Chapter 816.2 — SPECIAL PURPOSE ZONES

This Chapter provides regulations applicable to development and new land uses in the special purpose zones established by Section 806.2.010 (Zones Established). The purposes of the individual special purpose zones and the manner in which they are applied are as follows:

• A. O (Open Space Conservation) Zone. The O zone is intended to provide for permanent open space in the unincorporated areas of the County and to safeguard the health, safety, and welfare of the community by limiting developments in areas where sheriff and fire protection, protection against flooding by storm water, and dangers from excessive erosion are not possible without excessive costs to the community. The O zone is consistent with the Open Space and Public Lands and Open Space land use designations of the General Plan.

• B. P (Off-Street Parking) Zone. The P zone is intended to provide for permanent parking areas. The P zone is consistent with the Commercial and Industrial land use designations of the General Plan.

• C. R-C (Resource and Conservation) Zone. The R-C zone is intended to conserve and protect natural resources and natural habitats involving land and water areas that are essentially undeveloped, with not more than one primary dwelling unit per parcel. The R-C

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zone is consistent with the Open Space and Public Lands and Open Space land use designations of the General Plan.

• D. R-E (Recreational) Zone. The R-E zone is intended to provide for the proper development of recreational areas, with appropriate regulations deemed necessary for the protection of the quality of the recreational areas and for the securing of the health, safety, and general welfare of the residents of the County. The R-E zone is consistent with the Eastside Rangeland, Open Space, and Public Lands and Open Space land use designations of the General Plan.

• E. R-S (Rural Settlement) Zone. The R-S zone is intended to provide for small defined settlements by allowing a mixture of residential and commercial uses while protecting the rural character of the settlement area and the surrounding agricultural environment, with not more than one primary dwelling unit per parcel. The R-S zone is consistent with the Rural Settlement land use designation of the General Plan.

• F. TPZ (Timberland Preserve) Zone. The TPZ zone is intended to provide for the exclusive management of lands and forests for the long-term commercial production and harvesting of trees, including uses which are an integral part of a timber management operation. The TPZ zone is consistent with the Open Space and Public Lands and Open Space land use designations of the General Plan.

• A. Allowable uses in the O zone. Allowable uses and permit requirements in the O (Open Space Conservation) zone are as follows.

  1. The following uses are permitted by right, without a Director's Review and Approval or a Conditional Use Permit:

     • a. Agricultural Uses (crop production and animal grazing), without residential dwellings;

     • b. Fisheries;

     • c. Flood control channels, freeways, park drives, parkways, settlement basins, spreading grounds, and utility easements;

     • d. Forest and Wildlife Preserves, including accessory structures; and

     • e. Parks and Playgrounds, Moderate Intensity.

     • f. Farmworker Housing Complexes subject to the provisions of Section 834.4.160.

  2. The following uses may be allowed subject to a Director's Review and Approval:

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  - a. Microwave relay structures. 

3. The following uses may be allowed subject to the approval of a Conditional Use Permit:

   • a. Caretaker Housing;

   • b. Concrete and Cement Products Manufacturing; (Including manufacture of concrete products including batching plants, hot mix plants, or the use of asphalt or petroleum products.)

   • c. Logging Camp, Temporary; and

   • d. Timber Harvesting and Related Timber Product Processing Facilities, Temporary.

• B. Allowable uses in the P zone. Allowable uses and permit requirements in the P (Off-Street Parking) zone are as follows.

  1. The following uses are permitted by right, without a Director's Review and Approval or a Conditional Use Permit:

     • a. Off-Street Parking Lots; and

     • b. Nonresidential structures accessory to parking lot operation for maintenance purposes, not exceeding 100 square feet.

  2. The following uses may be allowed subject to a Director's Review and Approval:

     • a. None

  3. The following uses may be allowed subject to the approval of a Conditional Use Permit:

     • a. Incidental commercial uses contained within the parking structure;

     • b. Parking Garages; and

     • c. Recreational Vehicle Storage (Recreational vehicle and boat storage, including parking structures with a height not exceeding 12 feet).

• C. Allowable uses in the R-C zone. Allowable uses and permit requirements in the R-C (Resource and Conservation) zone are as follows.

  1. The following uses are permitted by right, without a Director's Review and Approval or a Conditional Use Permit:

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• a. Agricultural Grazing;

• b. Beekeeping;

• c. Forest Fire Lookout Stations;

• d. Home Occupations, Class I;

• e. Single-Family Dwelling (including Mobile Home Occupancy);

• f. Temporary Mill/Chipping Facilities subject to the requirements of 834.4.380;

• g. Timber Growing and Harvesting, not including processing facilities; and

  • h. Watershed and Wildlife Preservation and Management.

2. The following uses may be allowed subject to a Director's Review and Approval:

   • a. Ground Water Recharge;

   • b. Home Occupations, Class II;

   • c. Logging Camp, Temporary;

   • d. Microwave relay structures;

   • e. Mobile Home, Temporary;

   • f. Parks and Playgrounds, including Camping, Low Intensity;

   • g. Timber Harvesting and Related Timber Product Processing Facilities, Temporary; and

3. The following uses may be allowed subject to the approval of a Conditional Use Permit:

   • a. Boat Liveries;

   • b. Fisheries;

   • c. Stables, Commercial; and

   • d. Timber Harvesting and Related Timber Product Processing Facilities.

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• D. Allowable uses in the R-E zone. Allowable uses and permit requirements in the R-E (Recreational) zone are as follows.

  1. The following uses are permitted by right, without a Director's Review and Approval or a Conditional Use Permit:

     • a. Agricultural Uses (crop production and animal grazing);

     • b. Forest Fire Lookout Stations; and

     • c. Parks and Playgrounds, or Camps or Campgrounds, Low Intensity.

     • d. Farmworker Housing Complexes subject to the provisions of Section 834.4.160

  2. The following uses may be allowed subject to a Director's Review and Approval:

     • a. Boat Liveries;

     • b. Caretaker Housing; (Occupancy shall be restricted to a caretaker's use in conjunction with permitted and developed recreation or commercial uses.)

     • c. Microwave relay structures;

     • d. Parks and Playgrounds, or Camps or Campgrounds, Moderate Intensity;

     • e. Stables, Commercial;

     • f. Water Pumping Stations; and

  3. The following uses may be allowed subject to the approval of a Conditional Use Permit:

     • a. Assembly/Meeting Facilities;

     • b. Commercial uses deemed necessary by the Commission for the proper development of a recreational area(s);

     • c. Guest Ranches;

     • d. Hotels/Motels;

     • e. Mobile Home Parks (6 or more developed spaces);

     • f. Off-Road Vehicle Areas; ( NOTE: These areas may contain recreational facilities for the driving, testing, and racing of motorcycles, trail bikes, 4-wheel drive vehicles, or similar vehicles which are principally designed or commonly

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used for off-highway recreational purposes. Features of these sites may include hill climb areas, race courses, or motor cross/auto-cross areas. The sites shall be located east of the Friant-Kern Canal or west of Interstate 5 and shall not be located on prime agricultural land as defined by the California Land Conservation Act.)

  - g. Parks and Playgrounds, or Camps or Campgrounds, High Intensity;

• h. Planned Commercial Developments; ( NOTE: Uses within a Planned Commercial Development shall be limited to those uses permitted in the underlying zone and shall be developed under a single theme with functional relationships to each other based on the needs of the surrounding community.)

  - i. Public Utility Facilities; and 
  
  - j. Recreational Vehicle Parks. 
  

• E. Allowable uses in the R-S zone. Allowable uses and permit requirements in the R-S (Rural Settlement) zone are as follows.

  1. The following uses are permitted by right, without a Director's Review and Approval or a Conditional Use Permit:

     • a. Accessory Structures (Residential);

     • b. Agricultural Accessory Storage, Structures, and Uses;

     • c. Agricultural Product Sales, on-site;

     • d. Animal Uses;

     • e. Child Day Care Homes, Small;

     • f. Crop Production;

     • g. Home Occupations, Class I;

     • h. Poultry Raising, Small; and

     • i. Single-Family Dwelling (including Mobile Home Occupancy).

  2. The following uses may be allowed subject to a Director's Review and Approval:

     • a. Home Occupations, Class II;

     • b. Mobile Home, Temporary;

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• c. Post Offices;

• d. Public Utility Facilities (e.g., Telephone Communication Equipment);

• e. Schools, Public; and

• f. Second Dwelling Unit.

3. The following uses may be allowed subject to the approval of a Conditional Use Permit:

   • a. Agricultural Chemicals, Sales, and Service;

   • b. Antique Shops;

   • c. Assembly/Meeting Facilities;

   • d. Bakeries, Retail;

   • e. Barber and Beauty Shops;

   • f. Bars and Alcoholic Beverage Drinking Places;

   • g. Building Materials Sales;

   • h. Contactors Storage Yard, Agricultural Services;

   • i. Drug Stores;

   • j. Farm Equipment and Machinery Sales, Rental, Storage, and Maintenance;

   • k. Farm Labor Contractor Services;

   • l. Feed and Farm Supplies Sales;

   • m. Frozen Food Lockers; (Including meat cutting and packing.)

   • n. Garden Supplies;

   • o. Grocery Stores;

   • p. Hardware Stores;

   • q. Kennels, Commercial;

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  - r. Liquefied Petroleum Gas Distribution Sales and Storage; 

  - s. Microwave relay structures; 

  - t. Motor Vehicle Repair and Maintenance, only when conducted within a fully enclosed structure; 

  - u. Motor Vehicle Service Stations; 

  - v. Offices; 

  - w. Public Utility Facilities (e.g., Electric Distribution Facilities); 

  - x. Restaurants; 

  - y. Retail Stores, General Merchandise; 

  - z. Truck and Trailer Maintenance and Storage, only when the vehicles are devoted exclusively to the transportation of agricultural equipment, products, and/or supplies; (Maintenance shall be allowed only when conducted within a fully enclosed structure.

• aa. Veterinary Clinics and Animal Hospitals;

  - ab. Water Well Drilling/Pump Instillation; 
  
  - ac. Welding and Blacksmith Shops, only when part of farm equipment sales and service; and 
  

• F. Allowable uses in the TPZ zone. The uses specified in this Section have been determined to be compatible uses consistent with the Timberland Productivity Act of 1982. Allowable uses and permit requirements in the TPZ (Timberland Preserve) zone are as follows.

  1. The following uses are permitted by right, without a Director's Review and Approval or a Conditional Use Permit:

     • a. Agricultural Grazing;

     • b. Camps and/or Parks, Non-Intensive (with no permanent facilities);

     • c. Growing and Harvesting of Timber and Forest Products, including but not limited to roads, log landings and log storage areas, but not including processing facilities;

     • d. Management for Fish, Watershed, and Wildlife Habitat or Fishing and Hunting;

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• e. Parks, Low Intensity (with no permanent facilities); and

• f. Temporary Mill/Chipping Facilities subject to the requirements of 834.4.380.

2. The following uses may be allowed subject to a Director's Review and Approval:

   • a. Camps and/or Parks, Private, Low Intensity (with no permanent facilities);

   • b. Caretaker Housing (Single-family dwelling and normal accessory structure(s) for owner or caretaker when the dwelling is necessary for the timber management operation, with not more than one dwelling per parcel);

   • c. Logging Camp, Temporary;

   • d. Parks, Private, Low Intensity (with no permanent facilities);

   • e. Single-Family Dwelling; and

   • f. Timber Harvesting and Related Timber Product Processing Facilities,

Temporary.

3. The following uses may be allowed subject to the approval of a Conditional Use Permit:

   • a. Public Utility Facilities (Communication and Water Transmission Facilities Only); and

   • b. Timber Growing, Harvesting, and Related Timber Product Processing Facilities.

• G. Unclassified uses. Certain specified land uses are allowed as unclassified uses through an Unclassified Conditional Use Permit (Chapter 842.5) or Unclassified Director’s Review and Approval (Chapter 846.5).

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-10, in addition to the general development standards (e.g., landscaping, parking and loading, etc.) in Article 3 (Development and Operational Standards).

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TABLE 2-10 SPECIAL PURPOSE ZONES GENERAL DEVELOPMENT STANDARDS REQUIREMENTS BY INDIVIDUAL ZONE

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TABLE 2-10 SPECIAL PURPOSE ZONES GENERAL DEVELOPMENT STANDARDS REQUIREMENTS BY INDIVIDUAL ZONE

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Notes:

*Allowed structures shall not exceed one percent of the total parcel area for parcels 10 acres or larger. Parcels less than 10 acres but more than 2.5 acres shall not exceed five percent parcel coverage. Parcels 2.5 acres or less, but more than 37,500 sq. ft. shall not exceed 10% parcel coverage. The parcel coverage of parcels 37,500 sq. ft. or less shall be determined by the residential zone whose minimum parcel size is closest to the area of the parcel.

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TABLE 2-10

SPECIAL PURPOSE ZONES GENERAL DEVELOPMENT STANDARDS REQUIREMENTS BY INDIVIDUAL ZONE (Continued)

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Notes:

• There shall be a minimum parcel area of 40 contiguous acres under a single ownership, provided that once zoned TPZ, a parcel may not be divided into parcels containing less than 160 acres unless the original owner prepares a joint timber management plan prepared and approved as to content by a registered professional forester for the parcels to be created. The joint timber management plan shall provide for the management and harvesting of timber by the original and any subsequent owners and shall be recorded with the County Recorder as a deed restriction on all newly created parcels. The deed restriction shall run with the land rather than with the owners and shall remain in force for a period of not less than 10 years from the date the division is approved by the Board. The division shall be approved only by a four-fifths vote of the full Board and only after recording of the deed restriction.

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– CHAPTER 818.2 OVERLAY/COMBINING ZONES

• A. Purpose. The purpose of this Chapter is to describe the adopted overlay zones which are designed to modify specific provisions of the underlying zone(s). The purpose of an Overlay District is to modify specific provisions of the underlying zone district(s). Overlay Districts will generally be applied to areas that have different underlying zone districts but have unique features or characteristics that are common to the parcels that are located within the overlay district.

• B. Applicability.

  1. The applicability of any overlay zone to specific sites is illustrated by the overlay Zone Map symbol established by Section 806.2.010 (Zones Established).

  2. Overlay zones will generally be applied to areas that have different underlying zones, but have unique features or characteristics that are common to the parcels that are located within the overlay zone.

• C. Identification. Overlay zones shall be identified by suffixing the applicable overlay letters next to the underlying zone’s map symbol.

• D. In the event of conflicts. In the event of any conflict between the provisions of this Chapter and any other provision of this Zoning Ordinance, this Chapter shall control.

The purposes of the individual overlay/combining zones and the manner in which they are applied are as follows:

• A. M (Mountain) Overlay Zone. The Mountain Overlay zone is intended to provide for residential and mixed retail and service uses within mountain and foothill communities. The Mountain Overlay zone may be applied to any zone, except the O (Open Conservation) and AE (Exclusive Agricultural) zones, which is identified as being consistent with the Mountain Residential and Mountain Commercial land use designations of the General Plan. This overlay zone shall be identified by suffixing the letter “m” next to the underlying zone’s map symbol.

• B. NB (Neighborhood Beautification) Overlay Zone. The Neighborhood Beautification Overlay zone is intended to protect and preserve the integrity of the County neighborhoods within designated unincorporated areas, which have a history of and reputation for wellkept properties. The general welfare of the County and its neighborhoods is founded, in part, upon the appearance and maintenance of private properties and tree-lined streets. This

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overlay zone shall be identified by suffixing the letters “nb” next to the underlying zone’s map symbol.

• C. HB (Highway Beautification) Overlay Zone. The Highway Beautification Overlay Zone is intended to provide standards (HBOS) which are designed to promote consistent aesthetic provisions for future development within County jurisdictional lands located along Highway 99. These provisions allow for growth in commerce while securing an aesthetically attractive character for future development along Highway 99.

• A. Allowed uses. Uses Permitted, Uses Permitted Subject to Director Review and Approval, Uses Permitted Subject to Conditional Use Permit, and Uses Expressly Prohibited shall be those stated in the underlying zoning district, except that uses and development types as defined herein, may only be permitted subject to approval of a Director Review and Approval or a Conditional Use Permit.

• B. Allowable uses in the M Overlay Zone. The following use may be allowed subject to the Director's Review and Approval:

  1. Single-family dwellings in conjunction with a permitted commercial use subject to the population density standards of Section 818.2.040.C (existing Section 850.5-C-2).

The following property development standards and those specified in Articles 3 (Development and Operational Standards) and 4 (Standards for Specific Land Uses) shall apply to all land and structures in the Mountain Overlay zone. Property development standards of the underlying zone shall be appropriate only when specific reference is provided in this Chapter. No parcel in a Mountain Overlay zone shall be developed that is not adequate in size to accommodate the proposed structure(s) and use(s), including required and essential vehicular movement and storage, pedestrian movement, landscaping, and sewage disposal fields with consideration for snow storage and preservation and enhancement of scenic and open space values.

• A. Minimum parcel size. Parcel area shall be not less than the standards of the underlying zone.

• B. Minimum parcel dimensions. Parcel dimensions shall be not less than the standards of the underlying zone.

• C. Maximum (gross) density.

  1. Underlying residential zones. For parcels with an underlying residential zone including R-P and T-P, the standards of the underlying zone shall apply subject to the following:

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• a. Maximum density shall not exceed one dwelling unit for each 4,350 square feet of parcel area in those areas in which the underlying zone provides a greater density (e.g., R-2, R-2-A, R-P, and T-P).

• b. Multi-family dwellings shall occur only as planned unit developments.

• c. Except for one single-family dwelling, all development on parcels which are 10 acres or larger shall be subject to the approval of a Conditional Use Permit in compliance with Chapter 842.5.

2. Underlying commercial zones.

  - a. For residential uses on parcels with an underlying commercial zone, the maximum density shall not exceed one dwelling unit for each 4,350 square feet of parcel area. 

  - b. Only that portion of the parcel area devoted exclusively to residential use and to open space shall be considered in computing allowable density. 

3. Commercial uses. For commercial uses, there are no density requirements.

• D. Structure height requirements.

  1. Structures subject to the following height standards:

     • a. Height shall be measured from the grade level abutting the structure on the side facing the street to the highest point of the structure.

     • b. Where the structure fronts on more than one street, the height shall be measured at the grade level abutting the structure on the side which faces the most prominent street thoroughfare.

     • c. Height shall not exceed 25 feet.

     • d. Where a sprinkler system with adequate water delivery is installed or where community fire protection facilities are capable of providing water delivery, height may be increased to 35 feet.

• E. General setback requirements.

  1. The setback requirements of the underlying zone shall apply.

2. Required setback areas shall not be paved except for allowed access and parking.

• F. Minimum distance between structures located on the same parcel.

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1. No specific requirements, except that the more restrictive standards of the R-2, R-2-A, T-P, and R-P underlying zones shall apply in those underlying zones.

2. No animal or fowl barn, coop, corral, pen, or stable shall be located within 40 feet of any structure used for human habitation or within 100 feet of the front property line.

• G. Maximum Parcel Coverage. The requirements of the underlying zone shall apply.

• H. Fences, Hedges and Walls.

  1. For residential uses, the provisions of the R-R District, shall apply.

  2. Trash storage areas for commercial or multi-family uses shall be screened from abutting properties or public rights-of-way on all sides by vegetation, wire and vegetation or solid wall.

  3. For properties developed and zoned for commercial uses which abut properties zoned for residential uses:

     • a. A solid masonry wall of earthen color tone not less than five (5) nor more than six (6) feet in height shall be erected along or parallel to side and rear property lines dividing the residential and non-residential properties. Other materials acceptable to the Director may be permitted or required if it can be determined that the substitute materials provide a reasonably equivalent protection for abutting residential properties from noise and glare.

     • b. No fence, hedge or wall over three (3) feet in height shall be permitted in any required front yard or in the required side yard on the street side of a corner or a reversed corner lot.

• I. Off-Street Parking.

  1. General Requirements:

     • a. All off-street parking facilities for commercial and multi-family uses shall be designed and developed so that vehicles leaving the property to enter the right-ofway will do so in a forward direction.

  2. For Residential Uses:

     • a. There shall be at least one parking space for each dwelling unit in addition to any required parking area for commercial uses.

     • b. Parking spaces shall be on the same lot with the main building which they are intended to serve or on an adjacent lot. They shall not be located in any required yard which abuts a street except that where the required yard has a slope from

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street to parking area greater than twenty-five (25) percent, the parking space may be in the required yard. No garage doors or other movable fixture shall project beyond a property line.

• For Commercial Uses:

• a. There shall be at least two square feet of off-street parking area for each one square foot of gross floor area devoted or incidental to a commercial use. If such use falls into any of the special uses set forth in Chapter 828.3, such conditions shall apply.

• b. The parking area shall meet the standards prescribed below:

  - 1) Said space shall be provided on a site not more than five hundred (500) feet from the external boundaries of the lot upon which the building it serves is located. 
  
  - 2) This required parking area shall be provided in any of the following ways: 
  
  - (1) On the lot with the building served; 
  
  - (2) On a contiguous lot or a lot within five hundred (500) feet of the building or use being served; 
  
  - (3) By membership in an assessment district established for the purposes of providing off street parking for the uses located in said District; 
  
  - (4) In a large parking area or compound, and where all the overall total relationship between the parking area and the total floor area planned is in conformity with the provisions of this Section, the off street parking requirements for individual uses will be considered to be complied with when such parking areas are placed in a "P" (Off Street Parking) zone.
  

J. Acces.

1. There shall be adequate vehicular access from a dedicated and improved street, service road or alley, the design of which shall be approved by the Director of Public Works.

2. The Director shall specify the location and number of ingress and egress points by conditions established at the time of site plan review or building permit.

• K. Outdoor Advertisig. Only the signs listed below which meet the listed standards of aesthetics shall be permitted. Advertising structures and portable signs shall be prohibited except as permitted in 2(a), below.

  1. Aesthetics

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• a. The supporting members of signs shall appear to be an integral part of the building or structure.

• b. All signs, together with supports, shall be kept in repair.

• c. Signs shall not be affixed to any tree or rock outcropping.

• d. Signs, except those offering properties for sale, rent or lease, shall indicate only the name and nature of the business occupancy or owner by words or logo.

• e. No signs, or portions of signs, shall move or revolve.

• f. Lights used to illuminate signs shall be designed and installed so that light is not directed upon surfaces beyond the property line. No light bulb, tube filament or similar source of illumination shall be visible from a point off the property. Signs making use of stroboscopic light, rotary beacons, chasing or flashing effects, or intermittent or variable intensity lighting shall be prohibited.

2. Permitted Signs and Regulating Standards

   • a. Any sign which has no visual impact upon surrounding properties or public rightsof-way shall be permitted.

   • b. In areas with an underlying residential zoning district, excepting the “R-P” District, the sign provisions of the “R-1-A” District Section 822.5-K shall apply except that temporary real estate directional signs and offsite directional signs for major recreational uses, hospitals, and colleges shall be prohibited.

• c. In areas with an underlying zoning of “R-P” the provisions of Section 831.5-K shall apply.

  • d. For commercial areas, the following standards shall apply:

    • (1) Building mounted signs (painted or flat)

    • (a) Such signs shall be limited to one per occupancy for each building frontage which has a public entrance to the occupancy for which the sign pertains.

    • (b) Buildings signs shall not exceed one hundred (100) square feet in area or one square foot per front foot of the facade of the building on which the sign is to be mounted whichever is the lesser area. Computation of area shall be based upon that portion of the structure wherein the pertaining use is conducted.

    • (2) Free-standing signs

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     - (a) One free-standing sign shall be permitted per parcel under separate ownership when developed with permitted uses. Such parcel may be composed of one or more lots. 

     - (b) Signs shall not exceed one hundred (100) square feet in area or one square foot per one linear foot of parcel frontage along the street on which the sign is to be located, whichever is the lesser area. 

3. Signs Offering Property for Sale, Rent or Lease

   • a. One sale, rent or lease sign may be posted by the property owner or his authorized agent per road frontage for any one lot, building, or occupancy.

   • b. Signs offering property for sale, rent or lease shall not exceed six (6) square feet in area.

• L. Loading.

The provisions of Chapter 828.3 shall apply.

• M. Site Plan Review.

  1. The site plan review requirements of the underlying district shall apply.

  2. Where topographical features or trees with trunk diameters of six (6) inches or larger exist on the property, or within abutting required yards on adjacent properties, they shall be shown on maps, drawings, photographs, etc., which accompany the Site Plan Review application. Location of wells and sewage disposal systems (excluding community systems) shall be shown on the plans.

Uses permitted, uses permitted subject to Director Review and Approval, and uses permitted subject to Conditional Use Permit shall be those stated in the underlying zone.

• A. Property development standards. The following property development standards shall apply to all residentially-zoned property, land and structures in the Neighborhood Beautification Overlay District, unless there is a specific exception stated. The property development standards of the underlying zone and those specified in Articles 3 (Development and Operational Standards) and 4 (Standards for Specific Land Uses) shall apply except as modified herein.

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NOTE: Lot area, lot dimensions, population density, building height, general yard requirements, space between buildings, lot coverage and fences, hedges and walls development standards of the underlying district shall apply.

1. On and Off-Street Parking:

   • a. The general off street parking requirements of the underlying district and the provisions of the General Conditions of Chapter 828.3 shall apply. However, residentially-zoned property in the Neighborhood Beautification Overlay District shall be subject to all of the following requirements commencing upon the effective date of rezoning as part of a Neighborhood Beautification Overlay District. To the extent these Neighborhood Beautification Overlay District requirements are more restrictive than any general requirements, the more restrictive shall prevail. Unless specifically stated, the Neighborhood Beautification Overlay District provisions for on and off-street parking shall not apply to residentially-zoned properties having an underlying zoning of “R-A” or “R-R.”

   • b. In addition to, and notwithstanding Section 828.3.030.E and 828.3.030.F, the front yard storage, parking, keeping or maintaining on a lawn or other landscaped surface of trailers, vehicles, boats and personal watercraft (whether on-trailer or off-trailer), shall be prohibited. This prohibition shall also apply to any side yard abutting any street, except on a regular corner lot where the vehicle is behind a solid fence, hedge, or wall not less than five (5) feet high. Nonconforming status shall not be granted.

• B. Property Maintenance Standards

  1. No solid waste, solid waste containers, or bulk refuse shall be maintained, except during a collection period, in the front yard or within a side yard of any property, abutting a street, when that property is residentially-zoned property. This provision shall not apply to properties having an underlying zoning of “R-A” or “R-R”.

  2. The following items shall be prohibited on any residentially-zoned property:

     • a. Dead, decayed, diseased or hazardous trees, or weeds which endangers the public safety by creating a fire hazard, or trees determined to be hazardous due to death, decay, disease, root intrusion or location;

     • b. Residue from a fire or demolition which endanger the public safety;

• c. Rubbish, litter, items of machinery, refuse, garbage, scrap metal, lumber, concrete, asphalt, tin cans, tires and piles of earth, or furniture or household items (that have fallen into disuse or disrepair), which constitute an unsightly appearance;

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This provision shall not apply to properties having an underlying zoning of “RA” or “R-R.”;

3. The front yard and any side yard of any lot abutting a street, including any parking strip, when that property or that lot is residentially-zoned property, shall be maintained and irrigated, so that any trees, shrubs and other landscaping therein are adequately irrigated and maintained. A tenant, lessee or occupant shall only be responsible therefor if he has not entered into a contract with the owner, a property manager, or another private party under which that other party is responsible to maintain such yards. These provisions shall include residentially-zoned properties having an underlying zoning of “R-A” or “R-R.”

C. Trees in Park Strips or Public Rights-Of-Way

In addition to and notwithstanding the following provisions, an encroachment permit, is required, under other sections of the Fresno County Ordinance Code, including but not limited to, Ordinance Code Chapters 13.08 and 13.12, for private improvements within park strips and public rights of way.

1. Tree Irrigation and Maintenance in Park Strips / Public Rights-of-Way.

   • a. Any trees in a park strip or the public right-of-way adjacent to or abutting a lot shall be properly irrigated by the owner or occupant of the adjacent or abutting lot, so long as the adjacent or abutting lot has a structure upon same.

   • b. The County may prune trees in a park strip or the public right-of-way adjacent to or abutting property as part of regular maintenance or as necessary in order to maintain public roadways. In such instance, the County will provide notification that such an effort is forthcoming.

   • c. Any person desiring to remove, for any reason, any tree (with a trunk diameter equal to or greater than six (6) inches at ground level), which is in a park strip or public right-of-way, shall apply to the Director of Public Works and Planning, or designee, for a permit as outlined in Section D of this Chapter. The County is not required to obtain a permit, nor are public utilities acting within the scope of their easement.

D. Tree Removal within Park Strips or Public Rights-Of-Way.

1. Director’s investigation. The Director, or designee, shall investigate and may approve, with or without conditions, or deny, the issuance of a permit for removal of the tree(s) subject to the following procedure:

• a. Property owner of the property immediately adjacent to the park strip or right-ofway containing the subject tree shall complete a tree removal permit application;

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• b. The Director, or designee, shall notify the Supervisor of the supervisorial district in which the parcel is located;

  • c. Within 10 days of receipt the application, the County shall post a copy of the written notice of application adjacent to the tree(s) proposed to be removed for 10 days, in order to notify the residents of the area;

  • d. The Director, or designee, shall approve or deny the permit within 30 days of receipt of the application. The Director’s determination is final.

2. Health and Safety. Any tree that presents a risk to the health and safety to the public and/or potential for damage to real or personal property, can be removed without adherence to the provisions cited above if, upon notification from the adjacent property owner, the Department of Public Works and Planning verifies the reported safety concern.

Uses permitted, uses permitted subject to Director Review and Approval, and uses permitted subject to Conditional Use Permit shall be those stated in the underlying zone.

• A. Purpose and intent. The Highway Beautification Overlay Zone Standards (HBOS) are intended to promote consistent aesthetic provisions for future development within County jurisdictional lands along Highway 99. These provisions allow for growth in commerce while securing an aesthetically attractive character for future development along Highway 99.

B. Applicability.

1. The “HB” Overlay Standards shall apply to all property located within 1,000 feet of the outside boundaries of the Highway 99 ultimate right-of-way.

2. Any new use or expansion of an existing use approved after the effective date of this Zoning Ordinance and located within the “HBOS” boundaries shall be subject to the provisions of this Section.

• C. Definitions. For purposes of this Section, the following definitions shall apply:

Advertising structure. Any notice or advertisement, pictorial or otherwise, and all structures used as an outdoor display, regardless of size and shape, for the purposes of making anything known.

At-Grade. A section of highway, the grade of which is within five feet of the grade of adjacent properties.

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Co-location. Locating more than one antenna on the same antenna mount.

Communication tower. A structure which supports equipment necessary for the conduct of a public communications business.

Depressed. A section of highway, the grade of which is more than five feet below of the grade of the adjacent properties.

Elevated. A section of highway, the grade of which is more than five feet above the grade of adjacent properties.

Freestanding sign. Any advertising structure supported by structures or supports that are placed on, or anchored in, the ground and that are independent from any building or other structure.

Gateway sign. A freestanding sign that marks a perceptually designated city/county border.

Guyed tower. A communication tower that is supported, in whole or in part, by guy wires and ground anchors.

Lattice tower. A self-supporting communication tower consisting of an open-work structure made of crossing bars or rods forming a network used for support.

Marquee sign. Any sign supported by structures or supports that are placed on, or anchored in, the ground and that are independent from any building or other structure; advertises multiple destinations within a set location.

Monopole. A self-supporting communication tower consisting of a single pole.

Monument sign. A freestanding sign in which the entire bottom of the sign is in contact with the ground.

Off-site advertising structures . An advertising structure referencing services and products not available at the location of the sign.

Wall sign. Any sign attached parallel to, but within six inches of a wall; painted on the surface of a wall; or erected and confined within the limits of an outside wall of any building or structure, which is supported by the wall or building, and which displays only one sign surface.

• D. Permitted uses. Uses permitted shall be those uses permitted in the underlying zone.

• E. Uses subject to Director Review and Approval. Uses permitted subject to review and approval by the Director as provided for in Chapter 846.5.

  1. Those uses permitted subject to review and approval by the Director in the underlying zone.

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2. Advertising structures referencing off-site services and products.

• F. Uses subject to a Conditional Use Permit. Uses permitted subject to a Conditional Use Permit shall be those uses permitted subject to a Conditional Use Permit in the underlying zone as provided for in Chapter 842.5.

• G. Unclassified uses. Certain specified land uses are allowed by Unclassified Use Permit in compliance with Chapter 842.5.

• H. Uses expressly prohibited. Uses expressly prohibited shall be those uses expressly prohibited in the underlying zone. Excludes unclassified uses.

• I. Property development standards. The following property development standards and those specified in Articles 3 (Development and Operational Standards) and 4 (Standards for Specific Land Uses) shall apply to all land and structures in the HBOS. Property development standards of the underlying zone shall be appropriate only when specific reference is made below.

  1. Parcel area. Parcel area shall not be less than the parcel area standards of the underlying zone.

  2. Parcel dimensions. Parcel dimensions shall not be less than the parcel dimension standards of the underlying zone.

  3. Population density. Population density shall not exceed the population density standards of the underlying zone.

  4. Structure Height. Structure height shall not exceed the structure height restrictions of the underlying zone.

  5. Setbacks. Setbacks shall be as required in the underlying zone with the following exceptions:

  - a. Agricultural uses shall be exempt from the landscape buffer requirements of this Section. 
  
  - b. Landscape buffers shall be placed along all property lines adjacent to the highway, except as noted in Subparagraph g., below, and maintained by the property owner, a homeowner’s association, or property management company responsible for the maintenance of common facilities. 
  
  - c. No landscape buffer required by this Section shall result in the removal of existing trees.
  

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• d. For all landscape buffers required by this Section, a landscape and irrigation plan shall be prepared for review and approval by the Director.

• e. Exceptions to the landscape buffer requirements due to site or structure location, property dimensions, or other factors may be considered through the Variance process (Chapter 860.5) with the understanding that the overall objectives of the HBOS must be achieved to the maximum extent feasible.

• f. For residential subdivisions, the following yard requirements shall apply:

  • (1) Properties adjacent to at-grade highway sections shall require a landscape buffer of no less than 20 feet deep and the landscape buffer shall be placed along all property lines adjacent to the highway.

    • (a) The landscape buffer shall consist of groundcover and shrubs. Trees shall be provided within the landscape buffer at a minimum rate of one tree for each 25 feet of highway frontage, and may be spaced evenly or planted in groups or clusters.

    • (b) No structures, parking areas, storage areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.

  • (2) Properties located adjacent to elevated highway sections shall require a landscape buffer of no less than 10 feet deep and the landscape buffer shall be placed along all property lines adjacent to the highway.

    • (a) The landscape buffer shall consist of trees provided at a minimum rate of one tree for each 25 feet of highway frontage. The trees may be spaced evenly or planted in groups or clusters and shall be of a species which will grow tall enough to be visible from the highway.

    • (b) No structures, parking areas, storage areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.

  • (3) Properties located adjacent to depressed highway sections shall require a landscape buffer of no less than 10 feet deep and the landscape buffer shall be placed along all property lines adjacent to the highway.

    • (a) The landscape buffer shall consist of groundcover and shrubs. Trees shall be provided within the landscape buffer at a minimum rate of one tree for each 25 feet of highway frontage and may be spaced evenly or planted in groups or clusters.

    • (b) No structures, parking areas, storage areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.

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• g. For vehicle wrecking yards, vehicle storage yards, transit storage facilities, electrical distribution substations, garbage and green waste recycling, refuse incineration, solid waste transfer stations, power generating plants, junkyards, pallet yards, recycling facilities, surface mining operations, and waste-to-energy plants, or similar uses, the following yard requirements shall apply to all property lines that allow visibility into the site from the highway:

Figure 1

Required landscape buffer for land uses specified in Subparagraph 818.2.080.H.5.g(1) next to at-grade highway section

• (1) Properties located adjacent to at-grade highway sections shall require a landscape buffer of no less than 20 feet deep.

  • (a) The landscape buffer shall contain, at a minimum, a continuous shrub hedge, interplanted 20 feet on center with trees. Shrub varieties used shall be fast growing and attain an ultimate height of no less than eight feet.

  • (b) No structures, parking areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.

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Figure 2

Required landscaped buffer for land uses specified in Subparagraph 818.2.080.H.5.g(1) next to above grade highway section

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• (2) Properties located adjacent to elevated highway sections shall require a landscape buffer of no less than 20 feet deep.

  • (a) The landscape buffer shall consist of trees spaced at 20 feet on center and staggered or triangularly spaced within the buffer to minimize visibility into the site from the highway. Species used shall be fast growing, dense, tall evergreen trees.

  • (b) No structures, parking areas, storage areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.

• (3) Properties located adjacent to depressed highway sections shall require a landscape buffer no less than 10 feet deep.

  • (a) The landscape buffer shall contain a continuous shrub hedge adjacent to the edge of the highway right-of-way. Trees shall be planted on center at a minimum rate of one tree for each 20 feet of highway frontage. Shrub varieties used shall be fast growing and attain an ultimate height of no less than eight feet.

  • (b) No structures, parking areas, storage areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.

Figure 3

Required landscape buffer for land uses specified in Subparagraph 818.2.080.H.5.g(3) next to below grade highway section

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Figure 4

Possible required landscape buffers for land uses specified in Subparagraphs 818.2.080.H.5.g(1) thru (3). These uses must provide landscape buffers along all property lines that allow visibility into the site from the highway.

• h. For all other uses not included in Subparagraphs f. and g., above, the following yard requirements shall apply:

• (1) Properties located adjacent to at-grade highway sections shall require a landscape buffer of no less than 20 feet deep and the landscape buffer shall be placed along all property lines adjacent to the highway.

  - (a) The landscape buffer shall consist of groundcover or shrubs. Trees shall be provided within the landscape buffer at a rate of one tree for each 25 feet of highway frontage, and may be spaced evenly or planted in groups or clusters. 
  
  - (b) No structures, parking areas, storage areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.
  

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Figure 5

Required landscape buffer for land uses specified in Subparagraph 818.2.080.H.5.h(1). next to at- grade highway section

• (2) Properties located adjacent to elevated highway sections shall require a landscape buffer of no less than 20 feet deep and the landscape buffer shall be placed along all property lines adjacent to the highway.

  • (a) Trees shall be provided within the landscape buffer at a minimum rate of one tree for each 25 feet of highway frontage. The trees may be spaced evenly or planted in groups or clusters and shall be of a species which will grow tall enough to be visible from the highway.

  • (b) No freestanding signs or communication towers may be established within the landscape buffer.

Figure 6

Required landscape buffer for land uses specified in Subparagraph 818.2.080.H.5.h(2). next to elevated highway section

• (3) Properties located adjacent to depressed highway sections shall require a landscape buffer of no less than 20 feet deep and the landscape buffer shall be placed along all property lines adjacent to the highway.

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• (a) Trees shall be provided within the landscape buffer at a minimum rate of one tree per 25 feet of highway frontage. The trees may be spaced evenly or planted in groups or clusters and shall be placed close enough to the right-of-way line that they will be visible from the highway.

• (b) No structures, parking areas, storage areas, trash or recycling areas, utility equipment, freestanding signs, communication towers, or other structures may be established within the landscape buffer.

Figure 7

Required landscape buffer for land uses specified in Subparagraph 810.2.080.H.5.h(3). next to depressed highway section

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* For illustrative purposes, only. Refer to text for complete requirements.

6. Space between structures. Space between structures shall not be less than the space required by the underlying zone.

7. Parcel coverage. Parcel coverage shall not exceed the coverage allowed by the underlying zone.

8. Fences, hedges, and walls. Fences, hedges, and walls shall be as required in the underlying zone, excepting those standards prescribed by the HBOS.

9. Off-street parking. Off-street parking shall be as required in the underlying zone.

10. Outdoor advertising. Advertising structures shall be as regulated in the underlying zone with the following exceptions:

• a. Freestanding signs.

  • (1) No freestanding sign shall be permitted on parcels in which the underlying zone prohibits freestanding signs.

  • (2) No more than two freestanding signs may be permitted on any parcel. One may be permitted facing the highway, and one may be permitted facing the road which the parcel fronts. No more than one freestanding sign may be permitted on parcels that are not adjacent to the highway.

• (3) No freestanding sign may be permitted within a required landscaped buffer, with the exception of monument signs.

  - (4) The maximum permitted sign area for monument signs in a required landscaped buffer shall be 60 square feet. 
  
  - (5) Sign height shall be as follows. The maximum permitted height of freestanding signs shall be the lesser of the underlying zone or dependent on the distance that the freestanding sign is set back from the highway calculated using the following formula: one foot of sign height shall be permitted for each one foot that the sign is set back from the highway to a maximum of 35 feet in height. Signs that do not meet the requirements require approval of a Conditional Use Permit. 
  
  - (6) The maximum permitted sign area for freestanding signs shall be the lesser of the underlying zone or dependent on the distance that the sign is set back from the highway calculated using the following formula:
  

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three square feet of sign area shall be permitted for each one foot that the sign is set back from the highway to a maximum of 200 square feet in area.

• b. Marquee signs.

  • (1) No marquee sign shall be permitted on parcels in which the underlying zone prohibits marquee signs.

  • (2) No more than one marquee sign may be permitted on any parcel.

  • (3) No marquee sign may be permitted within a required landscape buffer.

  • (4) Sign height shall be as follows. The maximum permitted height of marquee signs shall be the lesser of the underlying zone or dependent on the distance that the marquee sign is set back from the highway calculated using the following formula: one foot of sign height shall be permitted for each one foot that the sign is set back from the highway to a maximum of 100 feet in height. Signs that do not meet the requirements require approval of a Conditional Use Permit.

  • (5) The maximum permitted sign area for marquee signs shall be the lesser of the underlying zone or dependent on the distance that the sign is set back from the highway calculated using the following formula: three square feet of sign area shall be permitted for each one foot that the sign is set back from the highway to a maximum of 200 square feet in area.

• c. Wall Signs

  • (1) No wall sign shall be permitted on parcels in which the underlying zone prohibits wall signs.

  • (2) The maximum permitted sign area for wall signs shall be the lesser of the underlying zone or 10 percent of the subject wall area.

• d. Nonconforming signs.

  • (1) Signs that become nonconforming on or after the effective date of these standards, but which lawfully existed and were maintained before the effective date of these standards shall be removed or made to conform within 10 years after the effective date of these standards. During the interim 10-year period, the nonconforming signs shall be kept in good repair and visual appearance.

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  - (2) Any sign determined to be of historical significance and identified as such in any community or specific plan, shall be exempt from the removal and conformance requirements of this Section. 

  - (3) A nonconforming sign may be required to be removed before the 10year amortization period if it meets any of the following criteria: 

     - (a) The sign was erected without first complying with all ordinances and regulations in effect at the time of its construction and installation or use. 

     - (b) The sign was lawfully erected, but its use has ceased, or its owner has abandoned it, for a period of not less than 90 days. 

     - (c) The sign has been more than 50 percent destroyed, repair of the sign would require more than copy replacement, and the damage cannot be repaired within 30 days of the date of its occurrence. 

     - (d) The sign owner remodels the sign, beyond a change of copy, without first complying with all ordinances and regulations in effect at the time of its remodeling. 

     - (e) The property owner expands or enlarges the structure or land use upon which a lawfully erected, nonconforming sign is located, and the sign is displaced by the construction, enlargement, or remodeling. 

     - (f) The sign is or may become a danger to the public or is unsafe. 

     - (g) The sign constitutes a traffic hazard that was not created by relocation of streets or highways or by acts of the governing body. 

11. Utility and mechanical equipment. Utility and mechanical equipment (e.g., heating units, air conditioners, antennas, satellite dishes, HVAC units, or similar devices) shall be integrated into the design of the structure or situated on the site so that they are not visible from the highway. When this is not possible, the equipment shall be screened from view of the highway by a masonry wall or other screening methods acceptable to the County.

12. Trash and recycling areas. Trash and recycling areas shall be located on site so that they are not visible from the highway. When this is not possible, the trash and recycling areas shall be screened from view of the highway by a masonry wall.

• J. Communication towers. Communication towers and related facilities shall be as regulated in the underlying zone with the following exceptions:

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1. No communication tower shall be permitted on parcels in which the underlying zone prohibits communication towers.

2. The permitting of communication towers on any parcel shall require approval of an Unclassified Conditional Use Permit in compliance with Chapter 842.5.

3. Each application for a communication tower shall be accompanied by the following:

   • a. A signed statement from the applicant indicating their intention to share space on the tower with other providers (aka co-location).

   • b. A copy of the lease between the applicant and the landowner. The lease shall contain the following provisions:

• (1) The landowner and the applicant shall have the ability to enter into leases with other carriers for co-location.

  - (2) The landowner shall be responsible for the removal of the communications tower or facility in the event the lessee fails to remove it upon abandonment.
  

4. Communication towers shall be of a monopole design. Lattice tower and guyed tower designs are prohibited.

5. Communication towers may not be permitted within a required landscaped buffer.

6. The maximum permitted height of communication towers shall be the lesser of the underlying zone or dependent on the distance that the communication tower is set back from the highway calculated using the following formula: one foot of height shall be permitted for each one foot that the tower is set back from the highway to a maximum of one 150 feet in height. Lightning rods, not to exceed 10 feet in height, shall not be included within the height limitations.

7. Communication towers shall be designed to accommodate co-location opportunities.

8. Communication towers shall maintain a galvanized finish, unless camouflaged in some other manner.

9. Communication towers shall be spaced no closer than 1,500 feet from all other towers. Communication equipment mounted to existing towers, tall structures, water towers, grain silos, church steeples, or structures (e.g., light poles) shall not be subject to this requirement.

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10. Mobile or immobile equipment not used in direct support of a communications tower facility shall not be stored or parked on the site of the communication tower unless repairs or maintenance of the tower are being conducted.

11. Accessory uses shall only include structures and facilities necessary for transmission functions and satellite ground stations associated with them, but shall not include broadcast studios, offices, vehicle storage areas, or other similar uses not necessary for the transmission function.

12. Accessory structures related to the operation of a communication tower shall be constructed of building materials consistent with the primary use of the site and shall be subject to the Site Plan Review process as described in Chapter 854.5.

13. Communication towers shall only be illuminated as required by the Federal Communications Commission and/or the Federal Aviation Administration. Security lighting around the base of the communication tower may be provided if the lighting is shielded so that no light is directed towards adjacent properties or right-of-way.

14. The base of the tower and related facilities shall be screened from view with a solid masonry wall a minimum of six feet in height. A landscaped buffer of no less than five feet in depth shall be provided outside of the screening wall.

15. Any communication tower that is not operated for a continuous period of 12 months shall be considered abandoned, and the owner of the tower shall remove the same within 90 days of a receipt of notice from the County notifying the owner of the abandonment. If the tower is not removed within the 90-day period, the County may remove the tower at the owner’s expense. If there are two or more users of a single tower, then this provision shall not become effective until all users cease using the tower.

HP (Historic Preservation) Overlay District. The purpose of this overlay district is to promote the preservation historic resources as listed in the resource inventory maintained by the Fresno County Historic Landmarks and Records Advisory Commission (Commission) as a means encourage County/neighborhood pride, recognize, and preserve unique architectural features or places of historic significance that may otherwise be lost, and foster a sense of identity based on the recognition and use of historic resources.

• A. Process. Any property owner whose property is listed on the resource inventory maintained by the Commission may opt to submit an Amendment (Rezone) Application on their property proposing to place the HP Overlay to the parcel to protect the historic resources of said site subject to the following requirements:

  1. All sites located within the HP Overlay shall be considered historic.

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2. Demolition, alteration, or addition to any structure shall be subject to review by the Commission.

3. If the Commission, upon consideration of the required Findings, determines that the proposed demolition, alteration, or addition is appropriate, the Commission shall issue a Certificate of Appropriateness authorizing, or conditionally authorizing, in whole or in part, the proposed activity.

4. No alterations, structural or otherwise, shall occur to any structure located within the HP Overlay without authorization from the Commission, unless said alterations any necessary to address a health and/or safety issue.

5. With the exceptions noted above, all provisions of the underlying Zone District shall apply.

B. Certificate of Appropriateness. A Certificate of Appropriateness is a permit that can be approved, conditionally approved, or denied based upon consideration of project associated with proposing the demolition, alteration or addition to any structure located within the HP Overlay District. The Certificate shall be issued by the Commission upon determination that the proposal is consistent with the required Findings as listed in Subsection C. The determination of the Commission is final in cases of approval or conditional approval.

In cases of denial, the determination of the Commission is appealable to the Board of Supervisors.

C. Required Findings.

1. The proposed work will not adversely affect the significant architectural features or character of the historic resource.

2. The project is consistent with any applicable requirements of the California Environmental Quality Act (CEQA).

3. The proposed work is consistent with applicable Zoning Ordinance provisions or those project elements that are not consistent are or have been addressed.

• The proposed work is consistent with applicable General Plan policies.

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FRESNO COUNTY ORDINANCE CODE - DIVISION 6, ZONING ORDINANCE

Chapter 819.2

Specific Plans

– CHAPTER 819.2 SPECIFIC PLANS

• A. Purpose. The purpose of this Chapter is to provide for the specific plans adopted by the County.

B. Applicability.

1. The specific plans contained in this Chapter contain the zoning regulations for and shall govern the development of properties covered by the respective specific plan.

2. In order to maintain the accuracy and integrity of each specific plan contained in this Chapter, the contents of each specific plan have been placed in this Chapter exactly as adopted by the County, with only minor formatting to better fit the accepted style and formatting of the entire Zoning Ordinance.

3. All internal references are to other articles, chapters, and sections of this Zoning Ordinance.

4. Certain specified land uses are allowed by Unclassified Use Permit in compliance with Chapter 842.5.

Final Zoning Ordinance

February 2024

2-132

FRESNO COUNTY ORDINANCE CODE - DIVISION 6, ZONING ORDINANCE

Chapter 819.2

Specific Plans

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Final Zoning Ordinance

February 2024

2-133

FRESNO COUNTY ORDINANCE CODE - DIVISION 6, ZONING ORDINANCE