Fresno Municipal Code § 15-310 Determining Residential Density

The purpose of this article is to explain how various measurements referred to in this Code are to be calculated.

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

For all calculations, the applicant shall be responsible for supplying drawings that illustrate the measurements that apply to a project. These drawings shall be drawn to scale and of sufficient detail to allow easy verification upon inspection by the Director.

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

Whenever this Development Code requires consideration of distances, parking spaces, dwelling units or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

A. General Rounding. Fractions of one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.

B. Residential Rounding. The maximum number of residential units shall not exceed the maximums per the base district unless excepted as described in Subsection C below.

C. Exception for State Affordable Housing Density Bonus. For projects eligible for bonus density pursuant to Government Code Section 65915 or any successor statute, and Article 22, Affordable Housing Density Bonus, any fractional number of permitted bonus density units shall be rounded up to the next whole number.

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

A. Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.

B. Distances are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.

C. Measurements Involving a Structure. Measurements involving a structure are made to the closest support wall of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.

D. Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.

E. Measuring Radius. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project.

[Figure: FIGURE 15-304: MEASURING DISTANCES]

FIGURE 15-304: MEASURING DISTANCES

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

A. Measuring Building Height. Building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls would touch the natural grade level of the site to the highest point on the roof.

[Figure: FIGURE 15-305-A: MEASURING BUILDING HEIGHT]

FIGURE 15-305-A: MEASURING BUILDING HEIGHT

B. Measuring Height of Other Structures. The height of other structures such as fences is the vertical distance from the ground level immediately under the structure to the top of the structure. Special measurement provisions are also provided below.

1. Measuring the Height of Fences on Retaining Walls. The height of a fence that is on top of a retaining wall is measured from the ground level on the highest side of the fence and wall.

[Figure: FIGURE 15-305-B.1: MEASURING HEIGHT OF FENCES ON RETAINING WALLS]

FIGURE 15-305-B.1: MEASURING HEIGHT OF FENCES ON RETAINING WALLS

2. Measuring the Height of Decks. Deck height is determined by measuring from the natural grade of the ground to the top of the floor of the deck.

[Figure: FIGURE 15-305-B.2: MEASURING HEIGHT OF DECKS]

FIGURE 15-305-B.2: MEASURING HEIGHT OF DECKS

C. Measuring the Number of Stories in a Building. In measuring the height of a building in stories, a balcony or mezzanine shall be counted as a full story if its floor area exceeds one-third of the total area of the nearest full floor directly below it or if it is enclosed on more than three sides, unless the Building Code provides for other balcony or mezzanine definitions based on building construction type and other factors.

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

A. Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines.

B. Lot Depth. Lot depth is measured along an imaginary straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line. Should the property line encroach into a street, the lot depth shall be measured from the front property line, after any dedications and/or street easements.

[Figure: FIGURE 15-306: MEASURING LOT WIDTH AND DEPTH]

FIGURE 15-306: MEASURING LOT WIDTH AND DEPTH

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

The average slope of a parcel is calculated using the following formula: S = 100(I)(L)/A, where:

S = Average slope (in percent)

I = Contour interval (in feet)

L = Total length of all contour lines on the parcel (in feet)

A = Area of subject parcel (in square feet)

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

The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure.

A. Included in Floor Area. Floor area includes, but is not limited to, habitable (as defined in the California Building Code) basements and cellars that are below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof or within lines drawn parallel to and two feet within the roof line of any building without walls. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.

B. Excluded from Floor Area. Floor area does not include mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area; bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater; areas that qualify as usable open space; and areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finished grade of the property.

C. Non-Residential Uses. For non-residential uses, gross floor area includes pedestrian access interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight. Non-residential gross floor area does not include arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.

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

Floor area ratio (FAR) is the measure of the intensity of non-residential development. It is the ratio of the non-residential floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate FAR, non-residential floor area is divided by site area, and typically expressed as a decimal. For example, if the non-residential floor area of all buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0.

A. Excluded from Floor Area in Calculating FAR.

1. Basements. Usable basements and cellars below finished grade.

2. Parking. Surface parking lots, subterranean parking garages, tuck-under parking areas, above ground parking garages, and other such facilities use for automobile parking.

[Figure: FIGURE 15-309: DETERMINING FLOOR AREA RATIO]

FIGURE 15-309: DETERMINING FLOOR AREA RATIO

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

Residential density measures the number of dwellings on a given unit of land. Residential density shall be calculated as follows:

A. Residential Single-Unit Districts. In Residential Single-Unit districts, residential density shall be measured as follows:

1. Large Sites. For sites with a pre-subdivided area greater than the Maximum Lot Size for the applicable District, residential density shall be measured in dwelling units per net acre of the subdivision. For example, if a project proposes 150 homes on a site with 30 net acres, it has a residential density of five dwelling units per acre (or five du/ac). The net acreage shall be calculated as the land area of a site remaining after dedication of all areas for major streets, schools, regional trails, certified wetlands or floodplains, and land underneath electric transmission lines. Second/Accessory Dwelling Units (ADUs) shall be excluded from this calculation.

2. Small Sites. For sites with a pre-subdivided area equal to or less than the Maximum Lot Size for the applicable District, residential density shall be measured in dwelling units per subdivided residential lot. Second/Accessory Dwelling Units (ADUs) shall be excluded from this calculation.

B. All Other Districts. In all other districts, residential density shall be measured in dwelling units per acre of the project's site area. For example, if a project proposes 15 dwellings on a three-acre site, it has a residential density of five dwelling units per acre (or five du/ac). Trails and natural features shall be excluded from this calculation. For mixed-use projects, the acreage of the entire project site shall be included in the calculation, including portions of the project site which feature only non-residential uses.

C. Density Transfers. The number of units per acre prescribed in the applicable plans for an existing or proposed zone district shall not be transferred to another existing or proposed zone district, unless a transfer is approved through the processing of a Planned Development Permit which includes all zone districts involved in the proposed transfer.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2017-33, § 2, eff. 7-30-17; Am. Ord. 2018-66, § 2, eff. 1-18-19; Am. Ord. 2025-024, § 3, eff. 7-27-25).

Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including garages, and carports shall be included in the lot coverage calculation, unless otherwise noted. The following structures shall be excluded from the calculation:

A. Uncovered decks, patios, porches, landings, balconies, and unenclosed stairways;

B. Eaves and roof overhangs;

C. Trellises and similar structures;

D. Outdoor swimming pools and hot tubs; and

E. Up to one non-habitable accessory structure of less than 120 square feet in floor area and seven feet in height. Should there be multiple structures that do not exceed 120 square feet in floor area, only one such structure will be omitted for calculating the Lot Coverage.

[Figure: FIGURE 15-311: DETERMINING LOT COVERAGE]

FIGURE 15-311: DETERMINING LOT COVERAGE

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2018-25, § 2, eff. 6-11-18).

A. Corner Lot. The front of a lot shall be determined as follows:

1. Downtown Districts: The frontage abutting the street with the highest Activity Classification per Section 15-1501-C shall be the front. If all adjacent streets have the same Activity Classification, then the street frontage with the narrowest dimension shall be the front.

2. All Other Districts: The frontage abutting the street with the highest classification per the General Plan Circulation Map. If all adjacent streets have the same classification, then the street frontage with the narrowest dimension shall be the front.

3. Exception: The Review Authority shall have the discretion to designate the front of a lot in a different manner if item 1 or 2 above would cause an undesirable visual or functional disruption.

B. Through Lot (Double Frontage Lot). The front yard borders the street primarily used as frontage by neighboring lots.

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2017-33, § 3, eff. 7-30-17).

A setback line defining a required yard is parallel to and at the specified distance from the corresponding front, side, or rear property line. For regulations pertaining to projections or encroachments into required yards, refer to Section 15-2014.

A. Front Setbacks. Front setbacks shall be measured from the back of the sidewalk (including instances where the back of the sidewalk lies within the project parcel) to the portion of the structure that is closest to the front of the lot. In the absence of a sidewalk, the minimum front setback shall be measured from the back of the curb. In the absence of a sidewalk and curb, minimum front setbacks shall be measured from the front property line.

B. Garage Setbacks. In Residential Single-Unit Districts setbacks for garages shall be regulated and calculated separately from habitable space. However, the measurement to determine the garage setback shall be made in the same manner as Subsection A above.

C. Side Setbacks. Side setbacks on interior lot lines shall be measured from the property line. When the side of the lot abuts a street, the measurement to determine the setback shall be made in the same manner as Subsection A above.

D. Yards on Alleys. The following special regulations for determining setbacks apply when a lot abuts an alley.

1. If a side lot line abuts an alley, the yard shall be considered an interior side yard rather than a corner side yard.

2. In computing the minimum yard for any lot where such yard abuts an alley, no part of the width of the alley may be considered as part of the required yard.

E. Yards Abutting Official Plan Lines. If a property abuts an Official Plan Line, the required setback shall be established from the Official Plan Line or the property line, whichever results in a greater setback.

F. Regardless of the stated setback for a property, in no instance shall a building be allowed to encroach within an easement unless an easement encroachment has been authorized and a covenant recorded for that purpose.

[Figure: FIGURE 15-313: DETERMINING SETBACKS (YARDS)]

FIGURE 15-313: DETERMINING SETBACKS (YARDS)

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-32, § 3, eff. 10-21-16; Am. Ord. 2025-024, § 4, eff. 7-27-25).

The height of signs is measured in the same method as the height of other structures (See 15-305-B). Calculation of sign area is described in Article 26, Signs.

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

For the purpose of calculating required parking lot landscaping, parking lot areas are deemed to include parking and loading spaces as well as aisles, vehicle entry and exit areas, and any adjacent paved areas. The parking lot area does not include enclosed vehicle storage areas, carports, or parking structures.

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

The minimum distance shall be measured from the edge of any table, chair, bench, planter, or other appurtenance used as part of an outdoor dining area to any obstruction within and/or the edge of the pedestrian area (e.g., sidewalks).

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

Frontage coverage is the portion of the primary enclosed ground floor linear building façade that is located within the area between the minimum and maximum front setback. The following exceptions shall apply:

A. Sites with frontage on multiple streets may not be required to meet the frontage coverage requirement along the streets with the lowest functional classification or the least visual prominence, at the discretion of the Review Authority, except in districts in which a minimum frontage coverage for the side street is specified.

B. Required side and rear setbacks and residential transition setbacks shall be excluded from this calculation.

C. Public plazas, parks, pedestrian passages, alleys, and cross streets (public or private) shall be excluded from this calculation.

[Figure: FIGURE 15-317: DETERMINING FRONTAGE COVERAGE]

FIGURE 15-317: DETERMINING FRONTAGE COVERAGE

(Added Ord. 2015-39, § 1, eff. 1-9-16; Am. Ord. 2016-43, § 1, eff. 12-9-16).