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Title 21 — Development Code

Chapter 21.04 — ESTABLISHMENT OF ZONING DISTRICTS—ADOPTION OF ZONING MAP

Fountain Valley Zoning Code · 2026-06 edition · updated 2026-07-25 · Fountain Valley

§ 21.04.010. Purpose.

This chapter establishes the zoning districts applied to property within the city. It also determines how the zoning districts are applied on the zoning map, and provides general permit requirements for development and new land uses.

(Ord. 1308 § 5, 2000)

§ 21.04.020. Zoning districts established.

The city shall be divided into zoning districts which implement the general plan land use designations. The zoning districts shown in Table 2-1 are hereby established, and shall be shown on the official zoning map (see Section 21.04.030 of this chapter).

TABLE 2-1 ZONING DISTRICTS
Zoning District
Symbol		 Zoning District Name General Plan Designation
Implemented by Zoning District
Residential Districts
R1 Single Family Residential Low Density Residential
GH Garden Homes Low-Medium Density Residential
R2 Low Density Multiple Dwelling Low-Medium Density Residential
R3 Medium Density Multiple Dwelling Medium Density Residential
R4 High Density Multiple Dwelling High Density Residential
Commercial Districts
CP Professional Offce Offce Commercial
C1 Local Business Local Commercial
General Commercial
C2 General Business General Commercial
TABLE 2-1 ZONING DISTRICTS
Zoning District
Symbol		 Zoning District Name General Plan Designation
Implemented by Zoning District
Manufacturing Districts
CM Commercial Manufacturing Commercial Manufacturing
M1 Manufacturing Commercial Manufacturing
Special Purpose Districts
PI Public and Institutional Public Facilities
P/OS Parks and Open Space Parks and Open Space
-SP Specifc Plan Specifc Plan
Overlay Districts
-AH Affordable Housing Any General Plan designation
-FP Floodplain Any General Plan designation
-SH Seismic Hazard Any General Plan designation
-PD Planned Development Any General Plan designation

(Ord. 1308 § 5, 2000; Ord. 1386 § 3, 2006)

§ 21.04.030. Zoning map adopted.

The council hereby adopts the city zoning map (hereafter referred to as the "zoning map"), which is on file with the department. The zoning map is hereby incorporated into this title by reference as though it were fully included here. The boundaries of the zoning districts established by this chapter shall be shown upon the zoning map.

(Ord. 1308 § 5, 2000)

§ 21.04.040. Permitted and prohibited uses.

The zoning districts established by this title represent the uses that are permitted or permitted subject to a conditional use permit in that district. Unless such a use has the status of a lawful nonconforming use, or unless an interpretation has been made in accordance with Chapter 21.02 of this title that the use is substantially similar to a listed permitted use, uses not listed in such zoning districts or any table thereof are prohibited. It is unlawful and a public nuisance to operate a use in such district that is so prohibited.

(Ord. 1358 § 1, 2004; Ord. 1469 § 1, 2012)

§ 21.04.050. Illegal uses prohibited.

Uses that involve an illegal activity under federal or state law are unlawful, prohibited uses and constitute a public nuisance. (Ord. 1469 § 2, 2012)

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▸ Contents — Fountain Valley Zoning Code
Fountain Valley Zoning Code
  1. ▸ Title 21 — Development Code
    Overview
    1. Chapter 21.01 — ENACTMENT AND APPLICABILITY OF TITLE
    2. Chapter 21.02 — INTERPRETATION OF TITLE PROVISIONS
    3. Chapter 21.04 — ESTABLISHMENT OF ZONING DISTRICTS—ADOPTION OF …
    4. Chapter 21.06 — DEVELOPMENT AND LAND USE APPROVAL REQUIREMENTS
    5. Chapter 21.08 — RESIDENTIAL ZONING DISTRICTS
    6. Chapter 21.10 — COMMERCIAL AND MANUFACTURING ZONING DISTRICTS
    7. Chapter 21.12 — SPECIAL PURPOSE ZONING DISTRICTS
    8. Chapter 21.14 — OVERLAY ZONING DISTRICTS
    9. Chapter 21.15 — MIXED-USE ZONING DISTRICTS
    10. Chapter 21.16 — GENERAL PERFORMANCE STANDARDS
    11. Chapter 21.17 — INCLUSIONARY HOUSING PROGRAM
    12. Chapter 21.18 — GENERAL PROPERTY DEVELOPMENT AND USE STANDARDS
    13. Chapter 21.20 — LANDSCAPING
    14. Chapter 21.22 — PARKING AND LOADING
    15. Chapter 21.24 — SIGNS ON PRIVATE PROPERTY
    16. Chapter 21.25 — SIGNS ON PUBLIC PROPERTY
    17. Chapter 21.26 — TRIP REDUCTION AND TRAVEL DEMAND MANAGEMENT
    18. Chapter 21.28 — WIRELESS COMMUNICATIONS
    19. Chapter 21.29 — GROUP HOMES
    20. Chapter 21.30 — STANDARDS FOR SPECIFIC LAND USES
    21. Chapter 21.32 — APPLICATIONS, PROCESSING AND FEES
    22. Chapter 21.34 — AMENDMENTS
    23. Chapter 21.36 — CONDITIONAL USE PERMITS
    24. Chapter 21.38 — DEVELOPMENT AGREEMENTS
    25. Chapter 21.39 — DEVELOPER MITIGATION FEES
    26. Chapter 21.40 — DEVELOPMENT REVIEW
    27. Chapter 21.42 — HOME OCCUPATION PERMITS
    28. Chapter 21.44 — PRECISE PLAN OF DESIGN
    29. Chapter 21.46 — SPECIFIC PLANS
    30. Chapter 21.48 — TEMPORARY USE PERMITS
    31. Chapter 21.50 — VARIANCES
    32. Chapter 21.52 — ADMINISTRATIVE RESPONSIBILITY
    33. Chapter 21.56 — NONCONFORMING USES, STRUCTURES AND PARCELS
    34. Chapter 21.58 — PUBLIC HEARINGS
    35. Chapter 21.60 — APPEALS
    36. Chapter 21.62 — REVOCATIONS AND MODIFICATIONS
    37. Chapter 21.64 — ENFORCEMENT PROVISIONS
    38. Chapter 21.66 — APPLICABILITY AND ADMINISTRATION OF SUBDIVISIO…
    39. Chapter 21.68 — SUBDIVISION DESIGN AND IMPROVEMENT REQUIREMENTS
    40. Chapter 21.70 — TENTATIVE MAP FILING AND PROCESSING
    41. Chapter 21.72 — PARCEL MAPS AND FINAL MAPS
    42. Chapter 21.74 — CONDOMINIUMS AND CONDOMINIUM CONVERSIONS
    43. Chapter 21.76 — LOT LINE ADJUSTMENTS AND PARCEL MERGERS
    44. Chapter 21.78 — DEDICATIONS, EXACTIONS AND MITIGATION FEES
    45. Chapter 21.79 — PARKLAND DEDICATIONS, RESERVATIONS AND FEES
    46. Chapter 21.80 — IMPROVEMENT PLANS AND AGREEMENTS
    47. Chapter 21.82 — SURVEYS AND MONUMENTS
    48. Chapter 21.84 — CONDITIONS, COVENANTS OR RESTRICTIONS
    49. Chapter 21.90 — DEFINITIONS/GLOSSARY

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