Chowchilla — Zoning

Last reviewed: July 1, 2026

Overview

Chowchilla's zoning ordinance (the local zoning title) establishes the city's base and overlay zoning districts, the City of Chowchilla Zoning Map, and the development rules that apply inside each district. The base districts (residential, commercial, industrial, public facilities, open space, and mixed-use) are listed in § 18.06.030 and the official zoning map rule is in § 18.06.040 . The ordinance implements the General Plan (see relationship rules in § 18.02.060) and requires most use/detail rules to be read against the land-use tables in § 18.08.010–020 .

Important cross-checks for applicants: the ordinance ties into the city's development standards and off-street parking rules; design-related discretionary reviews are handled under the design review processes; overlays are additive (see overlay districts) and the ADU section modifies residential rules (see ADUs). For code-level construction requirements consult the California Building Standards Code.

NOTE: This page summarizes what the Chowchilla zoning ordinance text retrieved from the municipal code says. For parcel-specific determinations, always Verify with the jurisdiction.

How the ordinance organizes zoning

• The list of base and overlay districts is explicit in § 18.06.030 (base districts R-L, R-M (R-M-5 / R-M-6), R-MH, R-H, C-N, C-S, C-H, MX-D, MX, O, I-L, I-H, PF, OS; overlays AO and SPO) .
• The Zoning Map is incorporated into the code and maintained by Community Development; all incorporated property is assigned a district (§ 18.06.040) .
• Where a specific plan applies, the Specific Plan Overlay (SPO) controls uses and standards in that area and can supersede the base zone (§ 18.42.030–040) .
• Rules for interpreting unclear boundaries are in § 18.06.050; zone changes require a city-council ordinance in accordance with Chapter 18.86 (§ 18.06.060) .

District-by-district breakdown

Below are the ordinance’s district names exactly as adopted and the most decision-relevant items the code actually states. Where the retrieved materials do not list a specific numeric standard, the entry notes that the text was not found.

Notes on permitted uses: the land-use tables control what is allowed as a matter of right, what requires administrative approval, and what needs a conditional use permit—consult § 18.08.010–020 for the residential and commercial use tables .

Low Density Residential — R‑L

• Purpose: Provide for low-density single-family residential neighborhoods (standards and purposes in Chapter 18.10) § 18.10.x .
• Typical permitted uses: single-family dwellings and accessory uses as listed in the land-use tables § 18.08.020 .
• Key dimensional/operational standards found:
  • No required usable open space (i.e., zero minimum) § 18.10.150 .
  • Landscaping requirement and timelines § 18.10.160 .
  • Fences/walls per Chapters 18.50.110–120 § 18.10.170 .
  • Signs governed by Chapter 18.56 § 18.10.180 .
• Where it applies: all areas mapped R‑L on the Zoning Map; check official map at Community Development per § 18.06.040 .
• If you need to change a permitted use or dimensional standard, see the variances and exceptions process (standards and process are elsewhere in the title).

Medium Density Residential — R‑M (includes R‑M‑5 and R‑M‑6)

• Purpose: Areas for primarily single-family dwellings in an urban setting — density 2–12 du/acre § 18.12.010 .
• Typical permitted uses: residential uses listed in the residential land-use table § 18.08.020 .
• Key dimensional/operational standards:
  • Usable open space: 400 sq ft per dwelling unit; min 15 ft width § 18.12.150 .
  • Landscaping requirements per Chapter 18.52 and installation timelines § 18.12.160 .
  • Signs per Chapter 18.56 § 18.12.180 .
• Where it applies: see Zoning Map and land-use tables; density and lot-size rules in Chapter 18.12.

Medium‑High Density Residential — R‑MH

• Purpose: Provide areas for multiple-family residential structures between 12 and 20 du/acre § 18.14.010 .
• Typical permitted uses: multifamily residential per the residential land-use table § 18.08.020 .
• Key dimensional standards: minimum lot area 5,000 sq ft; frontage and width standards set out in § 18.14.030–040 .

High Density Residential — R‑H

• Purpose: Encourage a variety of multi‑family residential uses in a density range 20–30 du/acre § 18.16.010 .
• Typical permitted uses: multifamily housing as per the residential land-use table § 18.08.020 .
• Key dimensional standards: minimum lot area 6,000 sq ft; lot frontage, width, and depth rules in § 18.16.030–040 .

Neighborhood Commercial — C‑N

• Purpose: Provide commercial uses and services serving adjacent residential neighborhoods § 18.20.010 .
• Typical permitted uses: retail and neighborhood-serving commercial per the commercial land-use table § 18.08.030 .
• Key dimensional/operational standards:
  • Minimum site area 2 acres (can be divided with reciprocal access agreement) § 18.20.030 .
  • Lot frontage and coverage rules in § 18.20.040–050 .
  • Sign controls per Chapter 18.56; highway-oriented sign exceptions are narrowly defined (see § 18.56.094 for parcels adjacent to SR‑99) .

Service / Highway Commercial — C‑S and C‑H

• Purpose: (Ordinance lists both C‑S and C‑H in § 18.06.030) apply to higher‑intensity commercial and highway-oriented uses; detailed chapter numbers for each commercial subtype are in the ordinance and the land-use tables control specific uses § 18.06.030 and § 18.08.030 .
• Typical standards: many commercial district numeric rules are in Chapter 18.24 (site area, setbacks, front setback 15 ft, allowed zero rear/side setbacks with conditions, maximum height 50 ft) § 18.24.030–080 .
• Sign and highway sign rules: see Chapter 18.56 and § 18.56.094 for SR‑99 exceptions .

Downtown Mixed Use — MX‑D and Mixed Use — MX

• Purpose: MX‑D is a downtown mixed-use district intended to create a dynamic mix of uses in the downtown core § 18.26.010; the MX zone promotes walkability and mixed commercial/residential relationships § 18.26.x / 18.30.x .
• Typical permitted uses: retail, offices, and residential per the land-use tables § 18.08.030 .
• Key numeric notes:
  • MX‑D encourages buildings at the front lot line (exceptions for patios/entries) § 18.26.060 B and allows zero rear/side setbacks in many configurations § 18.26.060; maximum height commonly 50 ft except where abutting residential (drops to 35 ft) § 18.26.080 .
  • MX zones require pedestrian circulation (minimum 6‑ft path between entrances and sidewalk) § 18.30.x / MX .

Office — O

• Purpose: Provide areas for professional and non‑retail offices near neighborhoods § 18.30.010 .
• Key standards: minimum site area 6,000 sq ft, frontage 60 ft (exceptions) and 15‑ft front setbacks; see § 18.30.030–060 .

Light and Heavy Industrial — I‑L and I‑H

• Purpose: Industrial land uses are grouped as I‑L and I‑H in the base district list § 18.06.030; heavy industrial standards include performance and nuisance limitations (noise, fumes, etc.) to protect adjacent uses (Chapter 18.34 for I‑H) § 18.34.150 .
• Key operational rules: mechanical equipment setbacks, open-storage screening, and maintenance requirements are specified in the industrial chapter(s) (see Chapter 18.34 and related I‑L rules) § 18.34.x .

Public Facilities — PF

• Purpose: Siting of public and institutional functions such as parks, schools, utilities, fairgrounds, and the municipal airport § 18.36.010 .
• Typical permitted uses: institution/public uses per the land-use table § 18.08.030 .
• Key dimensional/operational standards:
  • No minimum lot area § 18.36.030; min frontage 40 ft § 18.36.040 .
  • Setbacks: front 15 ft, rear 15 ft (or 25 ft where abutting residential zones), side 5 ft interior / 10 ft street side § 18.36.060 .
  • Max height 50 ft § 18.36.080; other accessory structure rules in § 18.36.100 and off‑street parking per Chapter 18.54 § 18.36.110 .

Open Space — OS

• Purpose: Conservation, flood control, recreation corridors and landscape corridors § 18.38.010 .
• Typical uses and standards: permitted uses and sign rules appear in Chapter 18.38; max height 35 ft in many OS provisions § 18.38.080; landscaping and screening rules in Chapters 18.50 and 18.52 apply § 18.38.130–140 .

Airport Overlay — AO

• Application: The Airport Overlay zone adds restrictions for parcels near the Chowchilla Municipal Airport; the overlay's requirements are exercised together with the base zone and prevail if they conflict § 18.40.010–020 .
• Key constraints: no uses that interfere with navigational signals, cause glare, attract bird hazards, or otherwise jeopardize airport operations (also subject to FAA and county Airport Land Use Plan standards) § 18.40.020 .

Specific Plan Overlay — SPO

• Where applied, the specific plan's permitted uses and development standards govern; where the specific plan is silent, the underlying base zone applies; where the specific plan conflicts, the specific plan prevails (§ 18.42.030–040) .

Quick reference table — selected decision‑relevant standards

Practical guidance / how to use this chapter

• Start at the Zoning Map (City Community Development holds the official copy) to identify the base zone and overlays for the parcel (§ 18.06.040) .
• Read the land-use table for that zone (residential, commercial, or mixed‑use tables in § 18.08.010–030) to identify whether your proposed use is permitted, administrative, or conditional .
• Compare the specific chapter for the zone (e.g., Chapter 18.10 for R‑L, Chapter 18.36 for PF) for numeric standards: setbacks, lot area, height, and development-specific rules. If there is a Specific Plan Overlay (SPO), read SPO provisions first because they may supersede the base zone (§ 18.42.040) .
• If your project triggers site or design review (commercial or industrial site plan review rules in Chapter 18.72), coordinate with the city’s site plan review committee early; this identifies required permits and likely conditions § 18.72.030–050 .
• Confirm required parking from Chapter 18.54 and note the code exception for certain duplexes / urban lot splits near transit (no minimum off‑street parking under specific state rules referenced in the code) § 18.54.x and § 18.12.x .
• If you need to deviate from numeric development standards, the ordinance provides for variances or conditional use procedures — consult the variances and exceptions page and the applicable zoning chapters.

Checklist (what an applicant must satisfy before development)

• Confirm parcel's base zone and any overlays on the official zoning map per § 18.06.040 .
• Determine whether the proposed use is Allowed / Administrative / Conditional in the land-use tables § 18.08.010–030 .
• Compare project dimensions to the numerical standards in the applicable chapter (setbacks, height, lot area) for that zone (e.g., § 18.10, § 18.12, § 18.36) .
• Check special overlays (AO, SPO) and specific plan rules; SPO provisions prevail where applied § 18.42.030–040 .
• Verify parking requirements (Chapter 18.54) and applicable exceptions (e.g., certain ADU/duplex/transit proximity rules) § 18.54.x and ordinance annotations .
• Determine if site plan review, design review, or a conditional use permit is required; prepare materials consistent with Chapter 18.72 and site plan submittal requirements § 18.72.030–050 .
• If the zoning map boundary is ambiguous, consider a formal determination by the Planning Commission under § 18.06.050 .
• Confirm signage plans comply with Chapter 18.56 and any SR‑99 highway signage exceptions § 18.56.090–094 .
• Coordinate building-level compliance with the California Building Standards Code at permit review.

Risks & Ambiguities

Plain‑English summary

Chowchilla’s zoning ordinance names specific base districts (R‑L, R‑M, R‑MH, R‑H, C‑N, C‑S, C‑H, MX‑D, MX, O, I‑L, I‑H, PF, OS) and overlays (AO, SPO), incorporates an official Zoning Map into the code, and gives chapter-by-chapter numeric rules (setbacks, lot sizes, heights) and use tables that tell you what is allowed in each zone; start at the map, read the land-use table for your zone, then check the zone chapter for exact setbacks and requirements § 18.06.030–040, § 18.08.010–020, and the applicable chapter for your zone (e.g., Chapter 18.10 for R‑L, Chapter 18.36 for PF) .

Source References

• Establishment of zone districts and zoning map: § 18.06.030 and § 18.06.040
• Zoning boundary interpretation, zone changes, prezoning: § 18.06.050–080
• Land use tables and land‑use restrictions: § 18.08.010–020
• Low Density (R‑L): Chapter 18.10 (usable open space, landscaping, signs) § 18.10.150–190
• Medium Density (R‑M): Chapter 18.12 (purpose, open space, landscaping) § 18.12.010–190
• Medium‑High (R‑MH): Chapter 18.14 (purpose, lot dimensions) § 18.14.010–040
• High Density (R‑H): Chapter 18.16 (purpose, lot area/dimensions) § 18.16.010–050
• Neighborhood Commercial and commercial standards: Chapters 18.20 and 18.24 (site area, setbacks, height, parking) § 18.20.010–050, § 18.24.030–120
• Downtown / Mixed Use: Chapter 18.26 and MX standards § 18.26.010–090 and MX provisions § 18.30.x
• Office zone: Chapter 18.30 (application, setbacks) § 18.30.010–070
• Public Facilities (PF): Chapter 18.36 (purpose, setbacks, coverage, accessory structures) § 18.36.010–160
• Open Space (OS): Chapter 18.38 (purpose, height, landscaping) § 18.38.010–160
• Airport Overlay: Chapter 18.40 (application, use restrictions) § 18.40.010–030
• Specific Plan Overlay: § 18.42.030–040 (SPO governs where adopted)
• Site plan review committee and procedures: Chapter 18.72 (site plan review committee, review criteria, contents) § 18.72.030–050
• Sign standards including highway-oriented sign exceptions: Chapter 18.56, including § 18.56.094 for SR‑99 parcels

Retrieved passages

• Chowchilla Zoning Code (Section 18.02.110.) High relevance show source text
• Chowchilla Zoning Code (§ 2) High relevance show source text
• Chowchilla Zoning Code (Chapter 18.02) High relevance show source text
• Chowchilla Zoning Code (§ 2) High relevance show source text
• Chowchilla Zoning Code (§ 2) Medium relevance show source text
• CBC § 2 (§ 2) Medium relevance show source text
• Chowchilla Zoning Code (§ 2) Medium relevance show source text
• Chowchilla Zoning Code (title and) Medium relevance show source text
• Chowchilla Zoning Code (§ 2) High relevance show source text
• CBC § 2 (§ 2) Medium relevance show source text
• Chowchilla Zoning Code (Chapter 18.56.) Medium relevance show source text
• Chowchilla Zoning Code (Section 65852.21) Medium relevance show source text

Cited sections

• Establishment of zone districts and zoning map: **§ 18.06.030** and **§ 18.06.040** (§ 18.06.030)
• Zoning boundary interpretation, zone changes, prezoning: **§ 18.06.050–080** (§ 18.06.050)
• Land use tables and land‑use restrictions: **§ 18.08.010–020** (§ 18.08.010)
• Low Density (R‑L): Chapter 18.10 (usable open space, landscaping, signs) **§ 18.10.150–190** (Chapter 18.10)
• Medium Density (R‑M): Chapter 18.12 (purpose, open space, landscaping) **§ 18.12.010–190** (Chapter 18.12)
• Medium‑High (R‑MH): Chapter 18.14 (purpose, lot dimensions) **§ 18.14.010–040** (Chapter 18.14)
• High Density (R‑H): Chapter 18.16 (purpose, lot area/dimensions) **§ 18.16.010–050** (Chapter 18.16)
• Neighborhood Commercial and commercial standards: Chapters 18.20 and 18.24 (site area, setbacks, height, parking) **§ 18.20.010–050**, **§ 18.24.030–120** fileciteturn1file18turn1file9 (§ 18.20.010)
• Downtown / Mixed Use: Chapter 18.26 and MX standards **§ 18.26.010–090** and MX provisions **§ 18.30.x** fileciteturn1file14turn1file10 (Chapter 18.26)
• Office zone: Chapter 18.30 (application, setbacks) **§ 18.30.010–070** (Chapter 18.30)
• Public Facilities (PF): Chapter 18.36 (purpose, setbacks, coverage, accessory structures) **§ 18.36.010–160** fileciteturn1file1turn1file4 (Chapter 18.36)
• Open Space (OS): Chapter 18.38 (purpose, height, landscaping) **§ 18.38.010–160** (Chapter 18.38)
• Airport Overlay: Chapter 18.40 (application, use restrictions) **§ 18.40.010–030** (Chapter 18.40)
• Specific Plan Overlay: **§ 18.42.030–040** (SPO governs where adopted) (§ 18.42.030)
• Site plan review committee and procedures: **Chapter 18.72** (site plan review committee, review criteria, contents) **§ 18.72.030–050** (Chapter 18.72)
• Sign standards including highway-oriented sign exceptions: **Chapter 18.56**, including **§ 18.56.094** for SR‑99 parcels (Chapter 18.56)
• Chowchilla_ZoningCode.md

• Official Chowchilla code library