Local zoning · Farmersville

Farmersville — Land Use

Land Use under the Farmersville local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page explains what Farmersville’s zoning (Title 17) says about allowable land uses, where those rules live, and the district-level constraints you’ll run into when planning or reviewing projects. The city’s zoning rules are codified in the Farmersville Zoning Ordinance (Title 17) and rely on land-use tables for Residential, Commercial and Industrial uses. See the Farmersville Zoning for the ordinance structure and maps. § 17.04.010

The code uses three primary land-use tables (residential, commercial, industrial) to show which uses are permitted outright, which need site or plan review, and which require a Conditional Use Permit (CUP): § 17.04.060 (referencing Table 1, Table 2, Table 3).

I link the city pages you’ll commonly need while reading this page: the city’s Farmersville Zoning and the rules that control setbacks and other development standards in Farmersville Development Standards. When the code requires actions related to parking, design review, overlays, ADUs, or Title 24 you’ll find the city pages linked inline where first discussed: Farmersville Development Standards, Farmersville Parking, Farmersville Design Review, Farmersville Overlay Districts, Farmersville ADUs, and California Building Standards Code.

How Farmersville organizes land use (high level)

  • Permitted/prohibited uses are listed in three tables:

    • Residential Table (Table 1) — Chapter § 17.40.020 (Table 1) identifies permitted residential uses and special conditions.
    • Commercial Table (Table 2) — Chapter § 17.56.020 lists commercial uses and the “letter” key for CUP, site review, limits, etc.
    • Industrial Table (Table 3) — Chapter § 17.60.020 covers industrial uses and conditions.

  • If a use is not listed in the tables it is prohibited unless the planning commission or zoning administrator determines it is similar and no more detrimental than a listed use: § 17.04.060.B.

  • Many district articles also point to required compliance with the Farmersville Design Guidelines and city-wide chapters for landscaping, parking and signs: see § 17.22.050(A) and § 17.22.060(A) (uses must comply with design guidelines and Chapters 17.76, 17.80, 17.84).

District-by-district breakdown

Each district subsection below summarizes the district purpose, where the code points for permitted uses, key dimensional/operational standards, and practical notes (where it typically applies). Always verify parcel-specific zoning on the official zoning map with the city.

R-1 (Chapter 17.24) — Single-Family Residential

  • Purpose: Provide low-density single-family living with protection for light/air/privacy. § 17.24.010.
  • Permitted uses: Uses shown in the Residential Land Use Table (Table 1). See § 17.24.020 referencing § 17.40.020 (Table 1).
  • Key dimensional standards: Front yard setback 25 ft, lot width typically 60 ft (interior) / 70 ft (corner), principal building height limit 18 ft (exceptions allow up to 30 ft with CUP or for post‑2006 subdivisions). See § 17.24.030 and § 17.24.040(B, A).
  • Other rules: ADU rules now appear in local code amendments referenced in the R-1 chapter (see the local ADU provisions and State ADU law). See § 17.24.060 (local ADU update; cites state law) and the Farmersville ADUs page.

Where it applies: Typical low-density neighborhoods. Verify parcel zoning on the official map. Verify with the jurisdiction.

R-M (Chapter 17.32) — Multiple-Family Residential (RM‑2.5 and RM‑4.0)

  • Purpose: Accommodate more intensive residential uses (apartments, duplexes) consistent with the General Plan. § 17.32.010.
  • Permitted uses: Uses listed in the Residential Table (Table 1). § 17.32.020 referencing § 17.40.020.
  • Key dimensional/density standards: Front yard setback 15 ft; side yards 5 ft (one story) / 10 ft (over one story); RM‑2.5 density metric ~ 1 unit / 1,700 sf (and minimum density rules for larger parcels); RM‑4.0 = 1 unit / 4,000 sf. See § 17.32.040 and § 17.32.040.F (Density).
  • Other rules: Multi-family projects have unit minimum sizes and parking ratios; site/plot plan reviews and maintenance agreements may be required. See § 17.32.040 and related development standards.

Where it applies: Higher-density residential corridors and multi-family parcels. Verify with the jurisdiction.

U‑R (Chapter 17.16) — Urban Reserve

  • Purpose: Preserve agricultural/open-space uses pending future development; staged conversion to urban uses later. § 17.16.010.
  • Permitted uses: Table 1 (residential) applies. § 17.16.020 referencing § 17.40.020.
  • Key standards: Large minimum lot area (2.5 acres), front yard 35 ft, side 10 ft, rear 40 ft. § 17.16.040.

Where it applies: Edge‑of‑city reserve areas slated for future development. Verify with the jurisdiction.

O‑S (Chapter 17.20) — Open Space

  • Purpose: Preserve open space, recreation, scenic and conservation areas. § 17.20.010.
  • Permitted uses: Table 1 (Residential Table) and uses consistent with open-space purpose. § 17.20.020.
  • Key standards: Front setback 35 ft, side 10 ft (interior), rear 40 ft, height limit 30 ft. § 17.20.030–040.

Where it applies: Parks, conservation and scenic strips. Verify with the jurisdiction.

Commercial zones and Table 2 (Chapter 17.56)

  • Commercial districts use a land use matrix (Table 2) across columns labeled for local commercial zones (e.g., C‑H, C‑G, C‑C, C‑S — see Table 2). § 17.56.020 and the table key explain permitted (x), CUP (letter codes), and site plan requirements. § 17.56.030 sets special conditions (letters a–g).
  • Example rules: some uses require CUP if they exceed specific sizes (for example, a CUP for any use 10,000 sf or more) or if abutting residential zones—see the table key § 17.56.030 (e, d).

Where it applies: Commercial corridors and nodes—consult the zoning map. Verify with the jurisdiction.

I (Industrial — Chapter 17.60) and I‑L (Light Industrial — Chapter 17.64)

  • Purpose: Areas for industrial activities with different intensity levels; 17.60 (I) addresses heavier industrial; 17.64 (I‑L) focuses on light industrial and compatible retail/service uses. § 17.60.010, § 17.64.010.
  • Permitted uses: Table 3 (Industrial Land Use Table) § 17.60.020; I‑L has its own Table 64‑1 for permitted uses in Chapter 17.64.
  • Key standards: I zone front yard 8 ft (parking no closer than 8 ft), side/rear yard rules vary and may be “none” except where abutting residential (then residential setbacks apply); I‑L front yard commonly 4 ft (may be reduced to 0 with zoning administrator approval), height limits typically 40 ft or as provided in Chapter 17.88. See § 17.60.050, § 17.64.040, § 17.64.030.

Where it applies: Industrial parks and service areas. Verify with the jurisdiction.

Overlay and special zones

  • P‑D Planned Development overlay: flexible combination of uses/densities shown on approved plan; may be applied to parcels in any underlying zone; deviations from the underlying zone are possible subject to findings and CUP/plan approval. § 17.36.010–040; 17.36.050–070. See Farmersville Overlay Districts.

Quick reference table — most decision‑relevant standards & uses

District Key constraints (typical) Typical permitted uses Code reference
R‑1 Front setback 25 ft; height 18 ft (up to 30 ft with CUP or in newer subdivisions); lot width 60/70 ft Single‑family homes; accessory buildings (subject to Table 1) § 17.24.040, § 17.24.030, Table 1 § 17.40.020
R‑M (RM‑2.5 / RM‑4.0) Front setback 15 ft; side 5/10 ft; density RM‑2.5 = ~1/1,700 sf, RM‑4.0 = 1/4,000 sf Duplexes, apartments per Table 1 § 17.32.040.F, § 17.32.040; Table 1 § 17.40.020
C‑ zones Uses controlled by Table 2; many uses require CUP when abutting residential or >10,000 sf Retail, services, restaurants (varies by column in Table 2) Table 2 § 17.56.020; special conditions § 17.56.030
I / I‑L I front setback 8 ft, I‑L front setback 4 ft (reduction possible); height limits per chapter Light/heavy industrial uses per Table 3 / Table 64‑1 § 17.60.050, § 17.64.040, Table 3 § 17.60.020
P‑D overlay Permitted uses/density per approved plan; underlying standards apply unless modified by approved P‑D Mixed use, customized master plans § 17.36.030–040, § 17.36.060

How permits, site review and CUPs interplay (practical synthesis)

  • The land use tables indicate whether a use is permitted (“x”), permitted with special conditions (letter codes), or not allowed: see the Table 2 key. § 17.56.020 and key § 17.56.030.
  • A Conditional Use Permit is required for uses listed as conditional in the tables and for other conditions spelled out in the key (e.g., abutting residential, size thresholds). CUP application process, public hearing and findings are in Chapter § 17.96.010–040.
  • Plot plan/site plan approval: many chapters require plot plan approval by the zoning administrator for uses needing building permits over $50, and site plan approval by the planning commission for new construction or expansions of 25% or more — see § 17.22.060(C) and repeated in district chapters (e.g., § 17.60.070(C)).
  • Projects must comply with Farmersville Design Guidelines and the chapters on landscaping, parking and signage: see § 17.22.050(A) and § 17.22.060(A). Use the Farmersville Design Review page for process and the Farmersville Parking page for off‑street parking standards.

Checklist

  • Confirm parcel zoning on the official zoning map (verify with the jurisdiction). § 17.04.050
  • Check the correct land‑use table (Table 1 / Table 2 / Table 3) to see whether your use is permitted, conditional, or prohibited: § 17.40.020, § 17.56.020, § 17.60.020.
  • If the table marks a CUP or special condition, prepare a CUP application per § 17.96.020–040.
  • Prepare plot/site plans: zoning administrator plot plan for building permits > $50; planning commission site plan for new construction or 25%+ expansions (§ 17.22.060(C) and district provisions).
  • Confirm compliance with the Farmersville Design Guidelines, landscaping and screening, off‑street parking and sign chapters (§ 17.22.050(A); Chapters 17.76, 17.80, 17.84 referenced in § 17.22.060(A)).
  • For overlays or P‑D projects, include the required development plan and findings under § 17.36.050–070.
  • For ADUs, follow the updated local ADU provisions that implement state ADU law; see local ADU section § 17.24.060 and State ADU law reference.

Risks & Ambiguities

Issue Why it matters What to verify
Unlisted or novel uses Uses not on Table 1/2/3 are prohibited unless the planning commission or zoning administrator finds them similar — this is discretionary. § 17.04.060.B Verify whether the planning commission has previously classified similar uses; get an administrative determination.
Ambiguous table codes (letters like a, b, d, e) Letter codes impose different triggers (CUP, size limits, abutting res.). Missing the correct interpretation can lead to required CUPs being missed. § 17.56.030 (table key) Confirm the exact letter key for your use and whether size / adjacency thresholds apply.
Parcel-specific zoning map boundaries Zoning map placement can affect whether a use is allowed; the code requires maps but parcel edges occasionally need interpretation. § 17.04.050 Verify parcel zoning with the city; if uncertain, ask the planning commission or zoning administrator.
Conflicts with design guidelines versus literal code Many sections require compliance with Farmersville Design Guidelines in addition to numeric standards, introducing discretionary design review outcomes. § 17.36.045, § 17.22.050(A) Confirm design review triggers and pre-application conference with planning staff.
ADU local amendments vs. state law Local ADU provisions were amended and reference State ADU law; state rules can override some local limits. § 17.24.060 (local text referencing state law) Check the current ADU local amendment and State ADU law for applicability. Verify with jurisdiction.

Plain‑English summary

Farmersville uses Title 17 to say what you can build where; permitted uses live in three tables (residential, commercial, industrial). If a use is listed as “x” it’s allowed (usually with site review); letter codes flag CUPs or special limits; if it’s not listed it’s prohibited unless the planning staff or commission says it’s similar. Key numeric rules (setbacks, heights, densities) are in each district chapter — for example R‑1 front setback 25 ft and many multi‑family rules are in the R‑M chapter. See the referenced sections below and verify parcel specifics with the city. § 17.04.060, § 17.24.040, § 17.32.040.

Source References

  • Farmersville Zoning — Title 17 Zoning (Title statement): § 17.04.010.
  • Permitted/prohibited uses and tables: § 17.04.060 (reference to Table 1/2/3).
  • Residential land use table (Table 1): § 17.40.020.
  • R‑1 Single Family zone (purpose, permitted uses, setbacks, height): § 17.24.010–040.
  • R‑M Multiple Family (RM‑2.5 / RM‑4.0) (purpose, density, setbacks): § 17.32.010–050.
  • Commercial land use table and key (Table 2, special conditions): § 17.56.020–040.
  • Industrial table and rules (Table 3, Chapter 17.60): § 17.60.020–070.
  • I‑L Light Industrial (Table 64‑1 and standards): § 17.64.010–040.
  • Planned Development overlay: § 17.36.010–090.
  • Conditional Use Permits: § 17.96.010–040.
  • Plot plan / site plan and performance standards references: § 17.22.050–060 (performance standards and plot/site plan triggers).
  • ADU local update and State law reference: updated ADU text in § 17.24.060 (Ord. No. 523) and State ADU law reference.

If you need the exact text of any table row or the full numeric standard for a single parcel, ask and I’ll extract the specific table entries and cite the exact table row and §.

Sources

Retrieved passages

  • Farmersville Zoning Code (§ 2) High relevance
  • Farmersville Zoning Code (Chapter 17.56.) High relevance
  • Farmersville Zoning Code (title shall) High relevance
  • Farmersville Zoning Code (§ 2) High relevance
  • Farmersville Zoning Code (§ 1) High relevance
  • Farmersville Zoning Code (§ 1) High relevance
  • Farmersville Zoning Code (Chapter 17.104.) High relevance
  • Farmersville Zoning Code (Section 17.56.040) High relevance

Cited sections

Frequently asked questions

What can I build on an R‑1 lot in Farmersville?

You can build the uses listed for the R‑1 zone in the Residential Land Use Table (Table 1). Numeric standards for R‑1 (front setback 25 ft, lot widths, height limits) are in § 17.24.020–040; check Table 1 § 17.40.020 for permitted accessory and conditional uses.

What are Farmersville setback requirements for single‑family homes?

R‑1 front yard setback is 25 ft, side and rear setbacks and lot width are specified in § 17.24.040. For other zones (R‑M, U‑R, I, I‑L) see their chapter yard rules (e.g., § 17.32.040, § 17.16.040, § 17.60.050, § 17.64.040).

Do I need design review in Farmersville?

Many new uses and all P‑D and other new development must comply with the Farmersville Design Guidelines; chapters repeatedly require design guideline compliance (for example § 17.36.045, § 17.22.050(A)). Check the Farmersville Design Review page and your district chapter for triggers.

When is a Conditional Use Permit required?

A CUP is required for any use listed as conditional in the land‑use tables (Table 1 / Table 2 / Table 3) and per the table key (letters a, b, d, e, etc.). The CUP process and hearing requirements are in § 17.96.010–040.

Are there size thresholds that trigger a CUP?

Yes — the code states a CUP is required for any permitted use occupying 10,000 sf or more of building or outdoor storage area, and other size/adjacency triggers are spelled out in the table key (§ 17.56.030 (e)). Check the specific Table column for your zone.

How are uses not listed in the land‑use tables handled?

If a use is not listed, it is prohibited unless the planning commission or zoning administrator finds it similar and no more detrimental than a listed permitted or conditional use (§ 17.04.060.B). That is a discretionary determination—verify with staff.

Where do I find parking requirements for a proposed use?

Off‑street parking standards are in Chapter 17.80 and are referenced across district chapters; many district chapters explicitly point to chapters on landscaping, parking and signs (e.g., § 17.22.060(A)). Use the Farmersville Parking page for the numeric schedule and exceptions.

Is a Planned Development (P‑D) allowed to change setbacks or density?

A P‑D can deviate from underlying zone standards if the planning commission finds the deviations produce a better project; the overlay allows mixed uses and deviations subject to findings and conditions (see § 17.36.030–060). The P‑D approval must include a development plan and use permit.

Do I need a plot plan or site plan for re-occupancy or remodels?

Re‑occupancy and remodels may require plot plan approval by the zoning administrator (e.g., for building permits > $50); major new construction and expansions (25%+) usually require planning commission site plan approval — see § 17.22.060(C) and district provisions that repeat this requirement.

How do ADU rules work in Farmersville?

Farmersville has local ADU provisions in its R‑1 chapter as updated (see § 17.24.060 and the ordinance update notes referencing State ADU law); local ADU regulations must be read with State ADU law. See the Farmersville ADUs page and § 17.24.060 for local mechanics.

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