Fresno County Zoning Code Ch. 816.2 Special Purpose Zones
Fresno County Zoning Code · 2026-06 edition · updated 2026-09-23 · Fresno County
Cite as: Fresno County Zoning Code Chapter 816.2 · Text as of 2026-09-23
816.2.010 – Purpose of Chapter, Applicability¶
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.
816.2.020 – Special Purpose Zone Land Uses and Permit Requirements¶
A. Allowable uses in the O zone. Allowable uses and permit requirements in the O (Open Space Conservation) zone are as follows.
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.
The following uses may be allowed subject to a Director's Review and Approval:
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- a. Microwave relay structures.
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.
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.
The following uses may be allowed subject to a Director's Review and Approval:
- a. None
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.
- 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.
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
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.
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
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
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.
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).
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.
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.
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.
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.
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).
816.2.030 – Special Purpose Zone General Development Standards¶
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
| Development Feature | O | P |
|---|---|---|
| Minimum dimensions requiredfor eachNEWLY CREATEDparcel. | ||
| Minimum Parcel Size | 5 acres | None |
| Minimum Parcel Width/ |
40 ft. | |
| Interior | None | 40 ft. |
| Corner | None | 40 ft. |
| Reversed Corner | None | 40 ft. |
| Sidingon freeways/ |
None | 40 ft. |
| Curve lots/ |
None | 40 ft. |
| Minimum Parcel Depth | None | 40 ft. |
| Maximum (Gross) Population Density | None, other than caretaker residential uses |
None (No dwellings allowed.) |
| Setbacks Required | These are minimum setbacks required for primary structures. See Section 822.3.100 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. |
|
| Front | 35 ft. | None |
| Side(each) | 20 ft. | No structure or parking allowed closer than 10 ft. from an abutting residential zone. |
| Street side | 35 ft. | |
| Reversed corner(street side) | 35 ft. | |
| Rear | 20 ft. | |
| Accessorystructures | See Section 834.4.020(AccessoryStructures) | |
| Maximum Parcel Coverage | 10% | None, provided all setback requirements are complied with. |
| Minimum Distance Between Structures on the Same Parcel |
None | None |
| Main Structure - Maximum Height | Maximum height of structures without discretionary approval. See Section 822.3.060 (Height Measurement and Height Limit Exceptions) forpossible increase in height limit. |
|
| 35 ft. | 75 ft. | |
| AccessoryStructure - Maximum Height | 35 ft. | 75 ft. |
| Antennae, Vertical | See Section 834.4.420 (Wireless Telecommunication Facility Standards) |
|
| Fences/ |
See Section 822.3.050(Fences,Walls,and Hedges) | |
| Landscaping | See Chapter 826.3(LandscapingStandards) | |
| Off-Street Parking | See Chapter 828.3(Parkingand LoadingStandards) | |
| Satellite Antennae | See Section 834.4.420 (Wireless Telecommunication Facility Standards) |
|
| Signs | See Chapter 830.3(Signs) |
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TABLE 2-10 SPECIAL PURPOSE ZONES GENERAL DEVELOPMENT STANDARDS REQUIREMENTS BY INDIVIDUAL ZONE
| Development Feature | R-C | R-E |
|---|---|---|
| Minimum dimensions requiredfor eachNEWLY CREATEDparcel. | ||
| Minimum Parcel Size | Determined by zone’s acreage designation (40, 60, 80 acres) |
2.0 acres (The area and dimensional requirements of the T-P zone shall apply for mobile home and recreational vehicle spaces.) |
| Minimum Parcel Width/ |
||
| Interior | None | 165 ft. |
| Corner | None | 165 ft. |
| Reversed Corner | None | 165 ft. |
| Sidingon freeways/ |
None | 165 ft. |
| Curve lots/ |
None | 165 ft. |
| Minimum Parcel Depth | None | 170 ft. |
| Maximum (Gross) Population Density | 1 DU/parcel | One caretaker residence/ (The density for the T-P zone shall apply for mobile home and recreational vehicle spaces, except that a lower density may be required in compliance with environmental limitations of the site.) |
| Setbacks Required | These are minimum setbacks required for primary structures. See Section 822.3.100 (Setback Regulations and Exceptions) for setback measurement, allowedprojections into setbacks, and exceptions. |
|
| Front | 35 ft. | 35 ft. |
| Side(each) | 20 ft. | 20 ft. |
| Street side | 35 ft. | 35 ft. |
| Reversed corner(street side) | 35 ft. | 35 ft. |
| Rear | 20 ft. | 20 ft. |
| Accessorystructures | See Section 834.4.020(AccessoryStructures) | |
| Maximum Parcel Coverage | One to 10% depending on parcel size* |
50% (As determined by the Health Department upon the basis of soil analysis tests for parcels without both community water supply and public sewage disposal systems, but not greater than 50%) |
| Minimum Distance Between Structures on the Same Parcel |
None | Mobile home and recreational vehicle parks (The T-P zone shall apply.) Guest ranches, hotels/ 2 zone shall apply.) |
| Main Structure - Maximum Height | Maximum height of structures without discretionary approval. See Section 822.3.060 (Height Measurement and Height Limit Exceptions) forpossible increase in height limit. |
|
| 35 ft. | 25 ft. | |
| Accessory Structure - Maximum Height (whichever is less) |
35 ft. | 25 ft. |
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| Development Feature | R-C | R-E |
|---|---|---|
| Minimum dimensions requiredfor eachNEWLY CREATEDparcel. | ||
| Minimum Parcel Size | Determined by zone’s acreage designation (40, 60, 80 acres) |
2.0 acres (The area and dimensional requirements of the T-P zone shall apply for mobile home and recreational vehicle spaces.) |
| Antennae, Vertical | See Section 834.4.420 (Wireless Telecommunication Facility Standards) |
|
| Fences/ |
See Section 822.3.050(Fences,Walls,and Hedges) | |
| Landscaping | See Chapter 826.3(LandscapingStandards) | |
| Off-Street Parking | See Chapter 828.3(Parkingand LoadingStandards) | |
| Satellite Antennae | See Section 834.4.420 (Wireless Telecommunication Facility Standards) |
|
| Signs | See Chapter 830.3(Signs) |
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)
| Development Feature | RS | TPZ |
|---|---|---|
| Minimum dimensions requiredfor eachNEWLY CREATEDparcel. | ||
| Minimum Parcel Size | 2.0 acres (Except that parcels of 36,000 sq. ft. or larger shall be allowed if community water facilities are available.) |
40/160 acres* |
| Minimum Parcel Width/ |
||
| Interior | 165 ft. | None |
| Corner | 165 ft. | None |
| Reversed Corner | 165 ft. | None |
| Sidingon freeways/ |
165 ft. | None |
| Curve lots/ |
165 ft. | None |
| Minimum Parcel Depth | 170 ft. (Parcel depth shall not exceed four times parcel width.) |
None |
| Maximum (Gross) Population Density | 1 DU/ residential uses |
None (Single-family dwellings and normal accessory structures for owner or caretaker when necessary for the timber management operation, but no more than one dwelling per parcel.) |
| Setbacks Required | These are minimum setbacks required for primary structures. See Section 822.3.100 (Setback Regulations and Exceptions) for setback measurement, allowedprojections into setbacks, and exceptions. |
|
| Front | 35 ft. | 35 ft. |
| Side(each) | 10 ft. | 20 ft. |
| Street side | 25 ft. | 35 ft. |
| Reversed corner(street side) | 25 ft. | 35 ft. |
| Rear | 20 ft. | 20 ft. |
| Accessorystructures | See Section 834.4.020(AccessoryStructures) | |
| Maximum Parcel Coverage | None 30% for residential uses |
10% |
| Minimum Distance Between Structures on the Same Parcel |
6 ft. (Minimum distance between a structure used for human habitation and any other structure.) |
None |
| Main Structure - Maximum Height | Maximum height of structures without discretionary approval. See Section 822.3.060 (Height Measurement and Height Limit Exceptions) for possible increase in height limit. |
|
| 35 ft. | ||
| Accessory Structure - Maximum Height (whichever is less) |
35 ft. | |
| Antennae,Vertical | See Section 834.4.420(Wireless Telecommunication FacilityStandards) | |
| Fences/ |
See Section 822.3.050(Fences,Walls,and Hedges) | |
| Landscaping | See Chapter 826.3(LandscapingStandards) | |
| Off-Street Parking | See Chapter 828.3(Parkingand LoadingStandards) |
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| Development Feature | RS | TPZ |
|---|---|---|
| Minimum dimensions requiredfor eachNEWLY CREATEDparcel. | ||
| Minimum Parcel Size | 2.0 acres (Except that parcels of 36,000 sq. ft. or larger shall be allowed if community water facilities are available.) |
40/160 acres* |
| Satellite Antennae | See Section 834.4.420(Wireless Telecommunication FacilityStandards) | |
| Signs | See Chapter 830.3(Signs) |
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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