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Reedley City Zoning Code

ARTICLE 2

ZONES, ALLOWABLE USES, AND DEVELOPMENT STANDARDS

10.10.010: PURPOSE AND INTENT OF RESIDENTIAL ZONES:

   A.   RE - Residential Estate Zone District. The Residential Estate Zone District (RE Zone District) is designed to serve as a transitional area between the expanding urban growth areas and agricultural lands that surround the City. The RE Zone District is characterized by a mixture of single-unit residential dwellings, missing middle housing types (i.e., two-unit and three-unit dwellings), and agricultural activities. The maximum residential density for the RE Zone District is four (4) dwelling units per acre. The RE Zone District is further established for the following purposes:
      1.   To protect active farming enterprises and natural resources surrounding the City and further avoid potential premature conversion of agricultural land;
      2.   To provide a buffer area between urban and those areas reserved for continued agricultural production, to lessen potential conflicts between development and agriculture; and
      3.   To provide a lifestyle and living area which combines the advantages of both urban and rural settings.
   B.   R-1 - Low Density Residential Zone Districts. The Low Density Residential Zone Districts are designed to allow a mixture of housing types and densities in newly developing and predominantly low-density residential areas of the City. These Zone Districts allow one-unit dwellings and encourage missing middle housing types (i.e., two-unit and three-unit dwellings), as well as complimentary human services land uses on a variety of parcel sizes. The R-1 Zone Districts are categorized by minimum parcel size as follows: (R-1(SP), R-1-6, R-1-7, R-1-9, and R-1-12). The allowed residential density in the R-1 Zone Districts ranges from one (1) to eight (8) dwelling units per acres. The R-1 Zone Districts implement the Suburban Residential (SR), Low Density Residential (LDR), Medium Density Residential (MDR), and Public/Institutional Facility (PI) land use designations in the General Plan.
   C.   MDR - Medium Density Residential Zone District. The Medium Density Residential Zone District (MDR Zone District) provides areas in the City which allow a range of medium residential development types. The MDR Zone District allows for a mixture of two-, three-, and multi-unit dwellings and complimentary human services land uses on a variety of parcel sizes. The maximum residential density for the MDR Zone District is fifteen (15) dwelling units per acre. The MDR Zone District implements the Medium Density Residential (MDR) and Public/Institutional Facility (PI) land use designations in the General Plan.
   D.   HDR - High Density Residential Zone District. The High Density Residential Zone District (HDR Zone District) is intended primarily for areas of compact high-density housing development. The HDR Zone District allows for a variety of residential opportunities including two-, three-, and multi-unit dwellings, as well as complimentary human services land uses on a variety of parcel sizes. The maximum residential density for the MDR Zone District is twenty-nine (29) dwelling units per acre. Single-unit dwellings are not allowed in the HDR Zone District. The HDR Zone District implements the High Density Residential (HDR) and Public/Institutional Facility (PI) land use designations in the General Plan. (Ord. 2024-001, 9-10-2024)

10.10.020: LAND USE REGULATIONS AND ALLOWABLE USES:

   A.   Table 10.10-A Land Use Regulations - Residential Zones. Table 10.10-A (Land Use Regulations - Residential Zones) identifies the allowed land uses within each of the residential zone districts, and the permit required to establish each land use.
   B.   Uses Not Listed. Land uses not listed in Table 10.10-A (Land Use Regulations - Residential Zones) are not allowed, in compliance with Subsection 10.10.040 .A (Land Use Not Listed is Not Allowed), except as otherwise established in Subsection 10.10.040 .B (Community Development Director Determination).
   C.   Specific Use Regulations. The far-right column in Table 10.10-A (Land Use Regulations - Residential Zones) indicates additional regulations that apply to the specific land use listed. Land use regulations in other sections of this Zoning Code may also apply.
   D.   Zone Clearance. In addition to the permit requirements established in Table 10.10-A (Land Use Regulations - Residential Zones), issuance of a Zone Clearance may be required before the establishment of a land use, in compliance with Chapter 10.82 (Zone Clearance).
   E.   Site Plan and Design Review. In addition to the permit requirements established in Table 10.10-A (Land Use Regulations - Residential Zones), Site Plan Review may be required before the establishment of a land use, in compliance with Chapter 10.96 (Site Plan Review).
Table 10.10-A
Land Use Regulations - Residential Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
RE
R-1(SP )
MDR
HDR
R-1-6
R-1-7
R-1-9
R-1-12
Table 10.10-A
Land Use Regulations - Residential Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
RE
R-1(SP )
MDR
HDR
R-1-6
R-1-7
R-1-9
R-1-12
   Agriculture, Resource, and Open Space Uses
Agriculture, Horticulture
P
-
-
-
Agriculture, Horticulture
P
-
-
-
 
Beekeeping
P
-
-
-
 
Horse Stable
P
-
-
-
 
Wildlife Preserve
P
-
-
-
 
   Human Services Uses
Community Care Facility, Large (7 or more persons)
C
C
C
C
 
Community Care Facility, Small (up to 6 persons)
P
P
P
P
 
Daycare Center
C
C
C
C
 
Emergency Shelter
-
-
-
-
Section 10.50.060
Family Day Care Home
P
P
P
P
 
Hospital
P
P
P
P
 
Low Barrier Navigation Center
-
-
P
P
 
   Infrastructure, Communication, and Transportation Uses
Utility Facility and Infrastructure
P
P
P
P
Section 10.50.190
Telecommunication Facility
P
P
P
P
Section 10.50.200
   Public and Quasi-Public Uses
Public and Quasi-Public Uses
P
P
P
P
 
   Recreation, Education, and Public Assembly Uses
Country Club
C
-
-
-
 
Golf Course
C
-
-
-
 
Park and Playground
P
P
P
P
 
Place of Assembly
C
C
C
C
 
School, Private
P
P
P
P
 
   Residential Uses
Accessory Structure, Residential
P
P
P
P
Accessory Use, Residential
P
P
P
P
 
Agricultural Employee Housing
P
-
P
P
 
Boarding and Rooming House
C
C
P
P
 
Dwelling, Accessory Dwelling Unit (ADU)
P
P
P
P
Dwelling, Junior Accessory Dwelling Unit (JADU)
P
P
P
P
Dwelling, Manufactured Home/Mobile Home
P
P
P
P
Section 10.50.120
Dwelling, Multi-Unit
C
C
P
P
Dwelling, Single-Unit
P
P
-
-
 
Dwelling, Three-Unit
P
P
P
P
 
Dwelling, Two-Unit
P
P
P
P
 
Employee Housing, Large
(7 or more employees)
P
C
C
C
 
Employee Housing, Small
(up to 6 employees)
P
P
P
P
 
Group Housing, Large
(7 or more persons)
P
C
C
C
 
Group Housing, Small
(up to 6 persons)
P
P
P
P
 
Guest Quarters
P
P
-
-
 
Home Occupation
P
P
P
P
Marijuana Cultivation, Personal Use
P
P
P
P
 
Mobile Home Park
P
P
P
P
Section 10.50.110
Planned Unit Development (PUD)
C
C
C
C
Single Room Occupancy (SRO)
-
-
-
P
Section 10.50.070
Supportive Housing
P
P
P
P
Section 10.50.080
Transitional Housing
P
P
P
P
Section 10.50.080
   Retail, Service, and Office Uses
Bed and Breakfast Inn
P
C
-
-
Section 10.50.030
Kennel
C
-
-
-
 
Roadside Stand
P
-
-
-
 
 
(Ord. 2024-001, 9-10-2024)

10.10.030: DEVELOPMENT STANDARDS:

   A.   Density Bonuses and Concessions. In addition to the development standards established in this Chapter, qualifying land uses and projects shall be entitled to additional density bonuses, concessions, and/or incentives in compliance with Section 10.50.050 (Density Bonus and Concessions for Affordable Housing).
   B.   Table 10.10-B Development Standards - Residential Zones. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 10.10-B (Development Standards - Residential Zones).
   C.   Specific Use Regulations. The far-right column in Table 10.10-B (Development Standards - Residential Zones) indicates additional regulations that apply to the specific development feature or zone listed. Development standards in other sections of this Zoning Code may also apply.
   D.   Other Applicable Regulations. The "Other Applicable Regulations" section of Table 10.10-B (Development Standards - Residential Zones) indicates the location of additional development standards that apply to the residential zones. Other regulations in this Zoning Code may also apply.
Table 10.10-B
Development Standards - Residential Zones
Development Feature
Residential Zone Districts
Additional Regulations
RE
R-1-12
R-1-9
R-1-7
R-1-6
R-1(SP)
MDR
HDR
Table 10.10-B
Development Standards - Residential Zones
Development Feature
Residential Zone Districts
Additional Regulations
RE
R-1-12
R-1-9
R-1-7
R-1-6
R-1(SP)
MDR
HDR
   General
Density Range
1 to 4 Dwelling Units per Acre
1 to 8 Dwelling Units per Acre
4 to 8 Dwelling Units per Acre
4 to 8 Dwelling Units per Acre
4 to 8 Dwelling Units per Acre
4 to 8 Dwelling Units per Acre
8-15 Dwelling Units per Acre
15-29 Dwelling Units per Acre
Parcel Coverage (max. percent)
45%
45%
45%
45%
45%
45%
60%
75%
Section 10.30.020
Parcel Area (min.)
30,000 sq. ft.
11,000 sq. ft.
8,000 sq. ft.
6, 000 sq. ft.
5,000 sq. ft.
5,000 sq. ft.
5,000 sq. ft.
5,000 sq. ft.
Distance between Structures (min.)
25 ft.
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Primary Structure Building Height maximum
40 ft.
35 ft.
35 ft.
35 ft.
35 ft.
35 ft.
50 ft.
75 ft.
Section 10.30.030
Accessory Structure Building Height Maximum
20 ft.
15 ft.
15 ft.
15 ft.
15 ft.
15 ft.
35 ft.
35 ft.
   Parcel Dimensions
Parcel Width (min.), Interior Parcel
175 ft.
110 ft.
80 ft.
70 ft.
50 ft.
60 ft.
50 ft.
50 ft.
Parcel Width (min.), Corner Parcel
175 ft.
115 ft.
85 ft.
75 ft.
55 ft.
65 ft.
50 ft.
50 ft.
Parcel Width (min.), Reverse Corner/ Cul-de-sac Parcel
150 ft.
110 ft.
80 ft.
70 ft.
50 ft.
60 ft.
40 ft.
40 ft.
Parcel Depth (min.), Interior Parcel
150 ft.
100 ft.
100 ft.
100 ft.
100 ft.
80 ft.
100 ft.
100 ft.
Parcel Depth (min.), Corner Parcel
150 ft.
100 ft.
100 ft.
100 ft.
100 ft.
85 ft.
100 ft.
80 ft.
Parcel Depth (min.), Reverse Corner/ Cul-de-sac Parcel
150 ft.
100 ft.
100 ft.
100 ft.
100 ft.
85 ft.
100 ft.
80 ft.
   Setbacks
Front Yard Setback (min.)
40 ft.
20 ft.
20 ft.
15 ft.
15 ft.
10 ft.
15 ft.
15 ft.
Front Yard Garage Setback (min.)
40 ft.
25 ft.
25 ft.
20 ft.
20 ft.
20 ft.
N/A
N/A
Front yard curved lot and cul-de-sac minimum
25 ft.
25 ft.
25 ft.
20 ft.
20 ft.
20 ft.
N/A
N/A
Side Yard Setback (min.), Interior Parcel
20 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
Section. 10.10.040 B
Section 10.10.040 C.
Side Yard Garage Setback, corner lot (street side) min.
20 ft.
20 ft.
20 ft.
20 ft.
20 ft.
20 ft.
N/A
N/A
Section 10.10.040 B.
Section 10.10.040 C
Side Yard Setback, corner lot (min.)
20 ft.
10 ft.
10 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
Section 10.10.040 B.
Section 10.10.040 C.
Rear Yard Setback (min.)
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
Section 10.10.040 B.
Section 10.10.040 C.
   Other Applicable Regulations
   Land Use or Development Feature
Chapter or Section Cross reference
Height Measurements and Exceptions
Section 10.30.030
Setback Measurements and Exceptions
Section 10.30.040
Setback Exchange
Section 10.30.050
Corner Cutoff Areas
Section 10.30.060
Fences, Walls, and Hedges
Landscaping Standards
Parking and Loading
Sign Regulations
Accessory Dwelling Units (ADU)
Junior Accessory Dwelling Units (JADU)
Multi-Unit Dwelling Design Standards
 
(Ord. 2024-001, 9-10-2024)

10.10.040: GENERAL PROVISIONS:

   A.   RE Zone District. In addition to the standards established in this Chapter and Zoning Code, land uses and development in the RE Zone District shall comply with the following general provisions:
      1.   Right to Farm and Agricultural Effect Advisory. Parcels adjacent to commercial agricultural production areas within RE Zone District may be subjected to inconvenience, discomfort, and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including, but not limited to noise, odor, dust; the operation of machinery of any kind including aircraft; the storage and disposal of manure; the application of fertilizers, herbicides, and pesticides. Owners, residents, and users of property within RE Zone District should, therefore, be prepared to accept these conditions, and are hereby placed on official notice that "right to farm" provisions within this Zoning Code may bar them from obtaining a legal judgment against such normal agricultural operations.
      2.   Agricultural Buffer. A minimum one hundred-foot (100') buffer between new residential development and existing agricultural operations is required as an appropriate transitional space between urban and agricultural land uses to facilitate continued agricultural operations and minimize agricultural effects. The buffer shall be measured from the property line adjoining the agricultural use to any building used for human habitation.
      3.   Coops, Pens, Cages, and Structures Used to House Animals. Coops, pens, cages, and other structures used to house animals, shall be located a minimum of twenty-five feet (25') away from any structure(s) used for human habitation or side yard property line.
      4.   Analysis of Impacts on Agricultural Activities and Enterprises. To protect active agricultural enterprises and natural resources surrounding the City while avoiding potential premature conversion of agricultural land, the environmental review for all proposed projects adjacent to existing agricultural activities and enterprises shall include, and not be limited to, analyzing the potential impacts specifically created through agricultural use, traffic generation, groundwater contamination, stormwater drainage disposal and/or the deterioration of air quality.
   B.   R-1 Low Density Residential Zone Districts. In addition to the standards established in this Chapter and Zoning Code, land uses and development in the R-1 Zone Districts shall comply with the following general provisions:
      1.   Minimum Parcel Dimension Reduction. Each site shall have not less than the minimum area for a single parcel as established in Table 10.10.B (Development Standards - Residential Zones), except that those sites which front on a cul-de-sac or street intersection may have a frontage of not less than forty feet (40'), provided that the width of the site as measured along the front yard setback line is at least fifty feet (50').
      2.   Minimum Parcel Area Reduction. A maximum of forty percent (40%) of the parcels in a subdivision in any R-1 Zone District may be reduced by a maximum of ten percent (10%) of the minimum site area, provided, the average area of all parcels in the subdivision is equal to or greater than the minimum area for a single parcel as established in Table 10.10.B (Development Standards - Residential Zones).
      3.   Alternative Determination of Front Yard Setback. On a parcel located between parcels improved with structures where such structures are set back less than the minimum distance required by this Chapter, the minimum front yard setback shall be the average depth of the front yards on the improved parcels immediately adjoining the side lines of the parcel.
      4.   Additional Side Yard Setback Required. In any R-1 Zone District except for R-1(SP), where construction involves more than one story, the side yard shall be increased five feet (5') for each additional story; provided, however, that the side yard on the street side of a corner lot, that is not a reverse corner lot, need not be greater than five feet (5').
   C.   MDR and HDR Zone Districts. In addition to the standards established in this Chapter and Zoning Code, land uses and development in the MDR and HDR Zone Districts shall comply with the following general provisions:
      1.   Additional Side and Rear Yard Setback Required. In addition to the side yard and rear yard setback standards established in Table 10.10-B (Development Standards - Residential Zones), parcels in the MDR or HDR Zone Districts shall provide additional setback distances in compliance with the following:
         a.   Side Yard Setback. When located adjacent to an R-1 Zone District, the side yard setback of an MDR or HDR Zone District parcel shall be increased by five feet (5') for each additional story over one story, up to four stories. For example, a three-story structure would have to be setback an additional ten-feet (10') from the established side yard setback line. See Figure 10.10-1 (Additional Side and Rear Setback Measurement).
         b.   Rear Yard Setback. When located adjacent to an R-1 Zone District, the rear yard setback of an MDR or HDR Zone District parcel shall be increased by five feet (5') for each additional story over one (1) story, up to four (4) stories. For example, a three-story structure would have to be setback an additional ten-feet (10') from the established rear yard setback line. See Figure 10.10-1 (Additional Side and Rear Setback Measurement).
Figure 10.10-1
Additional Side and Rear Setback Measurement
 
      2.   Garages and Carport Location. Garages and/or carports on the street side yard of a corner parcel or reverse corner parcel in the either MDR or HDR Zone Districts shall be set back a minimum of twenty-five feet (25‘) from the property line.
      3.   Open Space. New projects in the MDR and HDR Zone Districts shall comply with the open space standards established in Chapter 10.56 (Multi-Unit Dwelling Design Standards). (Ord. 2024-001, 9-10-2024)

10.12.010: PURPOSE AND INTENT OF COMMERCIAL AND OFFICE ZONES:

   A.   CN - Neighborhood Commercial Zone District. The Neighborhood Commercial Zone District (CN Zone District) is intended exclusively for the provision of retail and personal service facilities to satisfy the convenience goods needs of the consumer relatively close to their place of residence, work, and or recreation.
   B.   CC - Central and Community Commercial Zone District. The Central and Community Commercial Zone District (CC Zone District) is intended to be applied both to the central commercial core of the City and to community commercial areas outside of the central core, as designated by the General Plan. These areas constitute the primary commercial districts of the community where a wide range of retail, financial, governmental, professional, business, service and entertainment activities and uses are encouraged to serve the entire community. Community commercial areas outside of the City's commercial core are intended to be developed into unified centers wherever possible.
   C.   CS - Service Commercial Zone District. The Service Commercial Zone District (CS Zone District) is intended primarily for establishments engaged in general wholesale or heavy commercial uses, such as servicing equipment, materials, and products, but which do not require the manufacturing, assembling, packaging, or processing of articles or merchandise for distribution and retail sale. Land requirements for most commercial service uses generally dictates its application along arterial streets of the City which generally lie close to central commercial and industrial districts, in accordance with the General Plan.
   D.   CO - Office Commercial Zone District. The Office Commercial Zone District (CO Zone District) is intended to provide for the development of an integrated administrative, business, medical, professional and commercial office district where related and complementary types of land uses and facilities are located in areas adjacent to or in the vicinity of residential land uses and to act as a land use and architectural buffer between residential neighborhoods and more intense uses of land.
   E.   PO - Professional Office Zone District. The Professional Office Zone District (PO Zone District) is intended to provide opportunities for the location of administrative, business, medical, professional and general offices in close relationship to one another in areas designated for combined professional office use, including high density use, by the General Plan; to provide adequate space to meet the needs of such offices for off street parking and loading space; and to protect offices from noise, disturbances, traffic hazards and other objectionable influences which would adversely affect professional and business practices being carried on. (Ord. 2024-001, 9-10-2024)

10.12.020: LAND USE REGULATIONS AND ALLOWABLE USES:

   A.   Table 10.12-A Land Use Regulations - Commercial and Office Zones. Table 10.12-A (Land Use Regulations - Commercial and Office Zones) identifies the allowed land uses within each of the commercial or office zone districts, and the permit required to establish each land use.
   B.   Uses Not Listed. Land uses not listed in Table 10.12-A (Land Use Regulations - Commercial and Office Zones) are not allowed, in compliance with Subsection 10.10.040 .A (Land Use Not Listed is Not Allowed), except as otherwise established in Subsection 10.10.040 .B (Community Development Director Determination).
   C.   Specific Use Regulations. The far-right column in Table 10.12-A (Land Use Regulations - Commercial and Office Zones) indicates additional regulations that apply to the specific land use listed. Land use regulations in other sections of this Zoning Code may also apply.
   D.   Zone Clearance. In addition to the permit requirements established in Table 10.12-A (Land Use Regulations - Commercial and Office Zones), issuance of a Zone Clearance may be required before the establishment of a land use, in compliance with Chapter 10.82 (Zone Clearance).
   E.   Site Plan and Design Review. In addition to the permit requirements established in Table 10.12-A (Land Use Regulations - Commercial and Office Zones), Site Plan Review may be required before the establishment of a land use, in compliance with Chapter 10.96 (Site Plan Review).
Table 10.12-A
Land Use Regulations - Commercial and Office Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
CN
CC
CS
CO
P O
Table 10.12-A
Land Use Regulations - Commercial and Office Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
CN
CC
CS
CO
P O
   Human Services Uses
Ambulance Service
-
P
P
P
P
 
Cemetery
-
-
C
-
-
 
Community Care Facility, Large (7 or more persons)
-
-
-
P
P
 
Community Care Facility, Small (up to 6 persons)
-
-
-
P
P
 
Daycare Center
C
C
C
C
C
 
Emergency Shelter
P
P
P
P
P
Section 10.50.060
Family Day Care Home
-
-
-
-
-
Hospital
P
P
P
P
P
Low Barrier Navigation Center
P
P
P
P
P
   Industrial, Manufacturing, and Processing Uses
Brewery, Distillery, Winery with or without Tasting Room
C
C
C
-
-
Industrial, Minor
-
-
C
-
-
Storage Facility, Personal
-
-
P
-
-
   Infrastructure, Communication, and Transportation Uses
Parking Facility
P
P
P
P
P
Transit Station and Terminal
P
P
P
-
-
Utility Facility and Infrastructure
P
P
P
P
P
Section 10.50.190
Telecommunication Facility
P
P
P
P
P
Section 10.50.200
   Public and Quasi-Public Uses
Public and Quasi-Public Uses
P
P
P
P
P
 
   Recreation, Education, and Public Assembly Uses
Card Room
-
C
C
-
-
 
Commercial Recreation and Entertainment, Indoor
P
P
P
-
-
 
Commercial Recreation and Entertainment, Cinema or Theater
C
C
C
-
-
 
Gym and Athletic Club
P
P
P
P
P
 
Museum
P
P
P
-
-
 
Place of Assembly
P
P
P
P
P
 
School, Private
P
P
P
P
P
 
School, Technical and Vocational
-
P
-
P
P
 
Studio - Art, Dance, Martial Arts, Music
P
P
P
-
-
 
Studio - Broadcasting and Recording
P
P
P
P
P
 
   Residential Uses
Caretaker's Residence
-
P
P
-
-
 
Mixed-use
P
P
P
P
P
Section 10.50.090
Single Room Occupancy
-
-
P
-
-
Section 10.50.170
Supportive Housing
P
P
P
P
-
Section 10.50.080
Transitional Housing
P
P
P
P
-
Section 10.50.080
   Retail, Service, and Office Uses
Accessory Structure, Non-Residential
P
P
P
P
P
Accessory Use, Nonresidential
P
P
P
P
P
Alcohol Beverage Sales, Accessory
C
C
C
C
C
Section 10.50.020
Alcohol Beverage Sales, Standalone
C
C
C
-
-
Section 10.50.020
Auction House
C
C
P
C
-
Automatic Telling Machine (ATM), Drive-Through
P
P
P
P
P
Automatic Telling Machine (ATM), Walk-Up
P
P
P
P
P
Bank and Financial Institution
P
P
P
P
P
Bar
C
C
C
-
-
Body Art Facility
-
-
C
-
-
Section 10.50.040
Building Material Sales and Storage
-
-
P
-
-
Car Wash
-
P
P
-
-
Cigar Lounge
C
C
C
-
-
Drive-in and Drive-through Sales
P
P
P
-
-
Equipment Sales and Rental Facility
P
P
P
-
-
Farmer's Market and Multi-Tenant Market
P
P
P
-
-
Fixed Vending Establishment
P
P
P
P
P
Section 10.50.120
Funeral and Burial Services, Body Preparation and Cremation
-
-
C
C
C
Funeral and Burial Services, Funeral Home
-
-
P
P
P
Health or Day Spa
P
P
P
P
P
Home and Business Services
P
P
P
P
P
Hotel/Motel
P
P
P
P
P
Kennel
-
-
C
-
-
Office, Medical
P
P
P
P
P
Office, Professional
P
P
P
P
P
Personal Service, General
P
P
P
P
P
Printing Shop
P
P
P
P
P
Restaurant
P
P
P
P
P
Section 10.50.160
Restaurant, Outside Dining
P
P
P
P
P
Retail Sales, Appliances and Furniture
P
P
P
-
-
Retail Sales, Convenience Store
P
P
P
-
-
Retail Sales, General
P
P
P
P
P
Retail Sales, Home Improvement and Garden Supply
P
P
P
-
-
Retail Sales, Secondhand
P
P
P
-
-
Retail Sales, Smoke Shop and/or Tobacco Store
-
-
-
-
-
Tasting Room
C
C
C
-
-
Veterinary Clinic, without boarding services
-
P
P
-
P
   Transportation and Communication
Airport, Heliport, and Helipad
-
-
-
-
P
   Vehicle Oriented Uses
Vehicle Fueling Station
P
P
P
-
-
Vehicle Rental Facility
-
P
P
-
-
Vehicle Repair and Service, Major
-
-
C
-
-
Vehicle Repair and Service, Minor
P
P
P
-
-
Vehicle Sales
-
P
P
-
-
 
(Ord. 2024-001, 9-10-2024)

10.12.030: DEVELOPMENT STANDARDS:

   A.   Table 10.12-B Development Standards - Commercial and Office Zones. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 10.12-B (Development Standards - Commercial and Office Zones).
   B.   Specific Use Regulations. The far-right column in Table 10.12-B (Development Standards - Commercial and Office Zones) indicates additional regulations that apply to the specific development feature or zone listed. Development standards in other sections of this Zoning Code may also apply.
   C.   Other Applicable Regulations. The "Other Applicable Regulations" section of Table 10.12-B (Development Standards - Commercial and Office Zones) indicates the location of additional development standards that apply to the commercial and office zones. Other regulations in this Zoning Code may also apply.
Table 10.12.B
Development Standards - Commercial and Office Zones
Development Feature
Commercial and Office Zone Districts
Additional Regulations
CN
CC
CS
CO
PO
Table 10.12.B
Development Standards - Commercial and Office Zones
Development Feature
Commercial and Office Zone Districts
Additional Regulations
CN
CC
CS
CO
PO
   General
Parcel Coverage
(max. percent)
No Limitatio n
No Limitatio n
No Limitatio n
No Limitatio n
No Limitatio n
Section 10.30.020
Parcel Area (min.)
No Minimum
No Minimum
No Minimum
No Minimum
No Minimum
Distance between Structures (min.)
No Limitatio ns
No Limitatio ns
No Limitatio ns
No Limitatio ns
No Limitatio ns
Building height maximum
75 ft.
75 ft.
75 ft.
75
75 ft.
Section 10.30.030
   Parcel Dimensions
Parcel Width (min.), Interior Parcel
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Parcel Width (min.), Corner Parcel
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Parcel Width (min.), Reverse Corner/ Cul-de-sac Parcel
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Parcel Depth (min.), Interior Parcel
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Parcel Depth (min.), Corner Parcel
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Parcel Depth (min.), Reverse Corner/ Cul-de-sac Parcel
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
   Setbacks
Front Yard Setback (min.)
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Front yard curved lot and cul-de-sac minimum
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Side Yard Setback (min.), Interior Parcel
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Rear Yard Setback (min.)
0 ft.
0 ft.
0 ft.
0 ft.
0 ft.
Other Applicable Regulations
Land Use or Development Feature
Chapter or Section Cross Reference
Height Measurements and Exceptions
Section 10.30.030
Setback Measurements and Exceptions
Section 10.30.030
Setback Exchange
Section 10.30.050
Corner Cutoff Areas
Section 10.30.060
Fences, Walls, and Hedges
Landscaping Standards
Parking and Loading
Sign Regulations
Multi-Unit Dwelling Design Standards
 
(Ord. 2024-001, 9-10-2024)

10.12.040: GENERAL PROVISIONS:

   A.   Location of Activities. In all commercial and office zone districts, all businesses, services and processes shall be conducted entirely within a completely enclosed structure, except for off street parking and off-street loading areas, gasoline service stations, outdoor dining areas, nurseries, garden shops, Christmas tree sales lots, bus depots, and transit stations, public utility stations and used car sales, and new car sales.
   B.   Performance Standards. No land use shall be allowed and no activity, equipment, or materials shall be used which are determined by the Community Development Director to be objectionable to persons living or working in the vicinity by reasons of odor, fumes, dust, smoke, cinders, dirt, refuse, water carried waste, noise, vibration, illumination, glare or unsightliness or to involve any hazard of fire or explosion. (Ord. 2024-001, 9-10-2024)

10.14.010: PURPOSE OF CHAPTER:

The standards established in this Chapter are designed to achieve the following purposes:
   A.   To reserve appropriately located areas for various types of industrial plants and related activities;
   B.   To protect areas appropriate for industrial use from intrusion by residences and other inharmonious uses;
   C.   To protect residential and commercial properties and to protect nuisance free nonhazardous industrial uses from noise, odor, dust, dirt, smoke, vibration, heat, glare, fire, explosion, noxious fumes, radiation and other hazardous and objectionable influences incidental to certain industrial uses;
   D.   To provide opportunities for certain types of industrial plants to concentrate in mutually beneficial relationships to each other;
   E.   To provide adequate space to meet the needs of modern industrial development, including off street parking and truck loading areas; and
   F.   To provide industrial employment opportunities for residents of the City. (Ord. 2024-001, 9-10-2024)

10.14.020: PURPOSE AND INTENT OF INDUSTRIAL ZONES:

   A.   ML - Light Industrial Zone District. The Light Industrial Zone District (ML Zone District) is applied to areas appropriate for light industrial and manufacturing, warehousing, offices, and assembly uses. Land uses allowed in the ML zone will not create objectionable noise, smoke, odor, dust, noxious gases, glare, heat, vibration, or industrial wastes. The ML Zone District implements the Light Industrial (LI) and Service Commercial (SC) land use designations in the General Plan.
   B.   MH - Heavy Industrial Zone District. The Heavy Industrial Zone District (MH Zone District) is applied to areas appropriate for a wider variety of land uses that are more land-intensive manufacturing uses than allowed in the ML Zone District. The MH Zone District implements the Heavy Industrial (HI) land use designation in the General Plan. (Ord. 2024-001, 9-10-2024)

10.14.030: LAND USE REGULATIONS AND ALLOWABLE USES:

   A.   Table 10.14-A Land Use Regulations - Industrial Zones. Table 10.14-A (Land Use Regulations - Industrial Zones) identifies the allowed land uses within each of the industrial zone districts, and the permit required to establish each land use.
   B.   Uses Not Listed. Land uses not listed in Table 10.14-A (Land Use Regulations - Industrial Zones) are not allowed, in compliance with Subsection 10.10.040 .A (Land Use Not Listed is Not Allowed), except as otherwise established in Subsection 10.10.040 .B (Community Development Director Determination).
   C.   Specific Use Regulations. The far-right column in Table 10.14-A (Land Use Regulations - Industrial Zones) indicates additional regulations that apply to the specific land use listed. Land use regulations in other sections of this Zoning Code may also apply.
   D.   Zone Clearance. In addition to the permit requirements established in Table 10.14-A (Land Use Regulations - Industrial Zones), issuance of a Zone Clearance may be required before the establishment of a land use, in compliance with Chapter 10.82 (Zone Clearance).
   E.   Site Plan and Design Review. In addition to the permit requirements established in Table 10.14-A (Land Use Regulations - Industrial Zones), Site Plan Review may be required before the establishment of a land use, in compliance with Chapter 10.96 (Site Plan Review).
Table 10.14-A
Land Use Regulations - Industrial Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
ML
MH
Table 10.14-A
Land Use Regulations - Industrial Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
ML
MH
   Human Services Uses
Ambulance Service
P
-
Emergency Shelter
P
-
Section 10.50.060
Hospital
P
-
   Industrial, Manufacturing, and Processing Uses
Animal Product Processing
C
P
Brewery, Distillery, Winery with or without Tasting Room
C
C
Brewery, Distillery, Winery without Tasting Room
C
C
Contractor Storage Yard
P
P
Industrial, Hazardous
-
C
Industrial, Major
C
P
Industrial, Minor
P
P
Junkyard
C
P
Recycling Facility, Large Collection
C
P
Section 10.50.140
Recycling Facility, Light Processing
C
P
Section 10.50.140
Recycling Facility, Small Collection
P
-
Section 10.50.140
Recycling Facility, Transfer Station
C
P
Section 10.50.140
Refuse Disposal Site
-
C
Salvage and Dismantling Facility
-
P
Storage Facility, Personal
P
P
Storage Facility, Restricted
-
C
Warehousing and Distribution Facility
P
P
   Infrastructure, Communication, and Transportation Uses
Parking Facility
P
P
Towing Yard
P
P
Transit Station and Terminal
P
-
Utility Facility and Infrastructure
P
P
Section 10.50.190
Vehicle and Freight Terminal
P
P
Telecommunication Facilities
P
P
Section 10.50.200
   Public and Quasi-Public Uses
Public and Quasi-Public Uses
P
P
   Recreation, Education, and Public Assembly Uses
Card Room
C
-
Commercial Recreation and Entertainment, Indoor
P
-
Commercial Recreation and Entertainment, Cinema or Theater
C
-
Gym and Athletic Club
P
P
Place of Assembly
P
-
Rifle and Pistol Range
P
P
School, Private
P
-
School, Technical and Vocational
P
-
Studio - Art, Dance, Martial Arts, Music
P
-
Studio - Broadcasting and Recording
P
-
   Residential Uses
Caretaker's Residence
P
-
Mixed-use
C
-
Section 10.50.090
Supportive Housing
P
-
Transitional Housing
P
-
   Retail, Service, and Office Uses
Accessory Structure, Non-Residential
P
P
Accessory Use, Nonresidential
P
P
Adult Entertainment Business
-
C
Alcohol Beverage Sales, Accessory
C
-
Section 10.50.020
Alcohol Beverage Sales, Standalone
C
-
Section 10.50.020
Auction House
P
P
 
Automatic Telling Machine (ATM), Walk-Up
P
P
 
Bank and Financial Institution
P
P
 
Bar
C
-
 
Body Art Facility
C
-
Section 10.50.040
Building Material Sales and Storage
P
P
Car Wash
P
P
Drive-in and Drive-through Sales
P
-
Equipment Sales and Rental Facility
P
P
Farmer's Market and Multi-Tenant Market
P
-
Fixed Vending Establishment
P
C
Funeral and Burial Services, Body Preparation and Cremation
C
-
Funeral and Burial Services, Funeral Home
P
-
Health or Day Spa
P
P
Home and Business Services
P
P
Hotel/Motel
P
-
Kennel
C
-
Office, Medical
P
-
Office, Professional
P
P
Personal Service, General
P
-
Printing Shop
P
-
Research and Development Activities (BSL 1-3)
-
C
Research and Development Activities (BSL-4)
-
-
Restaurant
P
-
Section 10.50.160
Retail Sales, Appliances and Furniture
P
-
Retail Sales, Convenience Store
P
-
Retail Sales, General
P
-
Retail Sales, Home Improvement and Garden Supply
P
-
Retail Sales, Secondhand
P
-
Retail Sales, Smoke Shop and/or Tobacco Store
C
-
Tasting Room
C
-
Vending Establishment
C
C
Section 10.50.120
Veterinary Clinic, with boarding services
P
-
 
Veterinary Clinic, without boarding services
P
-
 
   Transportation and Communication
Airport, Heliport, and Helipad
P
P
 
   Vehicle Oriented Uses
Vehicle Fueling Station
P
-
 
Vehicle Rental Facility
P
-
 
Vehicle Repair and Service, Major
P
P
 
Vehicle Repair and Service, Minor
P
-
 
Vehicle Sales
P
P
 
Vehicle Salvage and Dismantling Facility
P
P
 
 
(Ord. 2024-001, 9-10-2024)

10.14.040: DEVELOPMENT STANDARDS:

   A.   Table 10.14-B Development Standards - Industrial Zones. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 10.14-B (Development Standards - Industrial Zones).
   B.   Specific Use Regulations. The far-right column in Table 10.14-B (Development Standards - Industrial Zones) indicates additional regulations that apply to the specific development feature or zone listed. Development standards in other sections of this Zoning Code may also apply.
   C.   Other Applicable Regulations. The "Other Applicable Regulations" section of Table 10.14-B (Development Standards - Industrial Zones) indicates the location of additional development standards that apply to the industrial zones. Other regulations in this Zoning Code may also apply.
Table 10.14-B
Development Standards - Industrial Zones
Development Standard
Industrial Zone Districts    
Additional Regulations
ML
MH
Table 10.14-B
Development Standards - Industrial Zones
Development Standard
Industrial Zone Districts    
Additional Regulations
ML
MH
   General
Parcel Coverage
(max. percent)
No Limitations
No Limitations
Section 10.30.020
Parcel Area (min.)
No Minimum
1/2 Acre
 
Distance between Structures (min.)
No Limitations
No Limitations
 
Building height maximum
75 ft.
75 ft.
Section 10.30.030
   Parcel Dimensions
Parcel Width (min.),
Interior Parcel
0 ft.
0 ft.
 
Parcel Width (min.),
Corner Parcel
0 ft.
0 ft.
 
Parcel Width (min.), Reverse Corner/Cul-de-sac Parcel
0 ft.
0 ft.
 
Parcel Depth (min.),
Interior Parcel
0 ft.
0 ft.
 
Parcel Depth (min.),
Corner Parcel
0 ft.
0 ft.
 
Parcel Depth (min.), Reverse Corner/Cul-de-sac Parcel
0 ft.
0 ft.
 
   Setbacks|
Front Yard Setback (min.)
0 ft.
0 ft.
 
Front yard curved lot and cul-de-sac minimum
0 ft.
0 ft.
 
Side Yard Setback (min.), Interior Parcel
0 ft.
0 ft.
 
Rear Yard Setback (min.)
0 ft.
0 ft.
 
   Other Applicable Regulations
   Land Use or Development Feature
Chapter or Section Cross reference
Height Measurements and Exceptions
Section 10.30.030
Setback Measurements and Exceptions
Section 10.30.030
Setback Exchange
Section 10.30.050
Corner Cutoff Areas
Section 10.30.060
Fences, Walls, and Hedges
Landscaping Standards
Parking and Loading
Sign Regulations
Multi-Unit Dwelling Design Standards
 
(Ord. 2024-001, 9-10-2024)

10.14.050: GENERAL PROVISIONS:

   A.   Industrial Land Use Exposure. No use shall be permitted and no process, equipment or materials shall be employed which are determined by the Community Development Director to be injurious to persons residing or working in the vicinity by reason of odor, fumes, dust, smoke, cinders, dirt, refuse, noise, vibrations, illumination, glare or heavy truck traffic or to involve any hazard of fire, explosion or radioactivity or to emit electrical disturbances which adversely affect commercial or electronic equipment outside the boundaries of the site.
   B.   Discharging Prohibited. No solid or liquid waste shall be discharged into a natural watercourse, nor into a public or private sewage disposal system except in compliance with all applicable water agency(ies) and/or quality control board regulations.
   C.   Compliance Required. In an ML or MH district, no use shall emit particulate matter or other air pollutants in excess of the applicable air pollution emission standards of the San Joaquin Valley Air Pollution Control District (SJVAPCD), the State or Federal government. (Ord. 2024-001, 9-10-2024)

10.16.010: PURPOSE AND INTENT OF SPECIAL PURPOSE ZONES:

   A.   RCO - Resource Conservation and Open Space Zone District. The Resource Conservation and Open Space Zone District (RCO Zone District) is intended to provide for permanent open spaces in areas of the City which exhibit significant vegetation, scenic qualities, wildlife or recreation potential, and which are designated as open space or school and college sites by the General Plan. The maximum allowed residential density in the RCO Zone District is four dwelling units per acre. The RCO Zone District implements the Suburban Residential (SR), Low Density Residential (LDR), Open Space (OS), and Public/Institutional Facility (PI) land use designations in the General Plan.
   B.   UR - Urban Reserve Zone District. The Urban Reserve Zone District (UR Zone District) is intended to apply to areas which designated by the General Plan to be held in reserve for the future urban expansion of low-density residential, medium-density residential, high density residential, light industrial, and heavy industrial land uses. The allowed residential density in the UR Zone District ranges from four (4) to twenty-nine (29) dwelling units per acre. The UR Zone District implements the Medium Density Residential (MDR), High Density Residential (HDR), Light Industrial (LI), Heavy Industrial (HI), Open Space (OS), Public/Institutional Facility (PI), and Community Buffer land use designations in the General Plan. (Ord. 2024-001, 9-10-2024)

10.16.020: LAND USE REGULATIONS AND ALLOWABLE USES:

   A.   Table 10.16-A Land Use Regulations - Special Purpose Zones. Table 10.16-A (Land Use Regulations - Special Purpose Zones) identifies the allowed land uses within each of the special purpose zone districts, and the permit required to establish each land use.
   B.   Uses Not Listed. Land uses not listed in Table 10.16-A (Land Use Regulations - Special Purpose Zones) are not allowed, in compliance with Subsection 10.10.040 .A (Land Use Not Listed is Not Allowed), except as otherwise established in Subsection 10.10.040 .B (Community Development Director Determination).
   C.   Specific Use Regulations. The far-right column in Table 10.16-A (Land Use Regulations - Special Purpose Zones) indicates additional regulations that apply to the specific land use listed. Land use regulations in other sections of this Zoning Code may also apply.
   D.   Zone Clearance. In addition to the permit requirements established in Table 10.16-A (Land Use Regulations - Special Purpose Zones), issuance of a Zone Clearance may be required before the establishment of a land use, in compliance with Chapter 10.82 (Zone Clearance).
   E.   Site Plan and Design Review. In addition to the permit requirements established in Table 10.16-A (Land Use Regulations - Special Purpose Zones), Site Plan Review may be required before the establishment of a land use, in compliance with Chapter 10.96 (Site Plan Review).
Table 10.16-A
Land Use Regulations - Special Purpose Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
RCO
UR
Table 10.16-A
Land Use Regulations - Special Purpose Zones
Key: P = Allowed by Right; (-) = Not Allowed; C = Conditional Use Permit
Land Use
Permit Requirement by Zone
Additional Regulations
RCO
UR
   Agriculture, Resource, and Open Space Uses
Agriculture, Horticulture
P
P
Beekeeping
P
P
Horse Stable
P
-
Wildlife Preserve
P
P
   Human Services Uses
Cemetery
C
-
Community Care Facility, Small (up to 6 persons)
P
P
Emergency Shelter
-
P
Section 10.50.060
Family Day Care Home
P
-
   Infrastructure, Communication, and Transportation Uses
Utility Facility and Infrastructure
P
P
Section 10.50.190
Telecommunication Facilities
P
P
Section 10.50.200
   Public and Quasi-Public Uses
Public and Quasi-Public Uses
P
P
   Recreation, Education, and Public Assembly Uses
Park and Playground
P
P
Place of Assembly
C
C
School, Private
P
P
   Residential Uses
Accessory Structure, Residential
P
-
Accessory Use, Residential
P
P
Agricultural Employee Housing
P
P
Dwelling, Accessory Dwelling Unit (ADU)
P
P
Dwelling, Junior Accessory Dwelling Unit (JADU)
P
P
Dwelling, Manufactured Home/Mobile Home
P
P
Section 10.50.110
Dwelling, Multi-Unit
-
P
Dwelling, Single-Unit
P
P
Dwelling, Three-Unit
-
P
Dwelling, Two-Unit
-
P
Guest Quarters
P
P
Home Occupation
P
P
Section 10.84
Supportive Housing
-
P
Transitional Housing
-
P
   Retail, Service, and Office Uses
Accessory Structure, Non-Residential
P
P
Accessory Use, Non-Residential
P
-
Auction House
P
-
Bed and Breakfast Inn
P
-
Section 10.50.030
Farmer's Market and Multi-Tenant Market
P
-
 
Kennel
C
-
 
Roadside Stand
P
P
 
   Transportation and Communication
Airport, Heliport, and Helipad
P
P
 
 
(Ord. 2024-001, 9-10-2024)

10.16.030: DEVELOPMENT STANDARDS:

   A.   Table 10.16-B Development Standards - Special Purpose Zones. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 10.16-B (Development Standards - Special Purpose Zones).
   B.   Specific Use Regulations. The far-right column in Table 10.16-B (Development Standards - Special Purpose Zones) indicates additional regulations that apply to the specific development feature or zone listed. Development standards in other sections of this Zoning Code may also apply.
   C.   Other Applicable Regulations. The "Other Applicable Regulations" section of Table 10.16-B (Development Standards - Special Purpose Zones Zones) indicates the location of additional development standards that apply to the special purpose zones. Other regulations in this Zoning Code may also apply.
Table 10.16-B
Development Standards - Special Purpose Zones
Development Standard
Special Purpose Zone Districts    
Additional Regulations
RCO
UR
Table 10.16-B
Development Standards - Special Purpose Zones
Development Standard
Special Purpose Zone Districts    
Additional Regulations
RCO
UR
   General
Parcel Coverage
(max. percent)
No Limitation
No Limitation
Section 10.30.020  
Parcel Area (min.)
No Minimum
No Minimum
Distance between Structures (min.)
No Limitations
No Limitations
Structure Height Maximum
35 ft.
75 ft.
Section 10.30.030
   Parcel Dimensions
Parcel Width (min.),
Interior Parcel
0 ft.
0 ft.
Parcel Width (min.),
Corner Parcel
0 ft.
0 ft.
 
Parcel Width (min.), Reverse Corner/ Cul-de-sac Parcel
0 ft.
0 ft.
 
Parcel Depth (min.),
Interior Parcel
0 ft.
0 ft.
 
Parcel Depth (min.),
Corner Parcel
0 ft.
0 ft.
 
Parcel Depth (min.), Reverse Corner/ Cul-de-sac Parcel
0 ft.
0 ft.
 
   Setbacks
Front Yard Setback (min.)
0 ft.
0 ft.
 
Front yard curved lot and cul-de-sac minimum
0 ft.
0 ft.
 
Side Yard Setback (min.), Interior Parcel
0 ft.
0 ft.
 
Rear Yard Setback (min.)
0 ft.
0 ft.
 
   Other Applicable Regulations
   Land Use or Development Feature
Chapter or Section Cross Reference
Height Measurements and Exceptions
Section 10.30.030
Setback Measurements and Exceptions
Section 10.30.040
Setback Exchange
Section 10.30.050
Corner Cutoff Areas
Section 10.30.060
Fences, Walls, and Hedges
Landscaping Standards
Parking and Loading
Sign Regulations
Accessory Dwelling Units (ADU)
Junior Accessory Dwelling Units (JADU)
 
(Ord. 2024-001, 9-10-2024)

10.16.040: GENERAL PROVISIONS:

Urban Reserve Zone District Required Conditions. New land uses established in a UR Zone District shall comply with the following:
   A.   Whenever a new land use as listed in Table 10.16.A (Land Use Regulations - Special Purpose Zones) is to be established in the UR Zone District, the Community Development Director shall designate a zoning district classification for such land use which is consistent with the General Plan and such use shall be subject to comply with the regulations of the zoning district so designated as if the use was actually proposed within such district.
   B.   No conditional use shall be allowed and no process, equipment or materials shall be used which are determined by the Community Development Director to be objectionable to persons living or working in the vicinity or injurious to property, crops, livestock or poultry in the vicinity by reason of odor, fumes, dust, smoke, cinders, dirt, refuse, water carried wastes, noise, vibration, illumination, glare or unsightliness or to involve any hazard of fire or explosion. (Ord. 2024-001, 9-10-2024)

10.18.010: FLOOD HAZARD OVERLAY ZONE DISTRICTS (FW, FF):

   A.   Intent of Standards. The standards established in this Chapter are intended to apply to areas along the Kings River which are subject to flooding, and where it is therefore necessary to protect people and property from flood hazards regulations which shall apply in addition to applicable regulations of the base zoning district applied to affected property, in accordance with policies of the General Plan.
   B.   Establishment and Purpose of the Flood Hazard Overlay Zone Districts. The purpose of each flood hazard overlay zone district is as follows:
      1.   FW - Floodway Overlay Zone District. The Floodway Overlay Zone District (FW Overlay Zone District) is intended for application to all areas designated by the General Plan as lying within a designated floodway. The FW Overlay Zone District implements the Open Space (OS) and Community Buffer land use designations in the General Plan.
      2.   FF - Flood Fringe Overlay Zone District. The Flood Fringe Overlay Zone District (FF Overlay Zone District) is intended for application to all areas designated by the General Plan as lying within a flood fringe area. The FF Overlay Zone District implements the Open Space (OS) and Community Buffer land use designations in the General Plan.
   C.   General Provisions. The standards established in this Section shall apply to lands within a FW or FF Overlay Zone District:
      1.   Effect of Other Base Zone District Regulations. All other base zone district regulations shall apply in combination with either the FW or FF Overlay Zone district.
      2.   Allowed Land Uses. Any land use normally allowed in the underlying zone may be allowed within the FW and FF Overlay Zone District, provided that the land use is also in compliance with any applicable Airport Land Use Plan standards.
      3.   Elevated Construction Required. All new development shall be elevated or floodproofed in accordance with a plan approved by the Building Official. Said plan shall be prepared to not cause floodwaters to be diverted onto adjacent properties, increase hazards to property located elsewhere or otherwise adversely affect other property.
      4.   Floodproofing Plan. Where improvements to existing structures and uses are contemplated, such improvements shall be permitted only in conformance with a plan approved by the Building Official which will assure floodproofing to such structures and uses to the maximum practical and feasible extent.
      5.   RCO and FW Overlay Process. The FW Overlay Zone District shall be combined only with the RCO Zone District, subject to following additional regulations:
         a.   Fences, fills, walls, or other appurtenances shall not be placed so as to constitute an obstruction or debris catching obstacle to the free flow of floodwaters.
         b.   All streets, bridges, canals, ditches, pipelines and overhead and underground utilities shall be located and constructed to minimize or eliminate the potential for flood damage.
         c.   Developments shall be in conformance with all applicable policies of the safety element of General Plan.
         d.   No development shall be permitted which does not receive approval by the state reclamation board under the provisions of California Administrative Code, Title 23, and by the City under the provisions of Chapter 18 of this Title.
      6.   Additional Flood Control Standards. Regulations for development and construction in areas of special flood hazard are contained in Title 12 (Flood Control) of the Reedley Municipal Code. Said regulations are intended to be complimentary to the provisions of this Zoning Code relating to development and redevelopment in areas of potential flooding. (Ord. 2024-001, 9-10-2024)

10.18.020: PLANNED UNIT DEVELOPMENT OVERLAY ZONE DISTRICT (PUD):

   A.   Purpose of the Planned Unit Development Overlay Zone District. The Planned Unit Development Overlay Zone District (PUD Overlay Zone District) is intended to apply to base zoning districts to ensure that property will be developed in a manner superior to that which would otherwise be achieved through strict adherence to the regulations of the base zoning district.
   B.   Application. The PUD Overlay Zone District is intended to serve as an optional approach for applicants applying for a Planned Unit Development established in Chapter 10.20 (Planned Unit Developments).
   C.   General Provisions. The development and use of land within a PUD Overlay Zone District shall comply with the standards and procedures established in Chapter 10.20 (Planned Unit Developments). (Ord. 2024-001, 9-10-2024)

10.20.010: PURPOSE AND INTENT:

The purpose of this Chapter is to establish a process by which new development projects can achieve a more functional, aesthetically pleasing, and harmonious living and working environment within which otherwise might not be possible by strict adherence to the regulations of this Zoning Code. In certain instances, the objectives of this Zoning Code may be achieved by the PUDs which do not conform in all respects with the standards established in this Zoning Code. (Ord. 2024-001, 9-10-2024)

10.20.020: GENERAL PLAN CONSISTENCY:

   A.   Density. The allowed residential density in a PUD Overlay Zone District ranges from one (1) to twenty-nine (29) dwelling units per acre.
   B.   Consistent General Plan Land Use Designations. PUDs implement the following General Plan land use designations:
      1.   Suburban Residential (SR);
      2.   Low Density Residential (LDR);
      3.   Medium Density Residential (MDR);
      4.   High Density Residential (HDR);
      5.   Central Downtown Commercial (CDC);
      6.   Neighborhood Commercial (NC);
      7.   Community Commercial (CC);
      8.   Office Commercial (OC);
      9.   Service Commercial (SC);
      10.   Light Industrial (LI);
      11.   Heavy Industrial (HI); and
      12.   Public/Institutional Facility (PI). (Ord. 2024-001, 9-10-2024)

10.20.030: APPLICABILITY:

A PUD may be located in any zone district upon the granting of a Conditional Use Permit in compliance with Chapter 10.100 (Conditional Use Permit), or by applying the PUD Overlay Zone District in compliance with the Section 10.18.020 (Planned Unit Development Overlay Zone District (PUD)). (Ord. 2024-001, 9-10-2024)

10.20.040: LAND USE REGULATIONS AND ALLOWABLE USES:

A PUD shall include only those uses allowed, either by-right or conditional uses, in the zone district in which the PUD is located, subject to the following exceptions:
   A.   PUDs in UR, R-1, and RM Zone Districts. In a UR, R-1, or RM Zone District, a Planned Unit Development (PUD) can incorporate any land use that is permitted as an allowed by-right use or conditional use in the R-1, MDR, HDR, or PO Zone Districts, or a combination of such land uses.
   B.   PUDs in CC Zone District. In a CC Zone District, a Planned Unit Development (PUD) can incorporate any land use that is permitted as an allowed by-right or conditional use in the MDR, HDR, PO, or CS Zone Districts, or a combination of such land uses.
   C.   PUDs in ML and MH Zone Districts. In a ML or MH Zone District, a Planned Unit Development (PUD) can incorporate any land use that is permitted as an allowed by-right or conditional use in the CS, ML, or MH Zone Districts, or any combination of such land uses.
   D.   PUDs for Mobile Home Parks. Only mobile home dwellings located on permanent foundations may be included within a Planned Unit Development (PUD) for a mobile home subdivision. (Ord. 2024-001, 9-10-2024)

10.20.050: DEVELOPMENT STANDARDS:

   A.   Application of Development Standards. The development standards of parcel area and dimensions, parcel coverage, yard spaces, distances between structures, off street parking and off-street loading facilities and landscaped areas need not be equivalent to the standards established for the regulations for the zone district in which the PUD is located if the applicant can demonstrate the objectives of this Zoning Code and Chapter are achieved.
   B.   Residential Density. The average residential density shall not exceed twenty-five percent (25%) of the maximum residential density prescribed by the development standards of the underlying zone district, or Section 10.50.070 (Mixed Use) for a mixed-use project. (Ord. 2024-001, 9-10-2024)

10.20.060: REQUIRED CONDITIONS:

No land use shall be allowed and no process, equipment or materials shall be employed which are determined to be objectionable to persons residing or working in the vicinity or injurious to property located in the vicinity by reason of odor, fumes, dust, smoke, cinders, dirt, refuse, water carried wastes, noise, vibration, illumination, glare, unsightliness or heavy truck traffic or to involve any hazard of fire or explosion. (Ord. 2024-001, 9-10-2024)

10.20.070: CONDITIONAL USE PERMIT PROCEDURES AND CONDITIONS:

   A.   Alternative Procedure. In lieu of the permit processing procedures established in this Section, an applicant may also rezone or reclassify their parcel in compliance with Section 10.19.020 (Planned Unit Development Overlay Zone District (PUD)).
   B.   Application Processing. The regulations established in Chapter 10.100 (Conditional Use permit) shall control the procedure for submitting an application for and processing of a Conditional Use Permit for a PUD, subject to the following procedures:
      1.   In lieu of the drawing of the site, the application shall be accompanied by a general development plan of the entire PUD, drawn to scale and showing provisions for: draining of surface waters, watercourses, railroad and public utility rights of way, streets, driveways and pedestrian walks, off street parking and loading facilities, reservations and dedications for public uses, private uses including dwelling types, lot layout, locations, heights and elevations of structures and landscaped areas.
      2.   The application shall be accompanied by a tabulation of the area proposed to be devoted to each land use and a tabulation of the average residential density in the area or areas proposed to be devoted to residential use.
      3.   When a PUD involves proposals which necessitate the filing of a tentative subdivision map and/or which would also necessitate the granting of exceptions of the regulations of the Subdivision Ordinance, the Planning Commission may grant tentative approval of the proposal. Where such tentative approval is requested by the applicant, the requirements of Paragraphs 1 and 2 of this Subsection may be waived temporarily, provided the applicant submits the following:
         a.   In lieu of the drawing of the site prescribed in Subsection 1 of this Section, the application shall be accompanied by a schematic drawing drawn to a minimum scale of one-inch equals one hundred feet (1" = 100'), showing the general relationships contemplated among all public and private uses and existing and proposed physical features.
         b.    A written statement setting forth the source of water supply, method of sewage disposal, means of drainage, dwelling types, residential and nonresidential uses, parcel layout, public and private access, height of structures, lighting, landscaped areas and provisions for maintenance of landscaped areas, area to be devoted to various uses and residential density contemplated by the applicant.
         c.   Upon approval of a tentative subdivision map, in accordance with the procedures prescribed by the Subdivision Ordinance, the applicant shall submit a development plan in accordance with the requirements of Paragraphs 1 and 2 of this Subsection before the Planning Commission may grant a final approval of the applicant's proposal.
      4.   Application Denial. The Planning Commission may deny an application for a Conditional Use Permit for a planned unit development if it is unable to make one or more of the required findings established in Section 10.20.080 (Findings) of this Chapter.
      5.   Appeal. The action on a PUD application may be appealed to the City Council in compliance with Chapter 10.100 (Conditional Use permit). (Ord. 2024-001, 9-10-2024)

10.20.080: FINDINGS:

To grant a Conditional Use Permit for a PUD, the Planning Commission shall make the following findings:
   A.   That the proposed location of the PUD is in accordance with the objectives of this Title.
   B.   That the proposed location of the PUD and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, and welfare or materially injurious to properties or improvements in the vicinity.
   C.   That the proposed PUD will comply with each of the applicable provisions of this section.
   D.   That the standards of residential density, site area and dimensions, site coverage, setbacks, height of structures, distance between structures, off street parking and off-street loading facilities, landscaped areas and street design will produce an environment of stable and desirable character consistent with the objectives of this Title and will not generate more traffic than the streets in the vicinity can carry without congestion and will not overload utilities.
   E.   That the combination of different dwelling types and/or variety of land uses in the development will complement each other and will harmonize with existing and proposed land uses in the vicinity. (Ord. 2024-001, 9-10-2024)