Fresno Municipal Code Art. 9 Residential Single-Unit Districts (rs)

Footnotes:

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Editor's note— Ord. 2025-024, § 8, effective July 27, 2025, amended the title of Art. 9 to read as herein set out. The former Art. 9 title pertained to Residential Single-Family Districts (RS).

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

A. Provide for a variety of single-unit residences built to urban or suburban standards to suit a spectrum of individual lifestyles and needs, and to ensure availability throughout the city of the range of housing types necessary for all segments of the community, consistent with the General Plan.

B. Enhance the character of the city's residential neighborhoods, while providing new opportunities for the development of a range of housing types throughout the city.

C. Ensure that the scale and design of new development and alterations and additions to existing residences are compatible with the scale, mass, and character of their neighborhoods.

D. Provide for appropriate densities within the ranges established in the General Plan.

E. Protect the quality of the residential environment and secure the health, safety, and general welfare of the residents.

F. Provide sites for neighborhood-serving uses such as parks, family day cares, libraries, and community facilities.

G. Implement and provide appropriate regulations for General Plan classifications of "Low Density Residential," "Medium Low Density Residential," and "Medium Density Residential."

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

A. Table 15-902 prescribes the proposed land use regulations for Residential Single-Unit Districts. The regulations for the districts are established by letter designations listed below. These designations apply strictly to the permissibility of land uses; applications for buildings or structures may require discretionary review.

"P" designates permitted uses.

"C" designates uses that are permitted after review and approval of a Conditional Use Permit.

"(#)" numbers in parentheses refer to specific limitations listed at the end of the table.

"-" designates uses that are not permitted.

B. Land uses are defined in Article 67, Use Classifications.

C. In cases where a specific land use or activity is not defined, the Director may assign the land use or activity to a classification, should a use be substantially similar in character per Section 15-5020, Director's Determination.

D. All permitted uses are allowed either alone or in combination with other permitted uses unless otherwise stated in this Code.

E. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are not permitted.

F. The table also notes additional regulations that apply to various uses. Section numbers in the right hand column refer to other sections of this Code.

TABLE 15-902: USE REGULATIONS—RESIDENTIAL SINGLE-UNIT DISTRICTS

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

Tables 15-903-1 through 15-903-2 prescribe the development standards for the Residential Single-Unit Districts. Additional regulations are denoted in a right hand column. Section numbers in this column refer to other sections of the Code, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below correspond to the "#" column in the associated table. Drawings are for illustrative purposes and are not drawn to scale.

TABLE 15-903-1: LOT AND DENSITY STANDARDS—RESIDENTIAL SINGLE-UNIT DISTRICTS

TABLE 15-903-2: BUILDING FORM AND LOCATION STANDARDS—RESIDENTIAL SINGLE-UNIT DISTRICTS

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

A. Additional Setback Regulations.

1. Setbacks for Developed Blocks.

a. Front Yards. Where 50 percent or more of the lots on the same blockface have been improved with buildings, the front setback for new structures shall not be greater than 110 percent of the average of the actual front setbacks of all improved lots on such blockface, nor shall it be less than 90 percent of the average of the actual front setbacks of all improved lots on such blockface.

b. Garage Encroachments into Rear and Side Setbacks. Where 50 percent of the residential properties on a block have detached garages which encroach into the minimum side and/or rear setbacks, new detached garages shall be permitted to encroach into the minimum side and/or rear setback in a similar manner. In such instances the minimum side and rear setback for a detached garage shall each be equal to the average of the equivalent setbacks of the detached garages on the block, unless the average is less than two feet in which case the setback shall be zero feet.

c. Garage Setbacks for Developed Blocks. Where 50 percent or more of the lots on the same blockface feature detached garages, new garages shall be set back no less than 10 feet behind the primary façade.

2. Side Setbacks for Attached Dwellings. Required side setbacks shall apply only to the ends of rows of attached dwellings, and shall not be required between attached dwellings.

3. Interior Side Yards Adjacent to Garages. If side setbacks are not of an equal width, then the larger side setback shall be adjacent to the garage.

4. Water-Efficient Landscaping Incentive. The minimum front setback may be reduced by up to three feet if the front yard complies with the following:

a. The installed landscaping complies with the State Model Water Efficient Landscape Ordinance (MWELO) regardless of whether the new landscape project meets or does not meet the Applicability criteria in MWELO; and

b. The Maximum Applied Water Allowance is reduced by 10 percent; and

c. The setback reduction shall not result in a front setback of less than three feet.

5. Park Strip Incentive. When a park strip is provided between the curb and sidewalk in a new subdivision, the minimum front setback for adjacent parcels shall be reduced by the width of the park strip. However, the reduction shall not result in a front setback of less than three feet.

6. Swing Garages. A garage with an entrance that is perpendicular to the adjacent street is known as a swing garage. If the wall of a swing garage which faces the street has windows and other architectural treatments which are comparable to that of the primary façade of the living area, then swing garages shall be subject to the minimum front setback and shall not be subject to garage setbacks.

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

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

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

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

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

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

B. Enhanced Streetscape. When an Enhanced Streetscape is provided, the minimum lot size and minimum front setback shall be reduced as shown on Tables 15-903-1 and 15-903-2. Enhanced Streetscape shall mean that no fewer than five of the following qualities are present on the site or the adjacent public street:

1. A landscaped parkway strip of no less than four feet in width; or

2. An elevated first floor which is at no less than three feet above the grade of the adjacent sidewalk or curb; or

3. A front porch with a depth of no less than five feet and a width equal to no less than 20 percent of the building frontage; or

4. A street-facing balcony with a depth of no less than five feet and a width equal to no less than 30 percent of the building frontage; or

5. A bay window with a depth of no less than two feet; or

6. An alley-loaded garage; or

7. A front-loaded garage door, the width of which occupies less than 50 percent of the area of the front façade; or

8. A design in which no exterior front street-facing wall has a continuous plane of more than eight feet without an opening such as a window or door or a projection, offset, or recess at least one foot in depth; or

9. Stone or brick cladding accounts for no less than 25 percent of the cladding of ground floor front street-facing facades, excluding windows, doors, and garages; or

10. A two-story front elevation; or

11. Shutters, lintels, sills, awnings, decorative trim or similar architectural treatments on front street-facing windows and doors; or

12. Ornamental architectural elements such as medallions, keystones, or quatrefoils, and decorative vent covers; or

13. Decorative eave treatments such as cornice moldings, modillions, corbels, and outlookers; or

14. 8-foot tall front door; or

15. Juliet balcony.

C. Pedestrian Access. Where 50 percent or more of the single-unit homes on the same blockface have a direct path from the main pedestrian entrance to the public sidewalk, new homes shall also provide such a path. In such circumstances the driveway shall not satisfy this requirement.

D. Driveway Design. Where 50 percent or more of the lots on the same blockface have a driveway design with a landscaped strip in the center (commonly known as ribbon drives or Hollywood drives), new driveways shall also include a central landscape strip.

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

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

A. Façade Alignment.

1. Vertical Alignment. With the exception of mansard roofs, cornices, and other such features, façades shall be oriented vertically and shall have no slope.

2. Horizontal Alignment. With the exception of bay windows and similar features, facades that are located within 50 feet of a public street shall run parallel or perpendicular to said street.

B. Façade Compatibility for Developed Blocks. Where 50 percent or more of the lots on the same blockface have been improved with buildings, the following standards shall apply. Compliance shall be determined at the discretion of the Review Authority.

1. Building Materials and Finishes. Cladding and trim materials and finishes shall be similar to adjacent homes.

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

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

When Duplex and Multi-Unit Residential uses are identified in Table 15-902 as permitted with a Conditional Use Permit, the following standards shall apply:

A. Neighborhood Meeting. Prior to submittal of the project application, the applicant shall conduct a Neighborhood Meeting as put forth in Section 15-5006.

B. Review Authority. The Planning Commission shall approve, conditionally approve, or deny applications for Conditional Use Permits following a public hearing.

C. Public Notice. Prior to consideration of the Conditional Use Permit, Public Notice shall be provided per Section 15-5007.

D. Property Development Standards. The standards of the RM-1 District shall apply, except as follows:

1. Density. Residential density shall be measured as put forth in Section 15-310-B.

a. Minimum. Five units per acre.

b. Maximum. Twelve units per acre.

2. Front Setback. Where adjacent sites have been improved with buildings, the front setback for new structures shall match the front setbacks of those buildings as determined by the Review Authority.

3. Façade Compatibility.

a. Building Materials and Finishes. Cladding and trim materials and finishes shall be similar to adjacent single-unit homes.

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

4. Other Standards. When the Review Authority determines that a development standard of the RS-5 District would provide for better compatibility with adjacent single-unit homes than the corresponding RM-1 standard, the RS-5 standard shall apply.

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