Fresno Municipal Code § 15-1504 Site Design Development Standards

A. The purposes of the Downtown (DT) Districts are to:

1. Ensure that buildings, renovations, and additions are consistent with the goals of the Downtown Neighborhoods Community Plan (DCNP) and the Fulton Corridor Specific Plan (FCSP) for pedestrian-oriented streetscapes, building form, physical character, and quality.

2. Promote pedestrian-oriented infill development, intensification, and reuse of land consistent with the General Plan.

3. Develop a mixed-use Downtown with a vibrant concentration of goods and services, housing, community gathering spaces, and regionally-serving employment, cultural, and entertainment offerings.

4. Transform Downtown's streets into vibrant, diverse, and attractive places that support a mix of pedestrian-oriented retail, office, and residential uses in order to achieve an active social environment within a revitalized streetscape.

5. Provide options which reduce the need for private automobile use to access shopping, services, and employment and minimize air pollution from vehicle miles traveled.

6. Offer additional housing opportunities for residents seeking to live in an urban environment.

7. Create a vibrant, unique Downtown that offers different kinds of experiences—business, dining, culture, and entertainment—for workers, residents, and visitors alike.

8. Establish Downtown development and design standards that will create a unified, yet distinctive, and attractive urban character that respects Fresno's past and serves the city for the long term.

9. Facilitate compact mixed-use development in key locations such as along Bus Rapid Transit (BRT) corridors and near Fresno's train stations.

B. Additional purposes of each Downtown District are as follows:

1. DTN Downtown Neighborhood. The DTN District will create lively, walkable, mixed-use urban neighborhoods surrounding the Downtown Core.

2. DTG Downtown General. The DTG District will support a high concentration of regional activity generators such as governmental buildings and convention centers within a pedestrian-oriented, mixed-use urban setting.

3. DTC Downtown Core. The DTC District will foster the enhancement of Fresno's business, shopping, and cultural heart by guiding the development of the densest, most active, and most interesting mixed-use urban center in the region.

[Figure: Activity Class A streets feature ground floor retail, restaurant, and entertainment uses.]

Activity Class A streets feature ground floor retail, restaurant, and entertainment uses.

[Figure: Activity Class B and C streets may feature ground floor residential units with stoops and porches, or storefront offices. On B streets ground floor retail is also allowed.]

Activity Class B and C streets may feature ground floor residential units with stoops and porches, or storefront offices. On B streets ground floor retail is also allowed.

C. Activity Classifications. Some standards, as specified in this article, shall apply based on the Activity Classification of the adjacent street, as shown in Figure 15-1501. The purposes of the Activity Classifications are as follows:

1. Activity Class A. Streets in Activity Class A have the greatest pedestrian activity or the greatest potential for pedestrian activity. Ground floor retail, restaurant, and entertainment uses are required as put forth in Table 15-1502.

2. Activity Class B. Streets in Activity Class B are walkable urban corridors with moderate pedestrian activity. As put forth in Table 15-1502, retail, restaurant, and entertainment uses are appropriate in these areas, but ground floor residential or office uses are also appropriate.

3. Activity Class C. Streets in Activity Class C are walkable and comfortable for pedestrians, but are not the most active streets within Downtown. Ground floor residential or office uses are appropriate, but retail uses should be small and restricted to corners as put forth in Table 15-1502.

4. Corners. When a project is located at the intersection of two streets with different Activity Classifications, the requirements of the higher activity class shall wrap the corner and prevail over the lower order classification for a distance determined by the Review Authority.

[Figure: Figure 15-1501 Activity Classifications]

Figure 15-1501 Activity Classifications

(Added Ord. 2016-43, § 2, eff. 12-9-16; Am. Ord. 2018-25, § 12, eff. 6-11-18).

A. Table 15-1502 prescribes the proposed land use regulations for Downtown 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 shall assign the land use or activity to a classification that is substantially similar in character per Section 15-5020, Director's Classification.

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 15-1502: USE REGULATIONS—DOWNTOWN DISTRICTS

(Added Ord. 2016-43, § 2, eff. 12-9-16; Am. Ord. 2018-25, § 13, eff. 6-11-18; Am. Ord. 2018-66, § 12, eff. 1-18-19; Am. Ord. 2020-031, § 5, 9-1-20; Am. Ord. 2025-024, § 28, eff. 7-27-25).

Table 15-1503 prescribes the density, intensity, and massing development standards for the Downtown 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.

[Figure: The Downtown Districts promote an urban massing of buildings that is similar to the area's early development.]

The Downtown Districts promote an urban massing of buildings that is similar to the area's early development.

[Figure: Storefront glazing and sidewalk-oriented entrances promote pedestrian comfort, convenience, and safety.]

Storefront glazing and sidewalk-oriented entrances promote pedestrian comfort, convenience, and safety.

TABLE 15-1503: BUILDING AND PARKING PLACEMENT AND BUILDING MASSING STANDARDS—DOWNTOWN DISTRICTS

(Added Ord. 2016-43, § 2, eff. 12-9-16).

A. Active Uses Adjacent to Sidewalks. In order to promote activity on all sidewalks, and to focus the highest activity levels in the most beneficial areas, the following standards shall apply to all ground-floor building space located within 30 feet of a public street:

1. Activity Classifications. Uses shall be Permitted, Conditionally Permitted, or Prohibited based on the adjacent street's activity classification as identified in Figure 1501 and Table 15-1502.

2. Active to Inactive Space Ratio.

a. Activity Class A. No less than 90 percent of the length of building frontage along public streets shall be designed to be occupied by active spaces, such as lobbies, dining areas, living areas, and sales floors. The remaining 10 percent may consist of inactive spaces, such as kitchens, hallways, utility rooms, storage, emergency exits, display cases, etc.

b. Activity Class B and C. No less than 60 percent of the length building frontage along public streets shall be designed to be occupied by active spaces, such as lobbies, dining areas, living areas, and sales floors. The remaining 40 percent may consist of inactive spaces, such as kitchens, hallways, utility rooms, storage, emergency exits, display cases, etc.

c. Sites with Multiple Frontages. The street of highest pedestrian importance, as determined by the Review Authority, shall comply with subparagraphs a and b above. Other street frontages may provide reduced active spaces as determined by the Review Authority.

B. Mixed-Use Configurations. Buildings shall be designed to minimize the potential conflicts between residential and non-residential uses adjacent to one another or within the same building to the satisfaction of the Review Authority. Potential techniques include:

1. Sound attenuation/transmission requirements of the California Building Code;

2. Distinct entries for non-residential and residential suites/units;

3. Ventilation of ground floor uses so as not to disrupt upper floor tenants.

C. Required Minimum Height.

1. Required minimum heights are applicable only in the DTC District as put forth by the following diagram.

[Figure: FIGURE 1504-C: REQUIRED MINIMUM HEIGHTS]

FIGURE 1504-C: REQUIRED MINIMUM HEIGHTS

2. New structures shall meet both the minimum number of floors and the minimum height in feet. No more than the front 30 feet of lot depth, measured from all streets on which the project has frontage, shall be subject to Required Minimum Height regulations.

3. Existing structures which are remodeled or otherwise modified shall not be required to comply with Required Minimum Height regulations unless the gross floor area is increased by more than 100 percent.

4. Additions to designated historic resources shall not be required to comply with Required Minimum Height regulations.

5. Portions of the building that are not part of the primary building mass, such as entrance porticos, bays and stoops, are not required to meet minimum height requirements. Parking podiums, garages, and accessory buildings are not required to meet minimum height requirements.

D. Special Noise Standards. Within the portion of the DTN District that is south of Inyo Street, the following special noise standards apply.

1. Stationary Noise Standards. This area is exempted from Subsection 15-2605-D. The following maximum noise levels in Table 15-1504-D apply.

TABLE 15-1504-D: MAXIMUM NOISE EXPOSURE LEVELS FOR SOUTH OF INYO STREET

2. Residential Uses. New residential development shall anticipate maximum allowable noise levels and provide noise protection to maintain an interior noise level at 45 Leq, dB or lower.

E. RS Transition Standards. Where a DT district abuts an RS District, the following standards apply:

1. Height. The maximum height within 40 feet of an RS District is limited to 30 feet. The maximum height within 100 feet of an RS District is 40 feet.

2. Setbacks. The following additional setback requirements shall be applied to all structures, including accessory structures, on parcels which are adjacent to an RS District:

a. Front and Street Side Yard. The front setback shall not be less than the required front yard on the abutting RS District lot within 50 feet of the RS District.

b. Interior Side and Rear. The interior side and rear setback abutting an RS District boundary shall be 20 feet.

3. Landscape. See Section 15-2305, Areas to be Landscaped.

[Figure: FIGURE 15-1504-E: RS TRANSITION STANDARDS—DT DISTRICTS]

FIGURE 15-1504-E: RS TRANSITION STANDARDS—DT DISTRICTS

F. Corner Frontage. Buildings on corner lots must be located within a minimum of five feet of the back of the sidewalk for the minimum length specified in Table 15-1503. As determined by the Review Authority, plazas maybe located at the street corner provided the plaza meets the requirements of Section 15-1504-I.1.c and buildings are built to the edge of the plaza.

[Figure: FIGURE 15-1504-F: CORNER FRONTAGE STANDARDS]

FIGURE 15-1504-F: CORNER FRONTAGE STANDARDS

G. Parking Buffering. All parking facilities, whether public or private, shall be buffered as shown on Table 15-1503 based on the adjacent street activity classification as shown in Figure 15-1501 and the physical form of the parking as provided below:

1. Activity Class A.

a. Surface Parking and Tuck-Under Parking. Surface and tuck-under (one row of surface parking with building area over it) parking must be located entirely behind a building space which is occupied by a permitted use or uses, which conforms to all applicable development standards, and which is no less than 30 feet deep. Accessory structures, sheds, parking attendant booths, and other such buildings shall not satisfy this requirement.

b. Above Grade Structured Parking. All above grade levels of the parking structure must be located behind active, occupied building space for a depth of no less than 30 feet.

c. Partially Submerged Podium Parking. Parking that is partially below the street grade must be located behind active, occupied space for a depth of no less than 30 feet.

d. Underground Parking. Parking that is fully underground and below the street grade may extend from lot line to lot line.

2. Activity Class B.

a. Surface Parking and Tuck-Under Parking. Surface and tuck-under parking (one row of surface parking with building area over it) must be located entirely behind a building space which is occupied by a permitted use or uses, which conforms to all applicable development standards, and which is no less than 30 feet deep. Accessory structures, sheds, parking attendant booths, and other such buildings shall not satisfy this requirement.

b. Above Grade Structured Parking. The ground floor of the parking structure must be located behind active, occupied building space for a depth of no less than 30 feet. Upper floors of the parking structure are not required to be located behind non-parking uses or to be set back more than is required by the building setbacks.

c. Partially Submerged Podium Parking. Parking that is partially below the street grade shall be buffered in the same manner as above grade structured parking, however it will not be subject to a buffering requirement if the following conditions are met:

[Figure: Buffering all levels of structured parking on Activity Class A and B streets balances parking and placemaking goals.]

Buffering all levels of structured parking on Activity Class A and B streets balances parking and placemaking goals.

[Figure: On Activity Class A and B streets, surface parking must be set back from the street and located behind a building.]

On Activity Class A and B streets, surface parking must be set back from the street and located behind a building.

i. No more than four feet of the partially submerged parking podium may extend above the street grade.

ii. The partially submerged parking podium shall be screened along street facing elevations by foundation plant materials. Gates need not be screened.

d. Underground Parking. Parking that is fully underground and below the street grade may extend from lot line to lot line.

3. Activity Class C.

a. Surface Parking and Tuck-Under Parking. Surface and tuck-under parking (one row of surface parking with building area over it) shall be set back no less than 30 feet. For no less than 60 percent of the length the lot frontage along public streets, surface parking must be located behind a building space which is occupied by a permitted use or uses and which conforms to all applicable development standards and which is no less than 30 feet deep. Accessory structures, sheds, parking attendant booths, and other such buildings shall not satisfy this requirement. For the remainder of the lot frontage, the setback may be landscaped, a public plaza, an outdoor dining area, or similar treatment as determined by the Review Authority.

b. Above Grade Structured Parking. The ground floor of the parking structure must be located behind active, occupied building space for a depth of no less than 30 feet. Upper floors of the parking structure are not required to be located behind non-parking uses or to be set back more than is required by the building setbacks.

c. Partially Submerged Podium Parking. Parking that is partially below the street grade shall be buffered in the same manner as above grade structured parking, however it will not be subject to a buffering requirement if the following conditions are met:

i. No more than four feet of the partially submerged parking podium may extend above the street grade.

ii. The partially submerged parking podium shall be screened along street facing elevations by foundation plant materials. Gates need not be screened.

d. Underground Parking. Parking that is fully underground and below the street grade may extend from lot line to lot line.

[Figure: On Activity Class C streets, only the ground floor or above grade structured parking must be buffered with active uses.]

On Activity Class C streets, only the ground floor or above grade structured parking must be buffered with active uses.

[Figure: On Activity Class C streets, most surface parking must be behind a building, but some may be behind landscaping.]

On Activity Class C streets, most surface parking must be behind a building, but some may be behind landscaping.

4. Sites with Multiple Frontages. Building frontage along the street(s) of highest pedestrian importance, as determined by the Review Authority, shall comply with applicable subsections 1, 2, and/or 3 above. Along the street of lowest pedestrian importance, frontages may provide reduced buffering if a satisfactory pedestrian environment is maintained, as determined by the Review Authority.

H. Parking Access and Entrance Design. The following standards shall apply to vehicular access to off-street parking areas:

1. Access.

a. Lots with Alley Access. Service areas shall be accessed through the alley, and access from a street shall not be permitted. For the redevelopment of sites with existing curb cut access from a street, the access shall be taken from the alley and the curb cut on the street shall be removed.

b. Corner Lots without Alley Access. Service areas shall be accessed from the street with the lowest Activity Classification per Figure 15-1501. If all adjacent streets have the same Activity Classification, the parking and service areas shall be accessed from the street with the least potential for pedestrian activity as determined by the Review Authority.

c. Interior Lots without Alley Access. Service areas may be accessed from the street.

2. Entrance Design. Private parking garage entrance openings shall be composed as an integral part of the building facade and shall be designed as doorways secured by gates or doors and scaled in proportion to the overall form of the building.

I. On-Site Open Space.

1. Minimum Open Space Required. On-site open space shall be required for projects with more than four dwelling units. The minimum amount of on-site open space required shall be based on the size of the lot, as shown in Table 15-1503. This requirement may be met through a combination of private open space, common open space, or public plazas as follows:

a. Private Open Space Requirements. Private open spaces are those which are attached to a dwelling unit and are available only for the private use of the residents of the dwelling unit, such as balconies, porches, and patios. No fewer than 50 percent of the dwelling units on a site shall have a private open space. The following standards shall apply to private open space:

i. The minimum dimension of any private open space shall be five feet.

ii. The minimum area of any private open space shall be 50 square feet.

iii. When located within 30 feet of a public street and located on the ground floor, private open spaces shall follow the requirements for Porches as put forth in Table 15-1505-E-2.

iv. When located within 30 feet of a public street and located above the ground floor, private open spaces shall follow the requirements for Balconies as put forth in Table 15-1505-F.

b. Common Open Space Requirements. Common open spaces are those which are available for active or passive use by all tenants, but use by the general public may be restricted. To the extent that common open space is provided, the following standards shall apply:

i. The minimum dimension of any common open space shall be 20 feet.

ii. The minimum area of any common open space shall be 1,000 square feet. The calculation of the common open space area shall exclude structures which are unusable as open space, but shall include structures that enhance its usability, such as swimming pools, changing facilities, fountains, planters, benches, and landscaping.

iii. For sites greater than one acre in size, a minimum of 40 percent of the required common open space shall be developed with gardens, play fields, hard-surfaced game courts, recreation rooms, swimming pools, or other features designed for the active recreational use of residents of the development.

iv. Common open space may be located at grade, on rooftops, on top of parking podiums, or any other such location that is accessible to tenants. Common open space may not be located within required setbacks or parking areas.

[Figure: FIGURE 15-1504-I.1.B: MINIMUM REQUIRED COMMON OPEN SPACE DIMENSION]

FIGURE 15-1504-I.1.B: MINIMUM REQUIRED COMMON OPEN SPACE DIMENSION

c. Public Plaza Requirements. Public plazas are those which are available for use by the general public, as well as tenants of the project. To the extent that public plazas are provided, the following standards shall apply:

i. The minimum dimension of any public plaza shall be 20 feet.

ii. The minimum area of any public plaza shall be 500 square feet. The calculation of the public plaza area shall exclude structures which are unusable as open space, but shall include structures that enhance its usability, such as fountains, planters, benches, and landscaping.

iii. Public plazas shall include benches or other seating, and paving shall be of high-quality materials. Amenities provided shall enhance the comfort, aesthetics, or usability of the space and include, but not be limited to, trees and other landscaping, shade structures, drinking fountains, water features, public art, or performance areas. Landscaping or other aspects of the design shall not discourage the use of the space by the general public, except in conjunction with an outdoor dining area for an adjacent restaurant or other Eating and Drinking Establishment.

iv. Public plazas shall be fully accessible from the public right-of-way, shall be located in front of project buildings and shall not be located where public views into the space are obstructed by buildings or other structures.

v. Public plazas may be located within required front setbacks.

vi. A public access easement shall be provided for the space.

vii. Building walls and façades which face a Public Plaza shall be regulated in the same manner as a street-facing façade. Permitted uses along the Public Plaza frontage shall be based on the Activity Classification of the nearest street.

[Figure: FIGURE 15-1504-I.1.C: MINIMUM REQUIRED PUBLIC PLAZA DIMENSION]

FIGURE 15-1504-I.1.C: MINIMUM REQUIRED PUBLIC PLAZA DIMENSION

2. Minimum Open Space Reduction. The minimum amount of open space required shall be reduced by 25 percent in the following circumstances:

a. Any portion of the lot is located within 400 feet of a transit stop with regular, scheduled service during the weekday hours of 7:00 a.m. to 9:00 a.m. and 5:00 p.m. to 7:00 p.m.

b. There is a public park within 400 feet of the site, and

i. Said park is located on the same side of the street and provides an improved pedestrian path to and from the site; or

ii. The public park is across a local street and the site provides an improved pedestrian path to and from the site.

c. The parcel is 15,000 square feet or less in area.

J. Pedestrian Access. On-site pedestrian circulation and access must be provided according to the California Building Code and the following standards. Along all public streets, public plazas, and parks, pedestrian entrances from the public sidewalk into structures and/or the site shall be provided as follows:

1. Residential Unit Sidewalk Connections. Direct entrances from the sidewalk into individual ground-floor dwelling units which are adjacent to streets shall be provided at a rate of no less than one per 50 feet of linear street frontage. Such entrances shall be accessed through a permitted frontage per Table 15-1505-E-2.

2. Commercial Sidewalk Connections. Direct entrances from the sidewalk into ground-floor commercial establishments which are adjacent to streets shall be provided at a rate of no less than one per 50 feet of linear street frontage. When establishments with a greater length occupy a site, they shall be set back and wrapped with smaller spaces that will satisfy this requirement. See Figure 15-1504-J.1.c.

3. Common Area Sidewalk Connections. Residential and commercial areas which aren't directly accessed from the sidewalk as put forth in items 1 and 2 above shall be accessed by a common entrance from the sidewalk into lobbies or internal pedestrian paths.

4. Emergency exits, entrances into utility rooms, and other such features shall not count toward to the satisfaction of this requirement.

5. Pedestrian Access Design.

a. If there is a yard between the sidewalk and the building, a paved path six feet in width shall be provided from the public sidewalk to the entrance.

b. Entry doors shall not swing out to the sidewalk unless the door when fully open does not encroach into the sidewalk.

c. Handrails or other such improvements shall not block visibility of the building entry or direct access from the sidewalk.

[Figure: Orienting pedestrian entrances to the sidewalk is an essential ingredient of Downtown revitalization.]

Orienting pedestrian entrances to the sidewalk is an essential ingredient of Downtown revitalization.

[Figure: Direct entrances into individual ground-floor residential units ensure pedestrian comfort on less active streets.]

Direct entrances into individual ground-floor residential units ensure pedestrian comfort on less active streets.

[Figure: FIGURE 1504-J.1.C: WRAPPING OF LARGE USES]

FIGURE 1504-J.1.C: WRAPPING OF LARGE USES

[Figure: Retail uses along the ground floor of the Warnor's Theater conceal the large, windowless auditorium.]

Retail uses along the ground floor of the Warnor's Theater conceal the large, windowless auditorium.

[Figure: Large department stores can be wrapped with smaller shops, as with the Macy's at River Park.]

Large department stores can be wrapped with smaller shops, as with the Macy's at River Park.

K. Sidewalk and Public Frontage Standards.

1. Applicability.

a. Notwithstanding Chapter 13, Section 208 of the Municipal Code, all projects shall be required to bring adjacent sidewalk conditions into conformance with the standards of this section, subject to the following exceptions:

i. Applications for signs only.

ii. Additions, remodels, or tenant improvements of less than 50 percent of the current value of the property.

iii. Accessory structures less than 1,000 square feet in size.

b. New development that is below the thresholds noted in item 'a', above, shall replace and maintain missing and/or dead street trees and any other missing or dead landscaping in the public frontage (public right-of-way).

c. In no case shall an existing sidewalk, or portion thereof, be vacated, even if the minimum width required in the applicable Public Frontage Type is less than the existing sidewalk.

d. When a public frontage of the subject property is improved to meet the applicable requirements of this section and the adjacent property does not physically align with the new improvement, the improvement shall be designed to the satisfaction of the Review Authority to result in a safe and smooth transition between properties.

2. Public Frontage Types. Required sidewalks shall be provided and designed as follows:

[Figure: Public frontage is an indispensable component of comfortable, safe, and convenient pedestrian experience.]

Public frontage is an indispensable component of comfortable, safe, and convenient pedestrian experience.

[Figure: Appealing public frontage enhances commercial viability, sociability, and civic pride.]

Appealing public frontage enhances commercial viability, sociability, and civic pride.

TABLE 15-1504-K-2: PUBLIC FRONTAGE TYPES—DOWNTOWN DISTRICTS A. Sidewalk with Tree Wells

[Figure: A raised sidewalk can allow for proper urban retail frontage, while still mitigating flood risk.]

A raised sidewalk can allow for proper urban retail frontage, while still mitigating flood risk.

[Figure: In-street tree planters can provide shade and beauty while maximizing the pedestrian walkway in areas with space constraints.]

In-street tree planters can provide shade and beauty while maximizing the pedestrian walkway in areas with space constraints.

3. Sidewalk Width. Sidewalks shall be no less than 12 feet in width. If the current distance between the right-of-way boundary and the face of the adjacent curb is less than 12 feet, the method by which this requirement shall be satisfied shall be determined by the Review Authority. The available methods shall be as follows:

a. Set Back. The building may be set back from the right-of-way boundary the distance that is necessary to achieve the required sidewalk width. The portion of the sidewalk which lies within the private parcel shall be guaranteed for public access by the enactment of a pedestrian easement.

b. Reconstruction. The applicant may demolish and reconstruct the sidewalk for the entirety of the block frontage(s) which the project occupies to the extent necessary to satisfy the requirements of this section.

c. Parklet. The sidewalk may be expanded into the roadway by a metal or wood deck which does not interfere with the drainage of the street. In such instances the applicant shall enter into an encroachment agreement with the City in which the applicant accepts full responsibility for the maintenance and repair of the parklet, as well as providing the indemnification and insurance as required by the City's Risk Manager. The design of the parklet shall be attractive and compatible with its surroundings, as determined by the Director.

d. Width Exemption. For unusually challenging site conditions, or in instances in which the existing building and sidewalk pattern warrants it, the Director may exempt the applicant providing the full sidewalk width required above. Examples include instances in which setting the building back would cause a break in a uniform row of aligned facades, and moving the curb or adding a parklet would interfere with important roadway improvements such as a bike lane. In such instances all other sidewalk requirements, such as for trees and lighting, shall be met. When a narrow sidewalk is exempted from the width requirement, the standards of the In-Street Tree Planter Public Frontage Type shall be followed if the design of the adjacent roadway permits, at the discretion of the Director.

L. Block, Street, and Alley Standards.

1. Maximum Block Length. No block shall exceed 400 feet in length. For the purposes of this section, block length shall be measured along a street frontage from an intersecting street to the next intersecting street. Such measurements shall not begin nor end at an alley.

2. Design of New and Modified Streets. New streets and modifications to existing streets shall be designed in conformance with the Fulton Corridor Specific Plan (FCSP). Designs may deviate from the FCSP if necessitated by site constraints, at the discretion of the Director.

3. Vacation of Existing Streets and Alleys. Existing streets and alleys shall not be removed or vacated, except for street or alley fragments that no longer connect to adjacent streets or provide access to adjacent properties. Such fragments may be vacated with Director approval, provided that such vacation will not result in a block which exceeds 400 feet in length.

(Added Ord. 2016-43, § 2, eff. 12-9-16; Am. Ord. 2017-33, § 9, eff. 7-30-17).

A. Building Articulation and Massing.

1. Building Length Articulation. All building facades over 50 feet in length which face a street, public plaza, or park shall be designed with a minimum of two of the following façade articulation strategies:

a. Material Articulation. Utilize different materials to divide building façades into vertical and/or horizontal increments.

b. Structural Expression. Express building bays, structural elements such as columns and/or beams, or underlying structural elements with pilasters and lintels that project several inches from the façade and/or are clad in a different material from the façade.

c. Horizontal Articulation. Setback a portion of the street-facing façade a minimum of two feet for a minimum distance of 25 feet.

d. Architectural Projections. Append or project façade elements such as balconies, bay windows, cantilevered rooms, and/or awnings.

e. Architectural Recessions. Recess architectural elements or spaces—such as recessed porches, covered passages, recessed balconies, and windows—into the plane of the façade.

2. Building Height Articulation. In order to maintain a human scale for multi-story buildings, the height of façades which face a street, public plaza, or park shall be broken into smaller increments as follows:

a. Ground Floors. A substantial horizontal articulation of the façade shall be applied at the top of the first story. On buildings of five stories or taller, this articulation may be applied at the top of the second story. This element shall be no less than 18 inches tall, and shall project no less than four inches from the adjacent wall plane. It shall be designed as a cornice, belt course, or other such architectural element which is appropriate to the style of the building.

b. Top Floor. Buildings or portions of buildings which are four stories in height or taller shall also provide articulation for the top story of the building. This can be accomplished by a color change, material change, a cornice/belt course at the bottom of the uppermost story, or by stepping the uppermost story back at least five feet. On buildings of 8 stories or taller, this articulation may be applied to the top two stories.

c. Ground Floor/Upper Floor Differentiation. Ground floor facades shall be distinct from upper floors through the use or finish of materials, colors, window sizes, or architectural details.

d. Exception. Civic and Cultural buildings located in the Downtown General (DTG) District may be excepted as determined by the Review Authority.

[Figure: FIGURE 15-1505-A.2: BUILDING HEIGHT ARTICULATION]

FIGURE 15-1505-A.2: BUILDING HEIGHT ARTICULATION

B. Building Materials and Finishes.

1. General Standards.

a. Each side of a building that is visible from a street, public plaza, park, or passenger railway shall be designed with a complementary level of detailing and quality of materials.

b. Each side of a parking structure that is visible from a street, public plaza, park, or passenger railway shall be designed to be compatible with the architectural character, materials, and colors of the overall development.

c. Durability of Materials. Exterior materials shall be durable and promote permanence and longevity. Applicants must demonstrate that materials will not unintentionally discolor due to weathering or corrosion. Materials that discolor naturally, such as copper, are encouraged.

d. Design Consistency.

i. Finishes, fixtures, and other architectural details shall be designed to be consistent throughout the building.

ii. Attached architectural elements and details such as lighting fixtures, attic vents, custom signage, awnings, hand rails, balconies, and trellises shall be designed to be consistent with other elements throughout the building. Such elements shall relate to the elements or intended general character of surrounding significant resources, potentially significant resources, and other historic-era buildings.

[Figure: Many of Fresno's cherished historic buildings have articulated upper and lower floors.]

Many of Fresno's cherished historic buildings have articulated upper and lower floors.

[Figure: Contemporary buildings can also exhibit building height articulation.]

Contemporary buildings can also exhibit building height articulation.

e. Multiple Materials.

i. Two or more wall materials may be combined on one façade.

ii. A minimum of two exterior wall finish materials shall be used for all mixed-use buildings with a commercial ground floor.

iii. If located one above the other, lighter appearing materials shall be placed above more substantial materials (e.g., wood above stucco or masonry, or stucco and glass above masonry).

iv. In general, vertical joints between different materials shall occur only at inside corners.

2. Stucco.

a. Finishes should be smooth and troweled.

b. The pattern of joints should be architecturally coordinated with the overall façade composition, and sealant colors should be coordinated with surface and other building colors.

3. Exposed Wood.

a. Exterior walls that are or were originally clad in exposed wood shall not be covered with a non-wood material. Wood-like materials, such as cementitious siding, may be used.

b. Exposed wood (or wood-like materials) shall be finished in a manner that minimizes maintenance and promotes the material's longevity.

4. Reflective Materials. Reflective materials, such as polished metal cladding or chrome, are allowed only if:

a. The material is applied to small areas such as to highlight signage.

b. It can be demonstrated that the material will not result in an incompatible adjacency or cause a nuisance to pedestrians, vehicles, and neighboring buildings.

5. Masonry and Stone.

a. Masonry veneer walls shall be detailed with structural integrity, appearing thicker and heavier, especially at corners and window and door openings.

b. Brick and cut stone shall be laid in true bonding patterns. Mortar joints shall be struck.

c. River and rubble stone shall be laid from large closest to the ground to small farthest from the ground, with smooth or beaded mortar joints.

d. Masonry detailing shall transition from stone to other materials through moldings, caps, and other trim elements.

6. Veneers. Veneers should turn corners, avoiding exposed edges and continue down the side of a building to a logical break, such as a change in wall plane. Corner pieces should be mitered to hide the joint.

7. Trim. Trim materials and finishes shall be differentiated from adjacent wall cladding materials and finishes. Acceptable trim materials shall be wood, precast concrete, stone, tile, or similar materials. Stucco trim shall be permitted at the determination of the Review Authority, and in such instances it shall feature a smooth finish that contrasts significantly from adjacent stucco wall cladding.

8. Synthetic Materials. The use of synthetic materials is allowed when the Review Authority determines that the material:

a. Adequately simulates the appearance of the natural material it imitates.

b. Demonstrates an ability to age similar to or better than the natural material it imitates.

c. Has a permanent texture, color, and character that is acceptable for the proposed application.

d. Can be pressure washed and, in general, withstand anti-graffiti measures.

9. Prohibited Materials. Prohibited exterior materials include the following:

a. T1-11.

b. Rough-sawn wood.

c. Vertical siding.

d. Board and batten.

e. Metal siding, except in the DTN zone.

f. Concrete block as an exterior finish material, except in the DTN zone.

g. Plywood, particle board, press board, and similar materials.

10. Signage Design. Building signage shall be designed to complement the building while providing adequate visibility from and maintaining compatibility with adjacent suites/units on upper floors near the signage.

11. Renovations and Alterations.

a. Modifications to existing buildings shall be architecturally compatible with the existing building as determined by the Review Authority.

b. Exterior walls that are or were originally clad in wood, masonry, or stone shall not be covered with a different material such as stucco.

c. Renovations or alterations to "modernized" pre-World War II buildings shall restore the original façade materials, textures, fenestration, and ornamentation to the extent possible as determined by the Review Authority.

12. Exception. Civic and Cultural buildings located in the Downtown General (DTG) District may be excepted from the standards of this subsection as determined by the Review Authority.

C. Window and Door Opening Design.

1. Consistency with Architectural Style. The orientation and proportion of openings shall be consistent with the architectural style of the building and shall relate to one another proportionally and according to a rational system of design. For example, buildings designed according to traditional architectural styles typically have window openings and panes that are vertically oriented or square or composed of groupings of vertically oriented windows. Mixed-use buildings can have second floor windows that are grouped and centered above the ground floor storefront doors and windows.

2. Glazing Ratio.

a. Upper floor façades, and non-commercial portions of ground floor street-facing façades, which face a street, public plaza, or park shall comply with the following requirements for openings:

TABLE 15-1505-C-2-A: GLAZING STANDARDS

b. Ground Floor Commercial Transparency.

i. For ground floor façades which face a street, public plaza, or park on portions of a structure occupied by commercial uses, exterior walls facing a front or street side lot line shall include windows, doors, or other openings with transparent glazing for at least 60 percent of the building wall area located between 1.5 and seven feet above the level of the sidewalk.

ii. Openings fulfilling this requirement shall have transparent glazing without reflective glass frosting or dark tinting (to the maximum extent permitted by Title 24 and other energy efficiency regulations) and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least two feet deep.

[Figure: FIGURE 15-1505-C-2-B: GROUND FLOOR COMMERCIAL TRANSPARENCY]

FIGURE 15-1505-C-2-B: GROUND FLOOR COMMERCIAL TRANSPARENCY

3. Vertical Proportion. On upper stories, window openings shall have a vertical proportion, in which their height exceeds their width by 25 percent or more. Openings divided by muntins of four inches or more in width shall constitute separate openings.

4. Window Depth. Trim at least one inch in depth must be provided around all upper story windows, or windows must be recessed at least two inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one sash shall achieve the two-inch recess.

5. Bay Windows. Bay windows, if provided, shall be habitable spaces.

6. Window and Door Materials and Detailing.

a. Allowed window and door materials include wood, fiberglass, steel, or aluminum.

b. Muntins, if used, shall be true and divide one pane from the adjoining pane, be of substantial dimension, and not be flat.

c. Flush "nail-on" aluminum windows, and horizontal aluminum sliding windows are prohibited.

d. Vinyl and vinyl clad windows shall be consistent with the architectural style of the building. For example, windows of Craftsman style buildings should be brown or hunter's green, not white.

e. Glazing shall be clear glass (to the maximum extent permitted by Title 24 and other energy efficiency regulations), particularly in storefront and primary window applications. Transom, clerestory, and other specialty windows are not required to be clear and may be decorative.

f. Window sills shall be detailed to properly shed water.

g. Head casing shall be equal in width to or wider than jamb casing.

h. Accessories may include operable shutters sized to match their openings, opaque canvas awnings and other shading devices, and planter boxes supported by visible brackets appropriate to each design.

i. Security bars and roll down security doors are prohibited on the outside of windows and doors which face a street, public plaza, or park. Retractable interior security bars or gates may be used.

7. Exception. With the exception of Section 1505-C.2.b, Civic and Cultural buildings located in the Downtown General (DTG) District may be excepted from the standards of this subsection as determined by the Review Authority.

D. 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, façades that are located within 30 feet of a public street or public plaza shall run parallel or perpendicular to said street or plaza.

3. Exception. Civic and Cultural buildings located in the Downtown General (DTG) District may be excepted from the standards of this subsection as determined by the Review Authority.

E. External Stairs and Corridors.

1. External Stairways. With the exception of stoops and similar steps intended for access for ground-floor spaces, external stairways shall not be located between the primary façade of the building and a public street. Within 30 feet of a public street, stairs shall be architecturally integrated into the building and shall not have open risers.

2. External Corridors. External upper-floor corridors located within 30 feet of a public street shall be architecturally integrated into the building.

F. Private Frontage. Uses shall be accessed through frontage types as follows. "P" means the frontage type is permitted. "-" means the frontage type is not permitted.

TABLE 15-1505-e-1: PERMITTED PRIVATE FRONTAGE TYPES

TABLE 15-1505-E-2: PRIVATE FRONTAGE STANDARDS A. Front Yard

G. Façade Elements. The following development types shall incorporate a minimum of two of the Façade Elements shown in Table 15-1505-F into front and street-side building façades.

1. New buildings.

2. Building additions (façade elements are not required on the existing part of the structure if it is not being altered).

3. Façade remodels.

4. Exceptions:

a. Projects or parts of projects involving designated historic resources, or the restoration of historic façades, shall not be required to incorporate Façade Elements if such elements were not part of the historic façade.

b. Civic and Cultural buildings located in the Downtown General (DTG) District may be excepted from the standards of this subsection as determined by the Review Authority.

TABLE 15-1505-F: FAÇADE ELEMENTS—DOWNTOWN DISTRICTS A. Gallery

(Added Ord. 2016-43, § 2, eff. 12-9-16).

As Downtown Fresno continues its evolution into a compact, mixed-use center, it is essential that new property owners and tenants understand the present and future nature of the area so that they may function together as harmoniously as possible. Toward that end, this section will ensure that property owners, tenants, and users of property within the Downtown Districts are notified of the vibrant, active Downtown environment, the revitalization efforts and public improvements occurring Downtown, the special events and community and business activities that are part of the vitality of the Downtown, and the expectations and responsibilities associated with owning, purchasing, renting or making other use of property within Downtown.

A. Definitions.

1. The following definitions shall apply to the Right to Downtown Operations section:

•

Downtown Operations: Any activity, use, facility or operation associated with a permitted temporary or permanent use occurring within the boundaries of the Downtown Districts, as well as any lawful public uses. Downtown operations and their associated impacts include, but are not limited to, the following: music, dancing, singing, and voices associated with permitted uses and Downtown activities; odors associated with operation of restaurants, breweries, coffee roasters, urban wineries, and other businesses; high levels of traffic and traffic congestion; increased vehicular traffic from special events and other activities; street construction, closures and traffic re-routing, including exclusion of vehicle access during certain times due to festivals, parades or other special events; railroad operations, including increased rail activity associated with passenger rail operations; outdoor sales of merchandise and outdoor restaurant seating; festivals, parades and/or cultural events which may result in gatherings of large groups of people, street closures, parking impacts, noise, odors and other impacts; increased levels of pedestrian activity; operation of delivery trucks and vans, trash and recycling collection trucks, and other such vehicles; impacts associated with artists' studios and spaces, including noise, odors, and vibration; general increases in activity levels occurring on a 24-hour basis, including increases in noise and other impacts during late night and early morning hours; high levels of nighttime lighting and illumination; and trash collection, including trash collection before 6:00 a.m.

•

Property: Any real property located within the Downtown Districts, including property intended for residential, commercial, business, public purposes, and other uses.

•

Tenant: Any renter or lessee of property.

•

Transfer: The sale, lease, trade, exchange, rental, or gift of property.

•

Transferee: Any person or entity acquiring an interest in real property in the Downtown Districts from another person or entity, including, but not limited to, a purchaser of property or a person taking possession of property pursuant to a lease or rental agreement.

•

Transferor: Any person transferring an interest in real property in the Downtown Districts to another person, including the seller of property or a landlord granting possession of property pursuant to a lease or rental agreement.

B. Downtown Operations Notification Requirements.

1. As a condition of approval of any Development Permit, Tentative Subdivision Map, Conditional Use Permit, or similar entitlement relating to property located within the For all housing that is entitled under the Downtown Districts, every property owner shall record the deed notification provided in Section 15-1506-B.3 of this Code on the property for which the Zone Clearance, Development Permit, Tentative Subdivision Map, Conditional Use Permit, or similar entitlement is issued. The Notice of Right to Downtown Operations shall be included in all subsequent deeds and leases for this property until such time as the property is no longer located within the Downtown Districts.

2. Every transferor of property, as transferor is defined herein, subject to the requirements of 15-1506-B.1 shall, upon transfer, also provide to any transferee the Notice of Right to Downtown Operations recited in 15-1506-B.3. The Notice of Right to Downtown Operations may be contained in any form of agreement or contract; however, the notice need be given only once in any transaction. The transferor and transferee shall provide each other with written acknowledgement of delivery and receipt of the notice.

3. The notice provided in this section is intended to advise property owners, tenants and users of property within the Downtown Districts of the inherent impacts and inconveniences associated with purchase, tenancy or use of property in the Downtown Districts. This notice shall be provided as required by 15-1506-B.1 and 15-1506-B.2.

NOTICE OF RIGHT TO DOWNTOWN OPERATIONS

The City of Fresno permits the operation of a variety of residential, commercial, civic, and cultural activities within the Downtown zoning districts.

You are hereby notified that the property you own, or are renting, leasing, using, occupying, or acquiring an interest in is located within the Downtown zoning districts. You may be subject to impacts, including inconvenience and discomfort, from lawful activities occurring within the Downtown zoning districts. Impacts may include, but are not limited to, noise, odor, glare, and transportation congestion resulting from permitted uses such as, but not limited to, civic, commercial, cultural, public and institutional, recreational, and transportation-related activities. Specific impact-causing sources might include, but are not limited to, music, dancing, talking, singing, laughter, restaurants and bars, outdoor dining/seating, outdoor sales, festivals, parades, special events, street closures, high volumes of traffic, high volumes of pedestrian activity, emergency services, waste collection, commercial and business operations, railroad operations and rail activity, and other permitted Downtown activities. These impacts might occur late at night, early in the morning, or on a 24-hour basis.

One or more of the inconveniences described above might occur as a result of Downtown operations and activities which are in compliance with existing laws and regulations and accepted customs and standards. If you own, lease, rent, or otherwise utilize property within the Downtown zoning districts, you are expected to be prepared to accept such inconveniences or discomfort as a normal and necessary aspect of owning, living in, operating a business in, or otherwise utilizing an area with an active Downtown character.

The City of Fresno's Development Code does not exempt Downtown businesses or other participants in Downtown activities from compliance with the law. Should any business or person not comply with appropriate state, federal, or local laws, legal recourse may be possible by, among other ways, contacting the appropriate agency.

This notification is given in compliance with the Fresno Municipal Code § 15-1506.

4. The failure to give the notice required by this section shall not invalidate any transfer.

C. Nuisances, Resolution of Disputes, and Contact Persons.

1. Normal Downtown operations are presumed to not constitute a nuisance, unless such operations are deemed to be a nuisance under California Civil Code Section 3479 or the Fresno Municipal Code. Downtown operations shall comply with all state, federal, and local laws and regulations applicable to the operations, including applicable noise and other operational standards contained in the Fresno General Plan and/or Fresno Municipal Code.

2. Every developer or owner of commercial, residential, or other property within the Downtown Districts, consisting of two or more residences, businesses or tenant spaces, shall, as a condition of approval of any Development Permit, Tentative Subdivision Map, Conditional Use Permit, or similar entitlement relating to property located within the Downtown Districts, designate an information contact person. The information contact person shall be available to disperse information distributed by the City, PBID, non-profit organizations, or other public or quasi-public organizations, to tenants and property owners within the development. The information contact person role may be undertaken by the property owner, a homeowner's association, a property management company or other similar organization.

(Added Ord. 2016-43, § 2, eff. 12-9-16).

A. Projects shall incorporate all relevant mitigation measures required pursuant to applicable environmental assessments prepared pursuant to CEQA that encompass the project area. "Applicable Environmental Assessments" shall include, but may not be limited to the following:

1. A MEIR prepared for the General Plan in effect at the time of project approval;

2. A Program or Project EIR prepared for either a Community Plan or Specific Plan that includes the project area, in effect at the time of project approval.

B. The proposed design shall not lead to an overburdening of existing or planned infrastructure capacities, including, but not limited to, capacities for water, runoff, storm water, wastewater, and solid waste systems. The determination of whether or not the proposed design can be accommodated within existing infrastructure shall be made by the Review Authority in consultation with the Directors of Public Works and Public Utilities.

C. The project shall comply with all applicable Public Works standards.

(Added Ord. 2016-43, § 2, eff. 12-9-16).