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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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.

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2025-024, § 7, eff. 7-27-25).

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.

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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		①
Minimum Lot Depth (ft.)	200		②

 

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TABLE 15-803-2: BUILDING FORM AND LOCATION STANDARDS—BUFFER DISTRICT
District	B	Additional Regulations	#
Maximum Height (ft.)	35	§ 15-804-A, Additional Height for Agricultural-Related Structures § 15-2012, Heights and Height Exceptions	①
Minimum Setbacks (ft.)
Front	35	§ 15-313, Determining Setbacks and Yards, and § 15-2014, Projections/Encroachments into Yards	②
Interior Side	20		③
Street Side	35		④
Rear	20		⑤
Maximum Lot Coverage (% of Lot)	5	§ 15-311, Determining Lot Coverage

 

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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

A.

Provide for a variety of single-unit 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."

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2025-024, § 9, eff. 7-27-25).

A.

Table 15-902 prescribes the proposed land use regulations for Residential Single-Unit 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 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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-32, § 5, eff. 10-21-16; Am. Ord. 2018-25, § 5, eff. 6-11-18; Am. Ord. 2018-66, § 3, eff. 1-18-19; Am. Ord. 2025-024, § 10, eff. 7-27-25).

Tables 15-903-1 through 15-903-2 prescribe the development standards for the Residential Single-Unit 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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TABLE 15-903-1: LOT AND DENSITY STANDARDS—RESIDENTIAL SINGLE-UNIT DISTRICTS
District	RE	RS-1	RS-2	RS-3	RS-4	RS-5	Additional Regulations	#
Minimum Lot Size (sq. ft.)	5 acres	36,000	20,000	9,000	5,000	4,000
Minimum Lot Size, with Enhanced Streetscape (sq. ft.)	-	-	-	-	-	2,500 1	§ 15-904-B, Enhanced Streetscape
Maximum Lot Size 2	-	-	-	32,000	9,000	6,500
Residential Density, Large Sites (dwelling units per net acre)	0.15	1	2.5	3.5	6	12	§ 15-310, Determining Residential Density
Residential Density, Small Sites (dwelling units per lot)	1	1	1	1	1	1	§ 15-310, Determining Residential Density
Minimum Lot Width (ft.)
General Standard	110	110	110	70	50	35		①
Corner	110	110	110	80	55	40		②
Reversed Corner	110	110	110	90	60	50
Where Side Property Line Abuts a Major Street, Freeway or Railroad	160	160	130	90	70	60
Curved/Cul-de-Sac	80	80	80	60	40	30		③
Minimum Lot Depth (ft.)
General Standard	130	130	130	100	85	70		④
Where Front or Rear Property Line Abuts a Major Street	200	200	130	110	100	90		④
Where a Front or Rear Property Line Abuts a Freeway or Railroad	200	200	150	150	120	120		④
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-UNIT DISTRICTS
District	RE	RS-1	RS-2	RS-3	RS-4	RS-5	Additional Regulations	#
Maximum Height (ft.)	35	35	35	35	35	35	§ 15-2012, Heights and Height Exceptions	①
Minimum Setbacks (ft.)
Front	35	35	30	25	13	13	§ 15-313, Determining Setbacks and Yards § 15-904-A, Additional Setback Regulations § 15-904-B, Enhanced Streetscape § 15-2004, Accessory Buildings and Structures § 15-2014, Projections/Encroachments into Yards	②
Front, with Enhanced Streetscape	-	-	-	-	8	5
Interior Side	10	10	10	5	10 total, min. 4/side	8 total, min. 3/side		③
Street Side	35	25	25	20	10	10		④
Rear	20	20	20	20	10	10		⑤
Alley	20	20	20	5	5	-		⑥
Freeway/Railroad	50	50	50	50	50	50
Garage, from back of sidewalk or curb	-	-	35	30	18	18		⑧
Garage, from primary façade	-	-	4	4	4	4		⑦
Maximum Lot Coverage (% of Lot)	30	30	30	35	50	60	§ 15-311, Determining Lot Coverage

 

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2018-66, § 4, eff. 1-18-19; Am. Ord. 2025-024, § 11, eff. 7-27-25).

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 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.

7.

Rear Setback Reduction. Rear setbacks may be reduced if all of the following conditions are met:

a.

A site plan shall be submitted in accordance with the provisions of Article 52 Development Permit;

b.

The rear setback shall be greater than or equal to the required interior side setback for the Base District, but in no instance shall the rear setback be less than 5 feet;

c.

Space equal to the reduction shall be provided elsewhere on the lot, exclusive of any required yard area. Said replacement space shall have minimum dimensions of five feet by eight feet, and shall be so located that it is suitable for general use by the occupant of the premises; and

d.

The Review Authority shall find that the granting of the reduction will not be materially detrimental to the public welfare or injurious to property and improvements in the area in which the property is located and will not be contrary to the objectives of this Code.

8.

Driveway Paving. All driveways shall be paved per Public Works standards.

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-unit 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.

E.

Driveway Paving. The entire length of the driveway, from the street to the garage or carport, shall be paved. The minimum width of the paved area shall equal the width [of] the garage door, however central landscaped strips (commonly known as ribbon drives or Hollywood drives) may be provided.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-32, § 6, eff. 10-21-16; Am. Ord. 2017-33, § 4, eff. 7-30-17; Am. Ord. 2018-25, § 6, eff. 6-11-18; Am. Ord. 2018-66, § 5, eff. 1-18-19; Am. Ord. 2025-024, § 12, eff. 7-27-25).

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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-unit homes.

b.

Windows. The size, location, and proportions of windows shall be similar to adjacent single-unit homes.

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-unit homes than the corresponding RM-1 standard, the RS-5 standard shall apply.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2025-024, § 13, eff. 7-27-25).

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

A.

Provide for a variety of multi-unit 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."

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2025-024, § 15, eff. 7-27-25).

A.

Table 15-1002 prescribes the proposed land use regulations for Residential Multi-Unit 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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-32, § 7, eff. 10-21-16; Am. Ord. 2018-25, § 7, eff. 6-11-18; Am. Ord. 2018-66, § 6, eff. 1-18-19; Am. Ord. 2025-024, § 16, eff. 7-27-25).

Table 15-1003 prescribes the density and massing development standards for the Residential Multi-Unit 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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TABLE 15-1003: DENSITY AND MASSING STANDARDS—RESIDENTIAL MULTI-UNIT DISTRICTS DISTRICTS
District	RM-1	RM-2	RM-3	RM-MH	Additional Regulations	#
Maximum Density (du/ac) (min./max.)	12/16	16/30	30/45	8/16	§ 15-310, Determining Residential Density
Maximum Height (ft.)	40	50	60	35	§ 15-2012, Heights and Height Exceptions, 15-1003-A, RS Transition Standards	①
Setbacks (ft.)
Front (min./max.)	10/20(1)	10/20(1)	10/20(1)	10/20(1)	§ 15-313, Determining Setbacks and Yards § 15-1004-A, RS Transition Standards § 15-1004-B, Side Setbacks for Attached Dwellings § 15-1004-C, Parking Setback § 15-2014, Projections/Encroachments into Yards § 15-2305, Areas to be Landscaped	②
> Interior Side (min.)	10 total, min. 4/side	5	5	5		③
> Street Side (min.) (Parcel <125 ft. in depth)	10	10	10	10		④
> Street Side (min.) (Parcel >125 ft. in depth)	15	15	15	15		④
> Rear (min.)	20	15	15	10		⑤
> Alley (min.)	3	3	3	3		⑥
> Parking, from back of sidewalk or curb (min.)	30	30	30	30		⑦
Minimum Frontage Coverage (%)	50(1)	50(1)	50(1)	-	§ 15-317, Determining Frontage Coverage
Maximum Lot Coverage (% of lot)	50	50	60	50	§ 15-311, Determining Lot Coverage
Minimum On-Site Open Space (% of Lot Area)	20	15	10	-
Specific Limitations: 1. Not applicable outside of the Priority Areas (see Figure IM-1: Priority Areas for Development Incentives in the Fresno General Plan, adopted in 2014).

 

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2017-33, § 5, eff. 7-30-17; Am. Ord. 2025-024, § 17, eff. 7-27-25).

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-unit lot, screening measures shall be applied to provide a reasonable degree of privacy.

a.

Screening measures. 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 15-1004-A: RS TRANSITION STANDARDS—RM DISTRICTS

B.

Additional Setback Standards.

1.

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.

2.

Rear Setback Reduction. Rear setbacks may be reduced if all of the following conditions are met:

a.

A site plan shall be submitted in accordance with the provisions of Article 52 Development Permit;

b.

The rear setback shall be greater than or equal to the required interior side setback for the Base District;

c.

Space equal to the reduction shall be provided elsewhere on the lot, exclusive of any required yard area. Said replacement space shall have minimum dimensions of five feet by eight feet, and shall be so located that it is suitable for general use by the occupant of the premises; and

d.

The Review Authority shall find that the granting of the reduction will not be materially detrimental to the public welfare or injurious to property and improvements in the area in which the property is located and will not be contrary to the objectives of this Code.

e.

Such a reduction would not conflict with the provisions of Section 15-1004-A, RS Transition Standards.

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.

iv.

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

c.

If a sound wall is required along a certain frontage, or if other circumstances exist that render the Parking Setback impractical or unnecessary, the Review Authority may waive the Parking Setback requirement.

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:

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 be designed as a porch.

iv.

When located within 30 feet of a public street and located above the ground floor, private open spaces shall be designed as a balcony.

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.

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 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 covenant 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.

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 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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-1, § 1, eff. 3-14-16; Am. Ord. 2016-32, §§ 8, 9, eff. 10-21-16; Am. Ord. 2017-33, § 7, eff. 7-30-17; Am. Ord. 2018-66, § 7, eff. 1-18-19; Am. Ord. 2025-024, § 18, eff. 7-27-25).

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.

Building height of 3 stories or less;

ii.

Building width of 100 feet or less; and

iii.

A façade with a comparable form of visual interest.

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 2 inches wide;

iv.

Exception: Buildings with all of the following characteristics shall be allowed to use flush windows without trim:

(1)

Building height of 3 stories or less;

(2)

Building width of 100 feet or less; and

(3)

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.

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 façade. 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.

(Added Ord. 2016-1, § 1, eff. 3-14-16).

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-unit 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-unit houses, townhomes, and multi-unit dwelling units on side streets, in a horizontal or vertical mixed-use orientation. The NMX district provides for a scale and character of 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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2025-024, § 19, eff. 7-27-25).

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.

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2015-43, § 1, eff. 1-22-16; Am. Ord. 2016-32, § 10, eff. 10-21-16; Am. Ord. 2017-33, § 6, eff. 7-30-17; Am. Ord. 2018-25, § 8, eff. 6-11-18; Am. Ord. 2018-66, § 8, eff. 1-18-19; Am. Ord. 2020-031, § 2, 9-1-20; Am. Ord. 2022-029, § 1, eff. 11-19-22; Am. Ord. 2025-024, § 20, eff. 7-27-25; Am. Ord. 2025-036, § 1, eff. 10-23-25).

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.

Expand

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
Residential Density, du/ac (min.)	12	16	30	§ 15-310, Determining Residential Density Min. res. density shall not be required for the following: projects on lots less than 20,000 sq. ft. in area; projects 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.
Maximum Height (ft.)	40	60	75	§ 15-1104-B, RS Transition Standards and § 15-2012, Heights and Height Exceptions	①
Setbacks (ft.)
Front (min./max.)	-/10	-/10	-/10	§ 15-313, Determining Setbacks and Yards § 15-1104-B, RS Transition Standards § 15-1104-D, Parking Setback § 15-2305, Areas to be Landscaped	②
Interior Side (min.)	-	-	-		③
Street Side (min.)	-	-	-		④
Rear (min.)	-	-	-		⑤
Alley (min.)	3	3	3		⑥
Parking, from back of sidewalk or curb (min.)	30	30	30		⑦
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	⑧
Minimum On-Site Open Space (% of Lot Area)	15	10	8	§ 15-1104-E, On-Site Open Space

 

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2022-029, § 2, eff. 11-19-22).

A.

Active Uses Adjacent to Sidewalks. For buildings located within 20 feet of a public street, the following standards shall apply:

1.

Within 100 Feet in each direction 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 individual dwelling unit entrances, 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.

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-unit 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.

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.

iv.

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

c.

If a sound wall is required along a certain frontage, or if other circumstances exist that render the Parking Setback impractical or unnecessary, the Review Authority may waive the Parking Setback requirement.

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. On-site open space shall be required for projects with more than four dwelling units. The minimum amount of on-site open space required shall be based on the size of the lot, as shown in Table 1.5-1103. 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:

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.

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 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 ft. 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.

F.

Sidewalk Standards. Notwithstanding Chapter 13, Section 208 of the Municipal Code, the following shall apply:

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.

Additions, remodels, or tenant improvements of less than 50 percent of the current value of the property.

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.

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:

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.

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 shall be used to minimize adverse impacts to residents.

H.

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-H.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.

FIGURE 15-1104-H.2: SIDEWALK CONNECTIONS

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

a.

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-1, § 2, eff. 3-14-16; Am. Ord. 2016-32, §§ 11, 12, eff. 10-21-16; Am. Ord. 2018-66, § 9, eff. 1-18-19; Am. Ord. 2022-029, § 3, eff. 11-19-22; Am. Ord. 2025-024, § 21, eff. 7-27-25).

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 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

C.

Building Materials and Finishes. Materials shall present a durable and attractive appearance through high-quality materials, finishes, and workmanship defined as:

1.

At least two cladding materials (excluding roof and foundation); and

2.

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).

3.

Exception: Buildings which accurately adhere to a recognized architectural style which is appropriately expressed in one cladding material and one color shall be excepted.

4.

Exception: Buildings with all of the following characteristics shall be allowed to use one cladding material:

a.

Building height of 3 stories or less;

b.

Building width of 100 feet or less; and

c.

A façade with a comparable form of visual interest,

D.

Window Design.

1.

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 D-2 below.

2.

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 tot 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-D.2: GROUND FLOOR COMMERCIAL TRANSPARENCY

1.

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.

2.

Window Depth. Windows shall create visual interest and the appearance of depth in one of the following manners:

a.

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;

b.

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

c.

Decorative plaster screed, minimum 2 inches wide.

d.

Exception: Buildings with all of the following characteristics shall be allowed to use flush windows without trim:

i.

Building height of 3 stories or less;

ii.

Building width of 100 feet or less; and

iii.

A façade with a comparable form of prominent surface relief and articulation, such as awnings, canopies, balconies, or massing changes.

E.

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, façades shall run parallel or perpendicular to the adjacent street.

3.

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.

F.

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.

G.

Façade Elements. Development shall incorporate a minimum of one of the following Façade Elements into street-facing building façades.

1.

Forecourts;

2.

Bay Windows;

3.

Balconies;

4.

Porches;

5.

Stoops;

6.

Arcades.

H.

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

(Added Ord. 2016-1, § 2, eff. 3-14-2016).

A.

Projects shall incorporate all relevant mitigation measures required pursuant to applicable environmental assessments prepared pursuant to CEQA that encompass the project area. "Applicable Environmental Assessments" shall include, but may not be limited to the following:

1.

An EIR prepared for the General Plan in effect at the time of project approval.

2.

A Program or Project EIR prepared for either a Community Plan or Specific Plan that includes the project area, in effect at the time of project approval.

3.

An Environmental Assessment reviewing the removal of density limits in Mixed-Use areas.

B.

The proposed design shall not lead to an overburdening of existing or planned infrastructure capacities, including, but not limited to, capacities for water, runoff, storm water, wastewater, and solid waste systems. The determination of whether or not the proposed design can be accommodated within existing infrastructure shall be made by the Review Authority in consultation with the Directors of Public Works and Public Utilities.

C.

The project shall comply with the following standards to ensure it can be adequately served by City Public Utility Services:

1.

Pipelines that are downstream (between the project site and wastewater treatment plant or lift station) from the proposed project shall maintain a sewer flow capacity of 1.15 q/Q ratio. Projects that result in a pipeline exceeding the flow capacity of 1.15 q/Q shall construct upsized replacement pipelines for those found to be deficient per the requirements of the Department of Public Utilities Director.

2.

On-site retention or storm drainage system modifications are required for projects within Priority Development Areas that are: 1) proposed at a density exceeding the maximum density currently permitted in the mixed-use district (16 du/ac in CMS, CR, and NMX, 30 du/ac in CMX, and 45 du/ac in RMX) and 2) within areas where storm drain facilities are already constructed. Projects proposed outside the Priority Development Areas shall comply with General Plan PEIR mitigation measures related to stormwater.

3.

The City shall evaluate additional landfill locations at the time discretionary projects are submitted and shall not approve development that could contribute solid waste to a landfill that is at capacity until additional capacity is provided.

4.

For any project that results in the existing water system pipelines in the area of the project from not being able to meet maximum day demand plus the project required fire flow of 2,500 gallons per minute (gpm), the project developer shall construct upsized replacement pipelines, per the requirements of the Department of Public Utilities Director, in the project vicinity to increase flow for the maximum day demand plus fire flow condition.

D.

The project shall comply with the following standards and all applicable Public Works standards:

1.

To maintain a peak hour LOS standard of F or better for all intersections and roadway segments, a traffic impact study (TIS) is required for all development projected to generate 300 or more peak hour new vehicle trips within the Project Area, unless not required by the City Traffic Engineer. The following is also exempt:

i.

Development within Infill Priority Areas within the Project Area proposing 80% residential development do not require a traffic impact study.

2.

When a proposed residential development consisting of more than 200 units is in close proximity to a school or activity center, is near a transit stop or pedestrian or bicycle route, bicycle and pedestrian facilities such as signalized crossings, traffic signal upgrades, such as left-turn phasing, sidewalks or asphalt paths, and bicycle facilities may be required.

3.

When LOS reaches E or F on High Frequency Transit Corridors, development projects within the Corridors may be conditioned to provide transit street design treatments and operational strategies, or in-lieu fees, set forth by the City of Fresno, including intersection treatments, dedicated transit lanes, business access and transit (BAT) lanes, Transit Signal Priority (TSP), and/or others.

4.

When a proposed residential development consisting of more than 200 units is in close proximity to a school or activity center, is near a transit stop or pedestrian or bicycle route, the project may be required to construct improvements in accordance with the City of Fresno's Complete Street Policy dated September 26, 2019 (as amended).

(Added Ord. 2022-029, § 4, eff. 11-19-22).

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-unit 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 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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2025-024, § 22, eff. 7-27-25).

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-32, § 13, eff. 10-21-16; Am. Ord. 2017-33, § 8, eff. 7-30-17; Am. Ord. 2018-25, § 9, eff. 6-11-18; Am. Ord. 2018-66, § 10, eff. 1-18-19; Am. Ord. 2020-031, § 3, 9-1-20; Am. Ord. 2022-029, § 5, eff. 11-19-22; Am. Ord. 2025-024, § 23, eff. 7-27-25).

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.

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TABLE 15-1203-1: LOT AND INTENSITY STANDARDS—COMMERCIAL DISTRICTS
District	CMS	CC	CR	CG	CH	CRC	Additional Regulations	#
Minimum District Size (sq. ft., unless otherwise noted)	5,000	32,670	15 acres	12,000	15,000	4 acres
Minimum Lot Size (sq. ft.)	-	32,670	10,000	12,000	15,000	15,000
Minimum Lot Width (ft.)	-	75	100	75	100	100		①
Minimum Lot Depth (ft.)	-	100	100	125	125	150		②
Maximum Floor Area Ratio (FAR)	1.0	1.0	1.0	2.0	0.75	0.5	§ 15-309, Determining Floor Area Ratio
Residential Density, du/ac (min./max.)	No limit	-	No limit	-	-	-	§ 15-310, Determining Residential Density
Minimum On-Site Open Space (% of Lot Area)	15	-	8	-	-	-	§ 15-1104-E, On-Site Open Space

 

Expand

TABLE 15-1203-2: BUILDING FORM AND LOCATION STANDARDS—COMMERCIAL DISTRICTS
District	CMS	CC	CR	CG	CH	CRC	Additional Regulations	#
Maximum Height (ft.)	35	35	75	35	35	35	§ 15-1204-A, Residential Transition Standards and § 15-2012, Heights and Height Exceptions	①
Setbacks (ft.)
Front (min./max.)	-/10	15/-	15/-	15/-	15/-	15/-	§ 15-313, Determining Setbacks and Yards § 15-1204-A, Residential Transition Standards § 15-1204-B, Enhanced Streetscape § 15-1204-C, Parking § 15-2014, Projections/Encroachments into Yards § 15-2305, Areas to be Landscaped	②
Front (min), with Enhanced Streetscape	-	-	-	-	NA	NA
Interior Side (min.)	-	-	-	-	-	-		③
Street Side (min.)	-	-	-	10	10	10		④
Rear (min.)	-	-	-	-	-	-		⑤
Alley (min.)	-	-	-	-	-	-		⑥
Parking, from back of sidewalk or curb (min.)	30	-	-	-	-	-		⑦
Minimum Frontage Coverage (%)	60	-	-	-	-	-	§ 15-317 Determining Frontage Coverage	⑧

 

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2022-029, § 6, eff. 11-19-22).

A.

Residential Transition Standards. Where a C District is adjacent to a Residential District, the following standards apply:

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-unit 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 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:

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.

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.

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.

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.

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2025-024, § 24, eff. 7-27-25).

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.

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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 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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-32, § 14, eff. 10-21-16; Am. Ord. 2018-66, § 11, eff. 1-18-19; Am. Ord. 2020-031, § 4, 9-1-20; Am. Ord. 2025-024, § 25, eff. 7-27-25).

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.

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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		①
Minimum Lot Depth (ft.)	110	110	200	120	120		②
Maximum Floor Area Ratio (FAR)	2.0	1.0	1.0	1.5	1.5	§ 15-309, Determining Floor Area Ratio

 

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TABLE 15-1303-2: BUILDING FORM AND LOCATION STANDARDS—EMPLOYMENT DISTRICTS
District	O	BP	RBP	IL	IH	Additional Regulations	#
Maximum Height (ft.)	60	60	60	60	60	§ 15-2012, Heights and Height Exceptions § 15-1304-A, Residential Transition Standards § 15-1304-C, Exceptions to Maximum Height in IL and IH Districts	①
Minimum Setbacks (ft.)						§ 15-313, Determining Setbacks § 15-1304-A, Residential Transition Standards § 15-1304-D, Enhanced Streetscape § 15-1304-E, Parking Setbacks § 15-2014, Projections/ Encroachments into Yards § 15-2305, Areas to be Landscaped
Front (Major Street)	15	15	15	15	15		②
Front (Major Street), with Enhanced Streetscape	-	NA	NA	NA	NA
Front (Local Street)	-	-	-	-	-
Side	-	-	-	-	-		③
Rear	-	-	-	-	-		④
Parking, from back of sidewalk or curb	15	15	15	-	-

 

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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

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 Planned Development 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.

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.

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.

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:

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

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.

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.

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2018-25, § 10, eff. 6-11-18; Am. Ord. 2025-024, § 26, eff. 7-27-25).

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.

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-32, § 15, eff. 10-21-16); Am. Ord. 2025-024, § 27, eff. 7-27-25).

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.

(Added Ord. 2015-39, § 1, eff. 1-9-16).

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 Planned Development 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.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2018-25, § 11, eff. 6-11-18).

A.

The purposes of the Downtown (DT) Districts are to:

1.

Ensure that buildings, renovations, and additions are consistent with the goals of the Downtown Neighborhoods Community Plan (DCNP) and the Fulton Corridor Specific Plan (FCSP) for pedestrian-oriented streetscapes, building form, physical character, and quality.

2.

Promote pedestrian-oriented infill development, intensification, and reuse of land consistent with the General Plan.

3.

Develop a mixed-use Downtown with a vibrant concentration of goods and services, housing, community gathering spaces, and regionally-serving employment, cultural, and entertainment offerings.

4.

Transform Downtown's streets into vibrant, diverse, and attractive places that support a mix of pedestrian-oriented retail, office, and residential uses in order to achieve an active social environment within a revitalized streetscape.

5.

Provide options which reduce the need for private automobile use to access shopping, services, and employment and minimize air pollution from vehicle miles traveled.

6.

Offer additional housing opportunities for residents seeking to live in an urban environment.

7.

Create a vibrant, unique Downtown that offers different kinds of experiences—business, dining, culture, and entertainment—for workers, residents, and visitors alike.

8.

Establish Downtown development and design standards that will create a unified, yet distinctive, and attractive urban character that respects Fresno's past and serves the city for the long term.

9.

Facilitate compact mixed-use development in key locations such as along Bus Rapid Transit (BRT) corridors and near Fresno's train stations.

B.

Additional purposes of each Downtown District are as follows:

1.

DTN Downtown Neighborhood. The DTN District will create lively, walkable, mixed-use urban neighborhoods surrounding the Downtown Core.

2.

DTG Downtown General. The DTG District will support a high concentration of regional activity generators such as governmental buildings and convention centers within a pedestrian-oriented, mixed-use urban setting.

3.

DTC Downtown Core. The DTC District will foster the enhancement of Fresno's business, shopping, and cultural heart by guiding the development of the densest, most active, and most interesting mixed-use urban center in the region.

Activity Class A streets feature ground floor retail, restaurant, and entertainment uses.

Activity Class B and C streets may feature ground floor residential units with stoops and porches, or storefront offices. On B streets ground floor retail is also allowed.

C.

Activity Classifications. Some standards, as specified in this article, shall apply based on the Activity Classification of the adjacent street, as shown in Figure 15-1501. The purposes of the Activity Classifications are as follows:

1.

Activity Class A. Streets in Activity Class A have the greatest pedestrian activity or the greatest potential for pedestrian activity. Ground floor retail, restaurant, and entertainment uses are required as put forth in Table 15-1502.

2.

Activity Class B. Streets in Activity Class B are walkable urban corridors with moderate pedestrian activity. As put forth in Table 15-1502, retail, restaurant, and entertainment uses are appropriate in these areas, but ground floor residential or office uses are also appropriate.

3.

Activity Class C. Streets in Activity Class C are walkable and comfortable for pedestrians, but are not the most active streets within Downtown. Ground floor residential or office uses are appropriate, but retail uses should be small and restricted to corners as put forth in Table 15-1502.

4.

Corners. When a project is located at the intersection of two streets with different Activity Classifications, the requirements of the higher activity class shall wrap the corner and prevail over the lower order classification for a distance determined by the Review Authority.

Figure 15-1501 Activity Classifications

(Added Ord. 2016-43, § 2, eff. 12-9-16; Am. Ord. 2018-25, § 12, eff. 6-11-18).

A.

Table 15-1502 prescribes the proposed land use regulations for Downtown 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 Classification.

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.