a ratio of parking spaces to
bedrooms, any rooms having the potential of being a bedroom or meeting the standards of the
California Building Code as a sleeping room shall be counted as a bedroom. Offices or other
rooms that have the ability of being converted into bedrooms shall be considered bedrooms for
parking purposes.
E. Students or Clients. Where a parking or loading requirement is stated as a ratio of parking
spaces to students (including children in day care), the number is assumed to be the number of
students or clients at the State-certified capacity or at Building Code Occupancy where no State-
certification is required.

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F. Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each 24
inches of bench-type seating at maximum seating capacity is counted as one seat.
G. Sites with Multiple Uses. If more than one use is located on a site, the number of required on-
site parking spaces and loading spaces shall be equal to the sum of the requirements calculated
separately for each use unless a reduction is approved pursuant to Section 15-2413, Parking
Reductions.
H. Queuing Area. The number of parking spaces required by Tables 15-2408 and 15-2409 does
not include queuing space that may be required for vehicles and customers waiting in vehicles
for service pump stations, drive-throughs, auto service bays, or similar uses.
I. Gas Stations. Parking spaces providing for fueling stations shall not count towards meeting
parking standards per Tables 15-2408 and 15-2409.

15-2412 Parking Exceptions

A. Buildings Constructed Prior to February 13, 1954. The parking area or space requirements
imposed by the provisions of this Code shall not apply upon a Change of Occupancy, as defined
by the Building Code, or the building code in affect at the time of the permit, for any building or
structure which was constructed prior to February 13, 1954.
B. 30-Year-Old or Older Buildings. The parking area or space requirements imposed by the
provisions of this Code shall not apply upon a Change of Occupancy, as defined by the Building
Code, or the building code in affect at the time of the permit, for any building or structure which
is older than 30 years old, provided:
1. The parking area or space is not reduced; and
2. The new use does not involve:
a. Convenience Stores that are 3,000 square feet or less with off-site alcohol sales;
b. Schools (K-12; private or public);
c. Drive-through restaurants;
d. Banquet Halls and Religious Assembly Facilities with direct access to local
street(s); or
e. Auto-related uses.
C. Building Expansions. Buildings constructed prior to Subsections A and B above may be
expanded. Parking for the expanded area shall be provided per Tables 15-2408 and 15-2409.
Buildings constructed prior to this date may not be altered when it would result in additional
dwelling units without providing parking for the additional dwellings.
D. Small Commercial Uses. The following commercial uses are not required to provide on-site
parking when they contain less than 1,000 square feet of floor area: Retail Sales (except off-site
alcohol sales), Personal Services, Eating and Drinking Establishments, Food and Beverage
Retail Sales, Offices: Walk-in Clientele, and Banks and Financial Institutions. However, when
two or more such establishments are located on a single lot or a shopping center, their floor
areas shall be aggregated with all other establishments located on the lot in order to determine
required parking.

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 City of Fresno

15-2413 Parking Reductions

The number of on-site parking spaces required by Sections 15-2408 and 15-2409, may be reduced as
follows:

A. Affordable Housing Developments. See 15-2205, Affordable Housing Concessions and

Incentives.
B. Transit Accessibility. For any land use except residential single-unit, duplex, and triplex
development, if any portion of the lot is located within ¼ mile of a transit stop with a 15 minute
or more frequent service during the hours of 7 a.m. to 9 a.m. and 5 p.m. and 7 p.m., the number
of required parking spaces may be reduced by 30 percent of the normally required number of
spaces.
C. Shared Parking. Where a shared parking facility serving more than one use will be provided,
the total number of required parking spaces may be reduced up to 50 percent at the discretion of
the Review Authority, if all of the following findings are made:
1. The peak hours of uses will not overlap or coincide to the degree that peak demand for
parking spaces from all uses will be greater than the total supply of spaces;
2. The adequacy of proposed shared parking provided will equal or exceed the level that
can be expected if parking for each use were provided separately;
3. A parking demand study prepared by an independent traffic engineering professional
approved by the City supports the proposed reduction; and,
4. When a shared parking facility serves more than one property, a parking agreement
shall be prepared consistent with the provisions of Section 15-2414-D, Off-Site Parking
Facilities for Non-Residential Uses.
D. Other Parking Reductions. Required parking for any use may be reduced up to 20 percent
through Planning Commission approval of a Conditional Use Permit, however the 20 percent
reduction may not be made in addition to any reductions for A) Shared Parking, or B) Transit
Accessibility.
1. Criteria for Approval. The Planning Commission may only approve a Conditional Use
Permit for reduced parking if it finds that:
a. The site is fully developed and it would be infeasible or impractical to provide
additional parking;
b. Special conditions—including, but not limited to, the nature of the proposed
operation; proximity to frequent transit service; transportation characteristics of
persons residing, working, or visiting the site;
c. The use will adequately be served by the proposed on-site parking; and
d. Parking demand generated by the project will not exceed the capacity of or have
a detrimental impact on the supply of on-street parking in the surrounding area.
2. Parking Demand Study . In order to evaluate a proposed project’s compliance with the
above criteria, a parking demand study shall be prepared by an independent traffic

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engineering professional approved by the City that substantiates the basis for granting
a reduced number of spaces and includes any of the following information:
a. Total square footage of all uses within existing and proposed development and
the square footage devoted to each type of use.
b. A survey of existing accessibility via a defined pedestrian path (i.e., sidewalk) to
on-street parking within 350 feet of the project site.
c. Parking requirements for the net change in square footage and/or change in
use, based on the requirements of Sections 15-2408 and 15-2409.
d. Estimated net change in parking demand between existing and proposed
development, using any available existing parking generation studies from the
Institute for Transportation Engineers (ITE) or other sources. If appropriate
parking demand studies are not available, the City may require the applicant to
conduct a parking demand survey of a development similar to the proposed
project.
e. Comparison of proposed parking supply with parking requirements and net
change in parking demand.
f. A shared parking analysis, as appropriate.
g. A description of possible Transportation Demand Management measures, such
as preferential carpool spaces; telecommuting or staggered work shifts;
provision of transit passes or other transit incentives for residents, employees,
and/or students; incorporation of spaces for car share vehicles, bicycles, or other
measures that could result in reduced parking demand.
h. Other information as required by the City.

15-2414 Location of Required Parking

A. Located on Same Parcel. Required parking shall be located on the same parcel as the uses
served, unless otherwise provided by this article.
B. Front and Street-Side Setbacks. No parking spaces shall be located within the front and
street side setback areas. In single-family districts it is appropriate to park vehicles on
driveways, however this parking shall not count towards meeting the required parking.
C. Residential Districts.
1. Single-Unit Dwellings, Duplexes, Triplexes, and Second Units. Required parking
for a Single-Unit Dwelling, Duplex, Triplexes, or Second Units shall be located on the
same lot as the dwelling(s) served. Parking shall not be located within required setbacks
with the exception of the rear yard. Tandem parking may be permitted if authorized by
this article.
2. Other Residential Uses. Required parking for residential uses other than Single-Unit
Dwellings, Duplexes, and Triplexes shall be on the same lot as the dwelling or use they
serve or in an off-site facility as provided in Subsection D. Parking shall not be located
within a required front or street-facing side yard.

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D. Off-Site Parking Facilities for Non-Residential Uses. Parking facilities for uses other than
residential uses (not including mixed-use projects), may be provided off-site with approval of a
Conditional Use Permit if:
1. The off-street parking is proposed in a district that permits the proposed use that the
parking is serving. A parcel may not house parking for a use that is not permitted on
the site;
2. The parking site is located within 400 feet of the use;
3. The site is along an improved pedestrian route that connects to the principal entrance
containing the use(s) for which the parking is required;
4. On the same side of the street, across an alley, or across a local street; and
5. There is a written agreement between the landowner(s) and the City in the form of a
covenant guaranteeing among the landowner(s) for access to and use of the parking
facility and that the spaces will be maintained and reserved for the uses served for as
long as such uses are in operation.

15-2415 Parking Availability

A. Accessible Parking. Where parking is provided for the public as clients, guests, or employees,
it shall include parking accessible to persons with disabilities in accordance with the standards
in Chapter 71, Site Development Requirements for Handicapped Accessibility of Title 24 of the
California Code of Regulations.
B. Parking to be Unrestricted.
1. Parking required by this article shall be available to the public without charge. A fee for
parking may only be charged for spaces that exceed the minimum requirements of this
article.
2. Residential Parking. Where this article requires communal parking areas in
residential areas, said parking spaces shall not be restricted to individual units.
C. Access to Adjacent Sites. Applicants are encouraged to provide shared vehicle and pedestrian
access between adjacent properties for convenience, safety, and efficient circulation. A joint
access covenant shall be required.

15-2416 Parking Area Development Standards

All parking areas except those used exclusively for Stacked Parking, shall be designed and developed
consistent with the following standards.

A. Automated Parking Garages. Permitted in any district.

B. Electric Vehicle (EV) Parking.
1. Residential Districts. Per the California Building Code.
2. Office and Commercial Districts.

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a. For Parking Lots with Less than 250 Spaces. Refer to the California Building
Code.
b. For Parking Lots with 250 Spaces or More. Per the California Building Code or
the following, whichever shall provide the greater amount of EV spaces.

i. There shall be one vehicle charging station for every 250 spaces.

ii. At least one space shall be 15 feet in width.

iii. Signage shall clearly state that spaces are to be used for actively
charging vehicles only.

C. Motorcycle Parking. Motorcycle parking may substitute for up to five percent of required
automobile parking. Each motorcycle space must be at least four feet wide and seven feet deep.
D. Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking
requirement in accordance with the following:
1. No more than two vehicles shall be placed one behind the other;
2. Both spaces shall be assigned to a single dwelling unit;
3. Both spaces shall be assigned as employee only parking for a non-residential
establishment. Tandem parking under this scenario shall be for the same establishment;
4. Tandem parking to meet required parking for a multi-family development shall be
located within an enclosed structure or a parking structure and the number of tandem
parking spaces shall not exceed 50 percent of the total number of spaces;
5. Tandem parking shall not be used to satisfy the parking requirement for guest parking;
and,
6. Tandem parking to meet required parking for non-residential uses may be used for
employee parking and the number of tandem parking spaces shall not exceed 25 percent
of the total number of spaces.
E. Stacked Parking. Stacked or valet parking is allowed for non-residential uses if an attendant is
present to move vehicles. If stacked parking managed by an attendant is used for required
parking spaces, the property owner shall enter into an agreement in the form of a covenant with
the City ensuring that an attendant will always be present when the lot is in operation. Stacked
parking shall not account for more than 50 percent of the required parking.

15-2417 Driveways

Driveways providing site access shall be from an improved street, alley, or other public and/or private
right-of-way, and shall be designed, constructed, and properly maintained per the standards below.

A. Number of Driveways.
1. Access to Major Streets shall be spaced to provide for reasonable access to properties
while maximizing traffic safety and traffic flow. Emphasis should be placed on
maximizing on-site reciprocal access and minimizing the number of street access points.

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 City of Fresno

2. Access spacing and control requirements shall be determined by the City Engineer.
B. Distance from Street Corners. As determined by the City Engineer.
C. Driveway Widths and Lengths.
1. All Driveways. If designated as a Fire Lane, the minimum width shall be 20 feet,
unless a greater width is required by the Fire Chief.
2. Residential Driveway Width. As determined by the City Engineer and the Fire Chief.
3. Residential Driveway Length. Driveways providing direct access from a public street
to a garage or carport shall be at least 18 feet in depth.
4. Commercial and Industrial Driveway Width. As determined by the City Engineer
and the Fire Chief.

15-2418 Parking Access

A. Whenever possible, new Commercial and Office development shall provide shared vehicle and
pedestrian access to adjacent non-residential properties for convenience, safety, and efficient
circulation. A joint access agreement in the form of a covenant shall be recorded ensuring that
access will be maintained. The following exceptions shall apply:
1. If either site is developed and there is no feasible location to gain access, the Director
may waive this condition, however the removal of excess parking may not be considered
a barrier to gaining access.
2. Shared access shall not be required for development in areas with a highly
interconnected street grid, short blocks (less than 500 feet on average), and a complete
sidewalk network.
B. Forward Entry. Parking lots shall be provided with suitable maneuvering room so that all
vehicles therein may enter an abutting street in a forward direction.
C. Distance from Driveways on Local Streets. Parking spaces shall not be located within 20 feet
of an access driveway, measured from the property line.
D. Distance from Driveways on Major Streets. Parking spaces and drive aisles shall be
configured in such a way as to promote smooth flow of traffic onto the site from adjacent streets.
The length of driveways or “throat length” shall be designed to prevent vehicles from backing
into the flow of traffic on the public street or causing unsafe conflicts with on-site circulation.
Entrance designs shall be subject to approval by the City Engineer.
E. Commercial Developments that Exceed 10 Acres. Drive entrances to centers that are 10
acres or larger shall generally provide a driveway length of 100 feet prior to the first parking
stall.
F. Alleys. For Non-Residential access, parking spaces shall provide a backup area of 27 feet. For
Residential Districts, refer to Section 15-2004, Accessory Buildings and Structures.
G. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles
shall meet the minimum dimensions as may be established by the Public Works Director.

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H. Parking Spaces Abutting a Wall or Fence. Each parking space adjoining a wall, fence,
column, or other obstruction higher than 0.5 feet shall be increased by two feet on each
obstructed side, provided that the increase may be reduced by 0.25 feet for each one foot of
unobstructed distance from the edge of a required aisle, measured parallel to the depth of the
parking space.
I. Minimum Dimensions for Residential Garages and Carports. Garages and carports serving
residential uses shall be constructed to meet the following minimum inside dimensions.
1. A single car garage or carport shall have a minimum inside dimension of 10 feet in
width by 20 feet in length.
2. A two-car garage or carport shall have a minimum inside dimension of 20 feet in width
by 20 feet in length.
3. A garage or carport containing three or more spaces shall have a minimum inside
dimension of nine feet in width by 19 feet in length per space.
4. The vertical clearance for garage or carport parking spaces shall not be less than seven
feet six inches.
5. Stairs may encroach in the parking area of a garage provided that the front end of the
average automobile can fit under the stair projection. The bottom of the stairwell
(including exterior finish) should be a minimum of five feet above the garage floor.
6. For the purpose of determining the existing number of garage spaces for an existing
dwelling unit the following dimensions shall apply:
a. An existing garage with minimum interior dimensions of 8.5 feet in width and
18 feet in length shall qualify as one existing enclosed parking space.
b. An existing garage with minimum interior dimensions of 17 feet in width and
18 feet in length shall qualify as two existing enclosed parking spaces.
c. If the minimum interior dimensions of an existing garage parking space exceed
the minimum dimensions in this subsection, the existing enclosed space
dimensions shall be maintained.

15-2419 Parking Lot Surface Standards

A. Parking Lot Striping. All parking stalls shall be clearly outlined with striping, and all aisles,
approach lanes, and turning areas shall be clearly marked with directional arrows and lines as
necessary to provide for safe traffic movement.
B. Wheel Stops. Concrete bumper guards or wheel stops shall be provided for all unenclosed
parking spaces on a site with four or more unenclosed parking spaces. A six-inch-high concrete
curb surrounding a landscape area may be used as a wheel stop, provided that the overhang will
not damage or interfere with plant growth or its irrigation. A concrete sidewalk may be used as
a wheel stop if the overhang will not reduce the minimum required walkway width.
C. Surfacing. All parking areas shall be graded, paved, and improved and all sites shall be properly
drained and subject to the approval of the City Engineer. No unpaved area shall be used for
parking unless used as Temporary Parking per Section 15-2760.

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1. Cross-Grades. Cross-grades shall be designed for slower stormwater flow and to direct
stormwater toward landscaping, bio-retention areas, or other water
collection/treatment areas.
2. Landscaping Alternative. Up to two feet of the front of a parking space as measured
from a line parallel to the direction of the bumper of a vehicle using the space may be
landscaped with ground cover plants instead of paving.
3. Permeable Paving. Permeable paving may be used in all overflow parking areas and
emergency access-only drives if approved by the Public Works Director.
4. Turf Grids / Grassy Pavers. Turf grids / grassy pavers may be installed in areas of
low traffic or infrequent use, such as emergency vehicles lanes, if approved by the Fire
Department and the Public Works Director.
D. Perimeter Curbing. A six-inch-wide and six-inch-high concrete curb shall be provided along
the outer edge of the parking facility pavement, except where said pavement abuts a fence or
wall. Curbs separating landscaped areas from parking areas may need to be designed to allow
stormwater runoff to pass through.
E. Separation from On-Site Buildings. Parking areas shall be separated from the front and side
exterior walls of on-site buildings per Public Works Standards.

15-2420 Parking Area Lighting

Parking areas designed to accommodate four or more vehicles shall be provided with light over the
parking surface.

1. Lighting design shall be coordinated with the landscape plan to ensure that vegetation
growth will not substantially impair the intended illumination.
2. Parking lot lighting shall, to the maximum extent feasible, be designed and installed so
that light and glare is not directed onto residential use areas or adjacent public rights-
of-way, consistent with Article 25, Performance Standards.
3. Carport lighting shall be integrated into carport structures, and there shall have no bare
light bulbs.

15-2421 Parking Lot Landscaping

A. Heat Island Reduction. A heat island is the increase in ambient temperature that occurs over
large paved areas compared to natural landscape. In order to reduce ambient surface
temperatures in parking areas, areas not landscaped shall be shaded, of light colored materials
with a Solar Reflectance Index (SRI) of at least 29, or a combination of shading and light
colored materials as follows:
1. Industrial Districts: At least 30 percent.
2. All other Districts: At least 50 percent.
3. Exception: This requirement shall not apply to truck loading and parking areas within
Employment Districts.

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B. Landscaping. Landscaping of parking areas shall be provided and maintained according to the
general standards of Article 23, Landscape, as well as the standards of this subsection.
C. Perimeter Parking Lot Landscaping. The following shall apply to Multi-Family, Mixed-Use,
Office and Commercial developments.
1. Layout . Landscaped areas shall be well-distributed throughout the parking lot area. A
minimum of 10 percent of any parking lot area shall be landscaped. For the purpose of
calculating required parking lot landscaping, parking lot areas are deemed to include
parking and loading spaces as well as aisles, vehicle entry and exit areas, and any
adjacent paved areas. Parking lot area does not include enclosed vehicle storage areas.
Parking lot landscaping may be provided in any combination of:
a. Landscaped planting strips between parking areas and adjacent buildings or
internal pedestrian walkways;
b. On-site landscaping at the parking lot perimeter.
2. Adjacent to Streets. Parking areas adjoining a public street shall be designed to
provide a landscaped planting strip equivalent to the required setback for the subject
zoning district.
a. Landscaping shall be designed and maintained to screen cars from view from
the street to a height of between 24 and 36 inches.
b. Screening materials may include a combination of plant materials, earth berms,
solid masonry walls, raised planters, or other screening devices that meet the
intent of this requirement.
c. Trees shall be provided at a rate of at least one for every 20 lineal feet of
landscaped area. A lower ratio of tree planting may be approved by the
Director when larger species of trees are used.
d. Plant materials, signs, or structures within a traffic safety sight area of a
driveway shall not exceed 36 inches in height.
3. Adjacent to Other Uses. Refer to the underlying Zone District and Section 15-2305-
C, Lot Perimeters, landscape buffer requirements.
4. End of Row Islands. A landscaped island at least six feet in all interior dimensions and
containing at least one 15-gallon-size tree shall be provided at each end of each interior
row of parking stalls and dispersed throughout the parking lot to achieve 50 percent
parking lot shading within 15 years.
5. Planters Required. Trees shall be in planters located throughout the parking area.
Planters shall have a minimum interior dimension of five feet and be of sufficient size to
accommodate tree growth. All ends of parking lanes shall have landscaped islands.
6. Landscaped Buffer. When four or more parking spaces are provided, a landscaped area
at least five feet wide shall be provided between any surface parking area and any
property line for the length of the parking area, unless a different dimension is specified
in the base district standards applicable to a site or in Section 15-2305-C, Lot
Perimeters, landscape buffer requirements.

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 City of Fresno

7. Large Projects (100 Stalls or More). Large projects shall provide a concentration of
landscape elements at main entrances, including specimen trees (e.g., 24 inch, 36 inch
and 48 inch box), flowering plants, enhanced paving, and project identification.

15-2422 Parking Lot Trees

Trees required for parking lots are in addition to trees required elsewhere on the site as prescribed in
other sections of this Code.

A. Residential Districts.
1. Multi-Family Residential. Provide one tree for each parking space.
B. Mixed-Use and Non-Residential Districts.
1. Shading Required. Provide one tree for each two parking spaces, unless it can be
demonstrated to the satisfaction of the Review Authority that less trees can be provided
and 50 percent parking lot shading would still be met.
2. Shade may be provided by canopies, shade structures, trees, or other equivalent
mechanism. If shade is provided by trees, the amount of required shading is to be
reached within 15 years.
3. Distribution. Trees shall be distributed relatively evenly throughout the parking area.
4. Species. Required trees for parking lots shall be selected from a list maintained by the
City.
5. Size . All trees shall be a minimum 15-gallon size with a one-inch diameter as measured
48 inches above natural grade.
C. Protection of Vegetation.
1. Clearance from Vehicles. All required landscaped areas shall be designed so that plant
materials, at maturity, are protected from vehicle damage by providing a minimum two-
foot clearance of low-growing plants where a vehicle overhang is permitted, or by wheel
stops set a minimum of two feet from the back of the curb.
2. Planters. All required parking lot landscaping shall be within planters bounded by a
concrete curb at least six inches wide and six inches high. Curbs separating landscaped
areas from parking areas shall be designed to allow storm-water runoff to pass through.

15-2423 Circulation and Safety

A. Visibility and Clearance. Landscaping in planters at the end of parking aisles shall be
maintained as to not impair the sight line of drivers and pedestrian cross-traffic. Mature trees
shall have a foliage clearance maintained at eight feet from the surface of the parking area.
Other plant materials located in the interior of a parking lot shall not exceed 30 inches in
height. See also Section 15-2018, Intersection Visibility.
B. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles
can provide service without backing unreasonable distances or making other dangerous or
hazardous turning movements, as determined by the Review Authority.

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C. Separate vehicular and pedestrian circulation systems shall be provided where possible and
where the following occurs:
1. Multi-unit residential developments of five or more units must provide pedestrian
access that is separate and distinct from driveways.
2. Parking areas for commercial and mixed-use developments that provide 25 or more
parking spaces must have distinct and dedicated pedestrian access from the commercial
use to parking areas and public sidewalks, according to the following standards:
a. Connection to Public Sidewalk. An on-site walkway shall connect the main
building entry to a public sidewalk on each street frontage. Such walkway shall
be the shortest practical distance between the main building entry and sidewalk,
generally no more than 125 percent of the straight-line distance.
b. Materials and Width. Walkways shall provide at least five feet of unobstructed
width and be hard-surfaced.
c. Identification. Pedestrian walkways shall be clearly differentiated from
driveways, parking aisles, and parking and loading spaces through the use of
elevation changes, a different paving material, or similar method.
d. Separation. Where a pedestrian walkway is parallel and adjacent to an auto
travel lane, it must be raised or be of a different material, and separated from the
auto travel lane by a raised curb at least four inches high, bollards, or other
physical barrier.

15-2424 Solar Panels on Carports

For parking lots that provide solar panels on carports, the number of required trees may be reduced for
those stalls that provide solar panels. If a carport does not provide solar panels, trees shall still be
required.

15-2425 Parking Garages

A. Step-Back Provisions. A parking garage that does not incorporate ground-floor non-
residential or residential use or is not otherwise screened or concealed at street frontages on the
ground level, must provide a landscaped area at least 15 feet wide between the parking garage
and public street and shall set back an additional two feet for every story above two. If there is
another building between the parking garage and the public street, this subsection shall not
apply.
B. Rooftop Planting. Uncovered parking on the top level of a parking structure shall have rooftop
planters with a minimum dimension of 24 inches around the perimeter of the top floor which is
visible from a public street. Shrubs shall be visible.

15-2426 Alternative Parking Area Designs

Where an applicant can demonstrate to the satisfaction of the Director that variations in the dimensions
otherwise required by this section are warranted in order to achieve to environmental design and green

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building objectives, including, but not limited to, achieving certification under the LEED™ Green
Building Rating System, an alternative parking area design may be approved.

15-2427 Parking In-Lieu Fee

If a parking assessment district is established, a fee may be paid to the City in-lieu of providing required
parking within the district. The assessment district would determine fees, timing, fund appropriations,
etc.

15-2428 Shopping Cart Collection Areas

When there are businesses that utilize shopping carts, including grocery and home improvement stores,
shopping cart storage areas shall be provided throughout the parking lots. Stores that do not allow
shopping carts to be taken out of the store are excepted. Shopping cart collection areas shall comply
with the following:
A. Collection areas shall consist of a corral surrounded by a six inch concrete curb to prevent carts
from straying into pedestrian and automobile paths;
B. Highly visible signage shall be provided to mark a collection area’s location; and
C. Collection areas shall be distributed throughout the parking lot.
D. Additional outdoor collection areas shall be provided proximate to the store and shall be
screened with a four foot wall.

15-2429 Bicycle Parking

A. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided in order to serve
shoppers, customers, messengers, guests, and other visitors to a site who generally stay for two
hours or less.
1. Requirement Thresholds. Short-term parking shall be provided when any of the
following occur:
a. New development;
b. The demolition and reconstruction of a site;
c. A new building on a developed site when the new building is more than 300
square feet. The 300 square feet shall be cumulative from the date of adoption
of this Code;
d. Building additions to existing buildings that expand the existing habitable floor
area by at least 20 percent, or 2,500 square feet, whichever is less, not including
Single Unit Dwellings or Duplexes. The addition and/or expansion shall be
cumulative from the date of adoption of this Code;
e. There is an addition of 10 vehicle parking stalls or more;
f. A Discretionary Permit is required;
g. There is a Change in Occupancy as defined by the Building Code; or,

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h. If required per California Green Building Standards Code, as may be amended.

2. Number of Spaces Required. Refer to Table 15-2429-D.
3. Location.
a. Short-term bicycle parking shall be located outside of the public right-of-way
and walkways and as close to the primary entrance as vehicle parking,
excepting Accessible Parking stalls, or within 35 feet of a main entrance to the
building it serves, whichever is closer.
b. Existing Shopping Centers/Multiple Tenants. In centers with multiple tenants,
where bicycle parking becomes required because of a discretionary permit
request or a Change in Occupancy, the number of stalls shall be determined by
the need of the subject tenant space. Parking shall be conspicuously located and
shall be visible from the tenant space.
c. New Shopping Centers/Multiple Tenants. In centers with multiple tenants, bicycle
parking shall be distributed throughout the center. Parking shall be
conspicuously located and shall be visible from tenant spaces. While bicycle
parking cannot always be within 35 feet of all tenants, it shall be located as to
minimize the distance to tenant spaces to the greatest extent feasible. Satellite
pads shall provide separate bicycle parking if necessary.
d. Mixed-Use Districts or Buildings Built Proximate to the Front Property Line. Bicycle
parking may be located within the public right-of-way with approval from the
Public Works Department, provided an unobstructed sidewalk width clearance
of six feet is maintained for pedestrians.
4. Vehicle Parking Reduction. In an existing development a bicycle parking corral may
replace existing vehicle parking stalls. Should a bicycle corral cause a reduction in the
number of vehicle parking spaces to less than what is prescribed in this Code, an
exemption (i.e., Variance or Deviation) for the reduced vehicle parking shall not be
required. This reduction shall not exceed three vehicle parking stalls for centers less
than 10 acres in area, and six for centers greater than 10 acres.
5. Anchoring and Security.
a. For each parking space required, a stationary, securely anchored rack shall be
provided. Racks shall be either an inverted “U”, a bike hitch, a swerve rack, or
per the City’s qualified product list, maintained by DARM. Racks may serve
multiple bicycle parking spaces.
6. Size and Accessibility.
a. Each bicycle parking space shall be a minimum of 30 inches in width and eight
feet in length and shall be accessible without moving another bicycle.
b. At least 30 inches of clearance shall be provided between bicycle parking spaces
and adjacent walls, poles, landscaping, street furniture, drive aisles, and
pedestrian ways and at least five feet from vehicle parking spaces to allow for
the maneuvering of bikes.
c. Overhead clearance shall be a minimum of seven feet.

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d. Multiple Rows. A minimum five foot aisle between each row of bicycle parking
shall be provided for bicycle maneuvering beside or between each row, when
multiple rows are proposed.
B. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided in order to serve
employees, students, residents, commuters, and others who generally stay at a site for longer
than two hours.
1. Requirement Thresholds. Long-Term Bicycle Parking shall be provided when
required by the California Green Building Standards Code, as may be amended.
2. Number of Spaces Required. Refer to Table 15-2429-D.
3. Location.
a. Long-term bicycle parking must be located on the same lot as the use it serves,
unless an alternative agreement is approved to the satisfaction of the Director.
The signed statement shall be in the form of a covenant prepared by the City,
and shall be recorded with the County Recorder.
b. In parking garages, long-term bicycle parking shall be proximate to the
entrance of the garage.
4. Covered Stalls. Covered stalls shall be:
a. Inside buildings, in a bike room or clearly designated area;
b. Under roof overhangs or awnings;
c. In bicycle lockers; or
d. Within or under other structures.
5. Anchoring and Security. Long-term bicycle parking must be in:
a. A permanently anchored rack or stand inside a building. Racks shall be either
an inverted “U”, a bike hitch, a swerve rack, or per the City’s qualified product
list. Racks may serve multiple bicycle parking spaces;
b. An enclosed permanently anchored bicycle locker; or
c. A fenced, covered, locked, or guarded bicycle storage area or room.
6. Size and Accessibility.
a. Each bicycle parking space shall be a minimum of 30 inches in width and six
feet in length and shall be accessible without moving another bicycle.
b. At least 30 inches of clearance shall be provided between bicycle parking spaces
and adjacent walls, poles, landscaping, street furniture, drive aisles, and
pedestrian ways and at least five feet from vehicle parking spaces.
7. Vehicle Parking Reduction. Should an applicant seek to install bicycle lockers for an
existing development, they may reduce vehicle parking to less than the prescribed
number in this Code in order to accommodate them. In such an instance, an exemption
(i.e., Variance or Deviation) for the reduced vehicle parking shall not be required.

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C. Showers and Changing Rooms. In the O District, showers and changing room(s) for
employees that engage in active modes of transportation are required per the following
standards.
1. Requirement Thresholds. New office development greater than 20,000 square feet.
The 20,000 square foot minimum applies to single buildings.
2. Number of Showers Required. Refer to Table 15-2429-C-2.
TABLE 15-2429-C-2: EMPLOYEE SHOWERS REQUIRED FOR NEW CONSTRUCTION
Land Use Classification Showers and Changing Rooms Required
Office Less than 20,000 sq. ft.: None
More than 20,000 sq. ft.: 1

D. Number of Spaces Required.

The following table identifies the number of short-term and long-term bicycle parking stalls required
per use.

TABLE 15-2429-D: REQUIRED ON-SITE BICYCLE PARKING SPACES

Land Use Classification Short-Term Spaces Long-Term Spaces
Residential Use Classifications
Multi-Family (more than 15 units) None 1 per 15 units. Not required if
units provide individual
garages
Dormitory/student housing None 1 per 4 residents. Not required
if units provide individual
garages
Public and Semi-Public Use Classifications
Schools (e.g., public, private, Per the California Green Per the California Green
charter) Building Standards Building Standards Code
Colleges and Trade Schools, Public 1 per 10,000 sq. ft. of building 1 per 20,000 square feet of
or Private (excluding dormitories, area building area
see above)
Community and Religious 2 per 3,000 sq. ft. of assembly Per the California Green
Assembly & Cultural Institutions area Building Standards Code
Or
Per the California Green
Building Standards Code,
whichever is greater
Stadiums Per the California Green Per the California Green
Building Standards Code Building Standards
Parks and Open Space (excluding Per project review None
pocket parks)

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TABLE 15-2429-D: REQUIRED ON-SITE BICYCLE PARKING SPACES

Land Use Classification Short-Term Spaces Long-Term Spaces
Commercial Use Classifications
Retail Sales and Service 2, or 1 per 10,000 sq. ft. of net Per the California Green
building area whichever is Building Standards Code
greater
Or
Per the California Green
Building Standards, whichever
is greater
Office 2, or 1 per 25,000 sq. ft. of net Per the California Green
building area whichever is Building Standards
greater
Or
Per the California Green
Building Standards Code,
whichever is greater
Hotels/Motels Per the California Green Per the California Green
Building Standards Code Building Standards Code
Parking Structures None 1 space per 75 vehicle spaces
Employment Use Classifications
Manufacturing and Production Per the California Green Per the California Green
Building Standards Code Building Standards Code
Warehousing and Storage Per the California Green Per the California Green
Building Standards Code Building Standards Code
Personal Storage None None

15-2430 On-Site Loading

A. Applicability. Loading spaces are required when a building is to be occupied by a

manufacturing establishment, storage facility, warehouse facility, retail store, eating and
drinking, wholesale store, market, hotel, hospital, mortuary, laundry, dry-cleaning
establishment, or other use similarly requiring the receipt or distribution by vehicles or trucks
of material or merchandise per Table 15-2430-A when any of the following are met:
1. Every new building;
2. When a building is enlarged by 20 percent or more or 2,500 square feet, whichever is
less. This standard shall be cumulative from the date of adoption of this Code;
3. There is a Change of Occupancy as defined by the Building Code;
4. Exemption. This section does not apply to Downtown Districts.

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TABLE 15-2430-A: REQUIRED LOADING SPACES

Square Footage Required Loading Spaces
0 – 6,999 0
7,000 – 40,000 1
40,001 – 90,000 2
90,001 – 150,000 3
150,001 – 230,000 4
1 per each additional 100,000 square
230,001 +
feet or portion thereof.

B. Multi-Tenant Buildings. The square footage of the entire building shall be used in
determining spaces for multi-tenant buildings. A common loading area may be required, if each
tenant space is not provided a loading area. Drive-in, roll-up doors for multi-tenant industrial
projects may be substituted for required loading areas.
C. Reduction in Number of Loading Spaces Required. The loading space requirement may be
waived if the Director finds that the applicant has satisfactorily demonstrated that due to the
nature of the proposed use, such loading space will not be needed.
D. Additional Loading Spaces Required. The required number of loading spaces may be
increased to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such
requirement shall be based on the anticipated frequency of truck pickups and deliveries and of
the truck storage requirements of the use for which the on-site loading spaces are required.
E. Location.
1. All required loading berths shall be located on the same site as the use served.
2. No loading berth for vehicles over two-ton capacity shall be closer than 50 feet to any
property in a Residential District unless completely enclosed by building walls, or a
uniformly solid fence or wall, or any combination thereof, not less than 10 feet in height.
3. No permitted or required loading berth shall be located within 25 feet of the nearest
point of any street intersection.
F. Access. When the lot upon which the loading spaces are located abuts any alley, such loading
space shall adjoin or have access from said alley.
G. Dimensions. Loading spaces shall be not less than 12 feet in width, 40 feet in length, with a 14
foot vertical clearance.
H. Lighting. Loading areas shall have lighting capable of providing adequate illumination for
security and safety. Lighting standards shall be energy efficient and in scale with the height and
use of adjacent uses in compliance with Section 15-2508, Lighting and Glare.
I. Driveways for Ingress and Egress and Maneuvering Areas. Each on-site loading space
required by this section shall be provided with driveways for ingress and egress and
maneuvering space of the same type and meeting the same criteria required for on-site parking
spaces. Truck-maneuvering areas shall not encroach into required parking areas, travelways, or
street rights-of-way. This requirement may be modified if the Director finds that sufficient

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space is provided so that truck-maneuvering areas will not interfere with traffic and pedestrian
circulation.
J. Loading Bays. The following apply to commercial and office districts, or any non-residential
district that abuts a residential district.
1. Loading bays and roll-up doors shall be painted to blend with the exterior structure
walls and generally located on the rear of the structure.
2. Areas for loading and unloading shall be designed to avoid potential adverse noise,
visual, air quality, and illumination impacts on neighboring residences. These areas
shall be concealed from view of the public and adjoining land uses. Concealment and
screening may be accomplished by use of any of the following, subject to the review and
approval:
a. Design the structures to enclose the loading and unloading service areas
thereby providing for their concealment; or
b. A perimeter eight foot high solid grout walls for depressed loading areas, 12
feet for at-grade loading areas, to be architecturally coordinated with the main
structures and on-site landscaping. Additional heights may be required to
mitigate noise.
3. Loading bays shall have signage requiring drivers to limit idling to five minutes or less.
4. When it is not possible or desirable to locate the loading/unloading facilities at the rear
of the structures, the loading docks and loading doors shall be located on the side of the
structures and shall be screened from the public street rights-of-way by a suitable
combination of walls and landscaped berms.

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Article 25 Performance Standards

Sections:
15-2501 Purpose
15-2502 Applicability
15-2503 General Standard
15-2504 Location of Measurement for Determining Compliance
15-2505 Maintenance
15-2506 Noise
15-2507 Vibration
15-2508 Lighting and Glare
15-2509 Shadow Casting
15-2510 Odors
15-2511 Heat and Humidity
15-2512 Air Contaminants
15-2513 Liquid or Solid Waste
15-2514 Fire and Explosive Hazards
15-2515 Electromagnetic Interference
15-2516 Radioactivity

15-2501 Purpose

The purpose of this article is to:

A. Establish permissible limits and allow objective measurement of n