Local zoning · Farmersville

Farmersville — Zoning

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

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Last reviewed: July 2, 2026

Overview

This page summarizes the Farmersville Zoning Ordinance (Title 17) and the city’s zoning districts, what each district allows, and the key dimensional and procedural standards you will use to scope a project. The official Farmersville zoning & planning overview and the adopted zoning map control the exact district on a parcel (§ 17.12.020) . For design-related requirements see the Farmersville Design Guidelines and the city’s Farmersville Development Standards and check site plan / design review triggers early (§ 17.72.010–.030) . Off-street rules are enforced through the Farmersville Parking rules and Chapters 17.76 / 17.80 (§ 17.04.050, § 17.80.060) . Overlay and special districts (P‑D, FP) modify base rules—see Farmersville Overlay Districts and verify map placement (§ 17.36.040, § 17.12.010) . Accessory dwelling units follow local rules consistent with state law; see Farmersville ADUs and the local ADU provisions (§ 17.24.060 et seq.) . Where the ordinance refers to construction standards, the California Building Standards Code (Title 24) applies; the zoning code treats many fire/building requirements as separate from “development standards” (§ 17.40.020—ADU rules) .

Zoning districts — district-by-district breakdown

The city establishes these base zones in § 17.12.010: U‑R, O‑S, P‑QP, R‑1, R‑M, P‑D (overlay), C‑C, C‑G, C‑H, C‑S, I, plus the FP Flood Plain overlay. See the officially adopted zoning map (§ 17.12.020) to locate districts for a parcel .

U‑R — Urban Reserve Zone

  • Purpose: preserve agricultural/open-space until services and infrastructure for development exist (§ 17.16.010) .
  • Typical permitted uses: uses listed in the residential land use table (Chapter 17.40) subject to that table’s conditions (§ 17.16.020) .
  • Key dimensional standards: Lot Width = 125 ft, Front setback = 35 ft, Side = 10 ft (interior), Rear = 40 ft, Lot Area = 2.5 acres (§ 17.16.040) .
  • Where it applies: peripheral areas planned for future conversion; plot-plan review required for many building permits (§ 17.16.050) .

O‑S — Open Space Zone

  • Purpose: preserve recreation, scenic, cultural or conservation lands (§ 17.20.010) .
  • Uses: generally those in the residential land use table; check special-condition letters in Table 1 (§ 17.20.020) .
  • Standards: Front = 35 ft, Interior side = 10 ft, Street side = 20 ft, Rear = 40 ft, Max height = 30 ft (§ 17.20.030–.040) .

P‑QP — Public / Quasi‑Public Zone

  • Purpose: city and public-agency properties—schools, civic uses (§ 17.22.010) .
  • Permitted uses: listed in commercial land use table (Chapter 17.56) as appropriate (§ 17.22.020) .
  • Standards: Height limit = 40 ft (unless Chapter 17.88 allows exceptions); yard requirements are generally none unless adjacent zones require them (§ 17.22.030–.040) .

R‑1 — Single‑Family Residential

  • Purpose: low‑density single‑family neighborhoods (§ 17.24.010) .
  • Permitted uses: see Table 1 (Chapter 17.40) and special conditions (§ 17.24.020) .
  • Key standards: Front setback = 25 ft, Lot widths: corner = 70 ft, interior = 60 ft, Rear = 10 ft, Side (one‑story) = 5 ft; two‑story = 7.5 ft, Height usually 18 ft (exceptions & newer subdivisions up to 30 ft) (§ 17.24.030–.040) .
  • ADUs: ADUs/JADUs are allowed in R‑1 subject to local ADU rules (§ 17.24.060) .

R‑M — Multiple‑Family Residential (RM‑2.5 & RM‑4.0)

  • Purpose: higher‑intensity residential uses (apartments, duplexes) with two base densities RM‑2.5 and RM‑4.0 (§ 17.32.010) .
  • Permitted uses: listed in Chapter 17.40; multiple family dwellings, community facilities, etc. (§ 17.32.020) .
  • Key standards: Front setback = 15 ft, Lot widths: corner = 70 ft, interior = 60 ft, Rear = 10 ft, Side (one‑story) = 5 ft; over one story = 10 ft, Height = 3 stories / 30 ft, Lot area: apartments = 9,000 sq ft; duplex = 8,400 sq ft, Max coverage = 70%; densities: RM‑2.5 = 1 du / 1,700 sq ft (with RM‑2.5 and RM‑4.0 rules) (§ 17.32.030–.040, § 17.32.040.F) .
  • ADUs: allowed per city ADU rules in R‑M (§ 17.24.060) .

P‑D — Planned Development Overlay

  • Purpose: flexible mixed‑use / master‑planned development process; P‑D supersedes or adjusts underlying zone standards via an approved development plan (§ 17.36.010–.040) .
  • Permitted uses: those listed on the approved development plan; deviations (setbacks, density, parking) may be approved if project improves overall design (§ 17.36.030–.060) .
  • Application requirements: development plan, use permit, site plan, and findings; P‑D approvals lapse if not acted on within specified time (§ 17.36.050, § 17.36.090) .

C‑C — Central Commercial (downtown)

  • Purpose: pedestrian‑oriented downtown: buildings front sidewalk, display windows, limited on‑site parking in front (§ 17.42.010, § 17.42.040) .
  • Uses: commercial uses per Table 2 (Chapter 17.56) (§ 17.42.020) .
  • Standards: Height = 40 ft, Lot width: corner = 70 ft; interior = 60 ft; min lot area = 6,000 sq ft, Rear yard = none, buildings must place at least 1/2 of street frontage adjacent to building wall; parking encouraged to rear/side (§ 17.42.030–.060) .
  • Parking: central commercial parking requirement may be reduced by 25% and shared parking is encouraged (§ 17.42.060) .

C‑G — General Commercial

  • Purpose: general retail and service uses for daily needs; see detailed performance standards (§ 17.44.030–.060) .
  • Standards include fencing and screening adjacent to residential, noise limits, hours constraints, and parking/landscape requirements; plot‑plan/site‑plan approvals required for many uses (§ 17.44.060) .

C‑H — Highway Commercial

  • Purpose: highway‑oriented commercial uses along major arterials; applicable performance and yard standards are set in Chapter 17.46 (see § 17.46.030–.060) .
  • Typical standards: parking orientation, buffering adjacent residences, noise, lighting and landscape controls; site plan approval required for new uses (§ 17.46.030–.060, § 17.72.030) .

C‑S — Service Commercial

  • Purpose: service and light industrial‑service uses; lot sizes often larger than other commercial zones (§ 17.48.010–.050) .
  • Standards: Minimum lot area = 10,000 sq ft, typical yard exceptions and fencing/screening requirements to buffer residential uses (§ 17.48.050–.060) .

I / I‑L — Industrial and Light Industrial

  • Purpose: traditional industrial uses (I) and a specific I‑L light industrial zone for mixed/commercial‑industrial uses (§ 17.60, § 17.64) .
  • Industrial (I) highlights: generally no height limit except near residential/agricultural future residential areas where 40 ft limit applies within 200 ft (§ 17.60.040) and front yard = 8 ft for many industrial lots (§ 17.60.050) .
  • I‑L: a detailed permitted‑use table (Table 64‑1) lists allowed uses and permit types; performance standards require screening, landscaping, and limits on outside storage (§ 17.64.020, § 17.60.060) .

FP — Flood Plain Overlay

  • The Flood Plain overlay is listed among the city’s zones (§ 17.12.010) and is mapped on the official zoning map (§ 17.12.020) .
  • Specific FP development standards or a dedicated FP chapter were not located in the retrieved ordinance materials. Not found in retrieved materials — verify with the planning department and the official zoning map for parcel‑level FP constraints.

Quick reference table — decision‑relevant standards / typical permitted uses

Zone Key standards (front/setback/height/lot area) Typical permitted uses (decision focus) Code Reference
R‑1 Front 25 ft, Side 5 ft (1‑story), Rear 10 ft, Height normally 18 ft (30 ft where allowed) Single‑family, accessory buildings, ADUs (subject to ADU rules) § 17.24.040, § 17.24.030
R‑M (RM‑2.5 / RM‑4.0) Front 15 ft, Rear 10 ft, Height 30 ft / 3 stories, Lot area apts 9,000 sq ft Multi‑family, duplexes, ADUs allowed under ADU rules § 17.32.040
U‑R Front 35 ft, Lot width 125 ft, Lot area 2.5 acres, Height 30 ft Reserved/open/agricultural until services provided; residential uses per Table 1 § 17.16.040–.030
C‑C Height 40 ft, Min lot area 6,000 sq ft, Rear yard none, building frontage on sidewalk Downtown retail, restaurants, offices; parking to rear, reduced parking allowed § 17.42.030–.060
C‑G / C‑H / C‑S Varied setbacks/lot areas (see Chapters 17.44, 17.46, 17.48) General & highway commercial uses; service/auto uses in C‑S § 17.44.030–.060, § 17.46.030–.060, § 17.48.050–.060
I / I‑L Front yard 8 ft (I), I near residential: 40 ft limit within 200 ft, performance/landscape/screening rules Manufacturing, warehousing, light industrial, some commercial in I‑L (see Table 64‑1) § 17.60.050, § 17.60.040, § 17.64.020

Checklist

  • Confirm the parcel’s zoning on the official zoning map (§ 17.12.020) and check for overlays (FP / P‑D) .
  • Determine whether the proposed use appears in Table 1 / Table 2 / Table 3 (Chapter 17.40, 17.56, 17.60) and read any associated letters/special conditions (§ 17.04.060, § 17.40.020) .
  • Prepare a plot plan or site plan with required elements and submit per § 17.72.020 (nine copies & required exhibits); verify whether the planning director or planning commission is the reviewer (§ 17.72.020–.030) .
  • Check setback, height, lot area and lot width standards for the zone (see zone chapters cited above; e.g., § 17.24.040 for R‑1) .
  • Calculate parking requirements and any allowed reductions (C‑C reductions; parking rules in Chapter 17.80) and submit parking design per Farmersville Parking (§ 17.80.060) .
  • Confirm landscaping, screening and signage requirements (Chapters 17.76, 17.84) and Design Guidelines compliance (§ 17.12.045) .
  • If proposing an ADU/JADU, follow the ADU rules (ministerial approval timelines, parking, owner‑occupancy starting 2025) (§ 17.24.060 / ADU provisions) .
  • If requesting deviations, consider a P‑D or variance/minor deviation application (see § 17.36.060, § 17.100.080) .
  • For projects subject to CEQA, follow CEQA review per § 17.04.070 and coordinate environmental review early (§ 17.04.070) .

Risks & Ambiguities

Issue Why it matters What to verify
Zoning boundary uncertainty Map scale or lot lines on the official map can be ambiguous and affect applicable setbacks / uses Verify boundary with planning staff; the planning commission can determine boundary under § 17.12.050 (§ 17.12.050)
Flood Plain (FP) application FP overlay may trigger additional floodproofing or permit requirements not summarized here FP is listed in § 17.12.010 but specific FP standards were not found in retrieved materials — Verify FP rules with planning / public works. Not found in retrieved materials (§ 17.12.010)
ADU owner‑occupancy / parking changes (2024–2025) Local ADU rules include owner‑occupancy effective Jan 1, 2025 and specific parking/time limits that affect feasibility and permit process (§ 17.24.060, ADU rules) Confirm ADU procedural rules, ministerial timeline, and parking exception (within 1/2 mile of transit) with the planning department (§ 17.24.060)
Reduced parking in C‑C Downtown C‑C allows a 25% parking reduction, but shared-parking agreements and design constraints may be required (§ 17.42.060) Confirm whether your use qualifies and whether shared‑parking or in‑lieu arrangements are acceptable (§ 17.42.060)
Minor deviations vs variances Minor deviations are limited to 20% (except minimum lot area) and processed administratively; larger relief requires a variance (§ 17.100.080) Decide whether to pursue a minor deviation or a formal variance and check timing/appeal rights (§ 17.100.080)
Site‑specific performance standards Many zones require compliance with design guidelines and specific performance standards (noise, screening, hours) that could limit proposed uses (§ 17.42.050, 17.44.050, 17.60.060) Review the relevant zone’s performance standards and Farmersville Design Guidelines; request pre‑application meeting if needed (§ 17.12.045, § 17.72.010)

Plain‑English summary

Farmersville’s zoning (Title 17) divides the city into specific districts — R‑1, R‑M, C‑C, C‑G, C‑H, C‑S, I, U‑R, O‑S, a P‑D overlay and a FP overlay — each with a stated purpose, a table of permitted uses, and fixed dimensional rules (setbacks, heights, lot sizes) you must meet; plot/site plan, parking, landscaping, and design‑guideline requirements are enforced during plan review (§ 17.12.010, § 17.12.020, §§ 17.24–17.64) .

Source References

  • Farmersville Zoning Ordinance (Title 17): § 17.04.010 (Title) .
  • Establishment of zones and zoning map: § 17.12.010, § 17.12.020 .
  • Zoning boundary rules: § 17.12.050 .
  • R‑1 Single Family standards: § 17.24.030–.040 .
  • R‑M (Multiple family) standards and densities (RM‑2.5 / RM‑4.0): § 17.32.030–.040 .
  • U‑R and O‑S chapters: § 17.16.010–.050, § 17.20.010–.050 .
  • C‑C downtown standards and reduced parking allowance: § 17.42.010–.060 .
  • C‑G / C‑H / C‑S commercial chapters: § 17.44, § 17.46, § 17.48 (performance/yard/parking requirements) .
  • Industrial zone standards (I): § 17.60.040–.070 (height, setbacks, performance) .
  • I‑L Light Industrial permitted use table (Table 64‑1): § 17.64.020 .
  • Site plan / design review and application content: § 17.72.010–.030, § 17.72.020 (plot plan requirement) .
  • ADU / JADU rules (ministerial approval, parking, owner‑occupancy effective Jan 1, 2025): § 17.24.060 (as amended / ADU provisions) .
  • Minor deviations and variances: § 17.100.080 (minor deviation limits) .
  • General provisions & permitted uses tables: § 17.04.050–.060, § 17.40.020 (Table 1) .

Sources

Retrieved passages

  • Farmersville Zoning Code (Section 17.53.073.) High relevance
  • Farmersville Zoning Code (title shall) High relevance
  • Farmersville Zoning Code (title shall) High relevance
  • Farmersville Zoning Code (chapter are) High relevance
  • Farmersville Zoning Code (Chapter 17.56.) High relevance
  • CBC § 1 (§ 1) High relevance
  • Farmersville Zoning Code (§ 1) High relevance
  • Farmersville Zoning Code (Chapter 17.104.) High relevance
  • Farmersville Zoning Code (Chapter 17.04) High relevance
  • Farmersville Zoning Code (Chapter 17.42) High relevance
  • Farmersville Zoning Code (§ 1) High relevance
  • Farmersville Zoning Code (§ 1) High relevance
  • Farmersville Zoning Code (Section 17.104.030.) High relevance
  • Farmersville Zoning Code (Chapter 17.20) High relevance
  • Farmersville Zoning Code (Chapter 17.12) Medium relevance
  • Farmersville Zoning Code (§ 1) Medium relevance
  • Farmersville Zoning Code (chapter if) Medium relevance
  • Farmersville Zoning Code (§ 1) Medium relevance

Cited sections

Frequently asked questions

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

You may build the uses listed in the Residential Land Use Table (Table 1, Chapter 17.40) that are permitted in R‑1, subject to the R‑1 dimensional standards: Front setback 25 ft, typical side/rear setbacks and height limits in § 17.24.040 and § 17.24.030; ADUs are allowed under the local ADU rules (§ 17.24.040, § 17.24.030, ADU provisions) .

What are Farmersville setback requirements for single‑family homes?

For R‑1 single‑family lots the code requires Front = 25 ft, Interior side (1‑story) = 5 ft, Interior side (2‑story) = 7.5 ft, Street side = 15 ft, Rear = 10 ft; see § 17.24.040 for the full table and exceptions .

Do I need site plan or design review in Farmersville?

If your project is new construction in R‑M, C‑C, C‑G, C‑H, C‑S or I, or an enlargement of a non‑single‑family building by ≥25%, you will trigger site plan and design review; the application content and submittal requirements are in § 17.72.020–.030 (§ 17.72.030) .

Where is the official zoning map and how do I confirm a parcel’s zone?

The official zoning map is on file in the planning department office and is adopted as part of the ordinance per § 17.12.020; always verify parcel zoning with planning staff because the map controls district designation and overlays (§ 17.12.020) .

Can I get a reduced parking requirement downtown in C‑C?

Yes — the C‑C district allows a 25% reduction in required on‑site parking and encourages shared‑parking agreements, but you must meet the requirements and justify reductions during review per § 17.42.060 .

Are ADUs allowed citywide in Farmersville and what are the local rules?

ADUs and JADUs are permitted in R‑1, R‑M, and P‑D zones (and in multi‑family where allowed) subject to local standards; the code requires ministerial processing with a 60‑day clock, one parking space per ADU unless within 1/2 mile of transit, and owner‑occupancy requirements effective Jan 1, 2025 (§ 17.24.060 / ADU provisions) .

If my lot sits near a zoning boundary, which zone applies?

Follow the rules in § 17.12.050: where boundaries follow streets, alleys, lot lines or the map scale, those rules apply; if uncertainty remains, the planning commission can make a formal determination (§ 17.12.050) .

What are the Industrial zone height and yard rules I should watch for?

In the general I zone there is effectively no height limit except within 200 ft of a residential/agricultural future residential area — there a 40 ft cap applies; front yard and parking setbacks are also specific (e.g., front yard 8 ft) — see § 17.60.040–.050 for details and performance standards (§ 17.60.040–.060) .

How does a P‑D overlay change standards?

A P‑D is applied by development plan; underlying zone standards apply unless the P‑D development plan demonstrates improvements that justify deviations (setbacks, density, parking) and the planning commission makes the required findings (§ 17.36.030–.060) .

Are there special noise, lighting, or screening rules next to residential zones?

Yes. Many commercial/industrial zones require solid fencing and landscaping to screen adjacent residential properties and set maximum noise/light limits (see § 17.42.050, § 17.44.050, § 17.60.060) — include these performance standards in your site plan (§ 17.42.050, § 17.44.050, § 17.60.060) .

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