Local zoning · Fillmore

Fillmore — Land Use

Q: Is self-storage allowed in the Business Park or BP zones?

The business park use table explicitly lists self‑serve mini storage and self‑storage (including RV storage) as NP (not permitted) in the BP districts; see § 6.04.1203 for the BP use matrix. Self-storage may be allowed in MPD only under narrow circumstances or as conditional where listed; check § 6.04.0810 and § 6.04.1203 .

Q: Where do I find parking requirements for a new restaurant or office?

Off-street parking standards are in § 6.04.34 ; district chapters repeatedly remind applicants that parking, off-street loading and related requirements apply to all uses listed as permitted or conditional. The ordinance also allows joint-use and reduction approaches with traffic/parking studies in some cases — see § 6.04.3450 and the off-street parking sections for details .

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the City of Fillmore's zoning ordinance (Title 6, Land Development and Use) actually requires about land use: which uses are permitted, which require discretionary review, and the basic dimensional/development rules that control where those uses can locate. It is grounded in the Fillmore Zoning Ordinance tables and district chapters (citations below). For application-level steps you will repeatedly encounter discretionary tools such as a development permit (§ 6.04.66), conditional use permit (§ 6.04.70) and minor conditional use permit (§ 6.04.68) — all referenced in the ordinance .

Links to related topics (first mention only): off-street parking is handled under the Fillmore Parking rules; development rules live in Fillmore Development Standards; small-scale building/site design reviews are covered on the Fillmore Design Review page; overlay rules live on Fillmore Overlay Districts; accessory dwelling rules on Fillmore ADUs; nonconforming rules on Fillmore Nonconforming Uses; signage and identification rules on Fillmore Signage; and the state building code is the California Building Standards Code.

How the ordinance organizes Land Use

The Fillmore ordinance lists allowed uses for each zoning district using three basic categories: P = permitted, D = allowed with a development permit, C = allowed only with a conditional use permit (or minor conditional permit where noted), and NP = not permitted. See the district use tables for each district (for example, residential uses § 6.04.0410, commercial § 6.04.0610, business park § 6.04.1203, and manufacturing/industrial § 6.04.0810) .
Where a use is listed as "permitted" it still must comply with applicable district standards, Article III (General Regulations), and other implementing sections (landscaping § 6.04.28, parking § 6.04.34, signage § 6.04.38, etc.) .
Discretionary approvals referenced repeatedly include Development Permits (§ 6.04.66), Conditional Use Permits (§ 6.04.70) and Minor Conditional Use Permits (§ 6.04.68); the ordinance requires specific findings before approval and ties design review to development permit review in multiple places (for example, residential minor conditional use and design review references) .

District-by-district breakdown

Below are the primary zoning districts with the ordinance’s stated purpose, the typical permitted/conditionally-permitted uses, key dimensional standards, and how to confirm if a property is in the district.

Note on maps: the ordinance text defines districts; the zoning map locates them. Parcel-specific questions must be verified with the City (Verify with the jurisdiction).

Residential — RPD-R, RPD-L, RPD-M, RPD-M/H, RPD-H

Purpose: Provide a range of single- and multi-family residential densities and implement General Plan housing policies. See § 6.04.04 et seq. for the residential use table and standards .
Typical permitted uses: Accessory Dwelling Units (ADUs) (P in all RPD zones), single-family dwellings (P in many R zones), small family day care (6 or fewer children P), supportive/transitional housing (P); larger institutional/residential care or large day care require C (conditional) status — see § 6.04.0410 for the full matrix .
Key dimensional standards (from Table II-1): Maximum units per acre vary by RPD: RPD-R 1.02 u/ac, RPD-L 7.0 u/ac, RPD-M 11.0 u/ac, RPD-M/H 15.0 u/ac, RPD-H 35.0 u/ac; Front setbacks typically 20 ft (RPD-R) or 18 ft (RPD-L/M); Max height generally 35 ft / 2 stories (RPD-R/L/M/MH) and 40 ft / 3 stories for RPD-H; see § 6.04.0415 and Table II-1 for the full chart .
Where it applies: apply where the zoning map lists RPD-* districts; development standard exceptions (e.g., alley access minimums, hillside rules) are in the same subsection (§ 6.04.0415) .

Practical note: ADUs are permitted but must comply with ADU-specific rules and with parking/utility considerations — see the city ADU page and the ordinance ADU entry in the residential use table (§ 6.04.0410) .

Commercial — CN (Neighborhood), CBD (Downtown), CO (Office), CH (Highway/Regional)

Purpose: Provide for neighborhood retail and services, traditional downtown mixed-use, professional office corridors, and highway-serving commercial activity. See § 6.04.06 series and the chart in § 6.04.0615 for district development standards .
Typical permitted uses: Vary by zone. For example, CN allows many neighborhood retail and services as P; CBD has special core-area rules and allows greater frontage/building coverage; CO limits retail and favors offices; CH allows larger commercial and regional uses (lots and uses listed in § 6.04.0610/615) .
Key dimensional standards (excerpt from § 6.04.0615): Lot area examples: CN 5,000 sq ft, CBD 7,000 sq ft, CO 7,000 sq ft, CH 20,000 sq ft; Front setback minimums: CN 5 ft, CBD special rules, CO 0–20 ft depending on location, CH 10 ft; Structure height maximum typically 35 ft / 2 stories in these commercial zones — see § 6.04.0615 for full table .
Where it applies: check the zoning map for CN / CBD / CO / CH parcels and the Downtown Specific Plan "core area" exceptions referenced in the ordinance (§ 6.04.0615) .

Design and frontage rules in the CBD can limit allowable ground-floor uses in the downtown core — see the CBD development standards and the Downtown Specific Plan references in § 6.04.0615 .

Business Park — BP-1, BP-2

Purpose: Provide campus-like settings for offices, light industrial and support commercial uses; emphasize design, landscaping and open space. See § 6.04.1201 and following for intent and allowed use lists .
Typical permitted uses: Administrative/professional offices, light manufacturing, warehousing/distribution, research & development and service commercial uses — many listed as P in BP-1 and BP-2 but some uses (hotels, certain retail, heavy processing, RV storage) are D, C or NP depending on sub-zone; see the use matrix at § 6.04.1203 .
Key dimensional/operational standards: Business Park has site-specific development standards and flexible height/area rules designed to promote design quality; minimum Ventura St. landscape setbacks and other numeric setbacks are listed in § 6.04.1210 and operation/performance rules appear in § 6.04.1218 (performance) — e.g., Ventura Street front yard 20 ft landscaping requirement (§ 6.04.1210) .
Where it applies: land designated BP-1 or BP-2 on the zoning map; projects frequently require site plan review and an approved site plan serves as the controlling document for allowed uses (§ 6.04.1201.D) .

Manufacturing / Industrial — MPD

Purpose: Provide for light and medium industrial uses served by major transportation while protecting nearby areas from nuisance impacts; see § 6.04.0801 .
Typical permitted uses: Light manufacturing/assembly/processing and limited warehousing (many uses are P if enclosed and not creating nuisances); medium manufacturing and heavier uses may be allowed only as C (conditional) depending on impacts; use categories and P/D/C designations are in § 6.04.0810 .
Key standards and conditions: Permitted uses must comply with operational standards and Article III; permitted uses that alter structures require a development permit (§ 6.04.0805, § 6.04.0810). Performance, screening and restricted outdoor storage rules are enforced to protect the public (see §§ 6.04.0805 and 6.04.0810) .
Where it applies: MPD-designated parcels on the zoning map; verify track-level constraints and any BP vs MPD differences at the parcel level (Verify with the jurisdiction).

Representative decision table — common land-use entries

Typical land use (example)	Districts where commonly P / D / C	Why decision-relevant	Code reference
Accessory Dwelling Unit (ADU)	RPD-R, RPD-L, RPD-M, RPD-M/H, RPD-H — P in residential matrix	ADUs are allowed by right in Fillmore residential zones but must still meet development standards, parking, utility, and ADU rules	See § 6.04.0410 (Residential use table)
Small child day care (≤6 children)	Residential zones — P; larger centers (≥7) require C	Number of children changes permit requirement and imposes on-site open/play area and fencing standards	§ 6.04.0410 and day care standards in § 6.04.0620
Neighborhood retail / deli	CN — typically P; CBD/CO/CH vary	Ground-floor restrictions apply in CBD core; development standards and frontage rules may limit signage/uses	§ 6.04.0610/0615 (commercial use and standards)
Light manufacturing / assembly	MPD — typically P (if enclosed); BP-1/BP-2 allow many light industrial uses as P	Outdoor storage, emissions, and loading create performance requirements and often require site plan review	§ 6.04.0810; § 6.04.1203 for BP list
Self-storage / RV storage	Typically NP in BP and limited in MPD (see matrix)	Use often disallowed in BP; where allowed it is usually conditional because of security/visual impacts	§ 6.04.1203 (BP matrix), § 6.04.0810 (MPD)
Signs / business identification	Allowed with limits; sign programs required in BP zones	Sign area and placement constrained; many sign types require a development permit or sign program	Sign standards § 6.04.38; BP sign program reference § 6.04.1206

(These are representative pulls from the ordinance use tables; always check the full district use table text for edge cases and exact permit type — e.g., specific restaurant or automotive uses may be listed as C or NP in certain zones) .

Checklist — what an applicant must satisfy (land-use focused)

Confirm the parcel’s zoning (district) on the city zoning map and read the district use matrix for that zone (verify P/D/C/NP classification) — see the district tables (§ 6.04.0410, § 6.04.0610, § 6.04.1203, § 6.04.0810) .
Determine whether the proposed use is permitted or requires a Development Permit (§ 6.04.66) or Conditional Use Permit (§ 6.04.70) (or minor CUP § 6.04.68); prepare findings and site plans accordingly .
Confirm compliance with district development standards (setbacks, coverage, height, lot area) in Table II-1 (§ 6.04.0415) or the commercial/BP/MPD development tables (§ 6.04.0615, § 6.04.1210) and plan accordingly; if a deviation is needed, prepare for a variance or development permit justification .
Provide required parking calculations and layout per off-street parking rules (§ 6.04.34) and address joint-use or reduction strategies if applicable (see Fillmore Parking) .
Prepare landscaping and screening to meet § 6.04.28 standards (stormwater/NPDES notes appear in BP setbacks) and the landscaping chapter; if in the downtown/core area, prepare special frontage treatments per CBD rules .
If the site/building is within an overlay or historic district, confirm overlay restrictions and design-review triggers on Fillmore Overlay Districts and Fillmore Historic Preservation (Verify with the jurisdiction).
Check for nonconforming status or illegal uses (see § 6.04.3085–3095) if the property or use predates current zoning; legalization procedures are available but constrained .
Prepare a sign program if applicable (BP and multi-tenant sites have specific sign program requirements) and coordinate with § 6.04.38 (sign standards) and the city sign program references .
Plan for any required environmental clearance (CEQA) and public noticing/hearing requirements for CUPs and minor CUPs (procedural sections referenced in several district subsections) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Use labeled “P” but alters a building or site	A permitted use that requires structural alteration still needs a Development Permit — so entitlement and construction are not automatic	Confirm whether the proposal requires a Development Permit under § 6.04.66 and read the permitted-use commentary in the district table (see § 6.04.0805, § 6.04.0405)
Parcel in the CBD core area	CBD has special front-floor and frontage rules referenced to the Downtown Specific Plan; allowed ground-floor uses differ in the core	Check CBD development standards and the Downtown Specific Plan figure referenced in § 6.04.0615; verify which frontage rules apply to the specific parcel
Nonconforming or illegal use on the parcel	Nonconforming uses have strict limits on expansion or change; illegal uses have narrow legalization options (§ 6.04.3090)	Confirm legal status with the City and read §§ 6.04.3085–3095; legalization via minor CUP is possible only under narrow findings
District lists uses with fine distinctions (e.g., light vs medium manufacturing)	What looks similar can be P in one district and C or NP in another — permitting risk and timing differ substantially	Confirm exact use category and match it to the ordinance’s use definitions and the district table (see § 6.04.0810, § 6.04.1203)
Overlay / Downtown / Historic rules not in the base district text	Overlays can add uses, restrict others, or require extra review (e.g., design review)	Check applicable overlays on the zoning map and the Fillmore Overlay Districts page; verify design review triggers under the ordinance and the design-review procedures cited in district sections (§ 6.04.6620)
Parking and loading reductions or joint parking strategies	Parking may be reduced with parking studies or joint-use agreements, which affect site design and entitlement	Confirm off-street parking rules (§ 6.04.34) and the joint-use/reduction criteria (see ordinance discussion) and coordinate required traffic/parking studies with City staff

Plain-English summary

Fillmore’s zoning code sets out which land uses are allowed in each zoning district and whether a use is allowed outright, requires a development permit, or requires a conditional-use process; it also pairs those use rules with district development standards (setbacks, height, coverage) and other mandatory rules (parking, landscaping, signs). Always check the district use matrix (residential § 6.04.0410, commercial § 6.04.0610/615, business park § 6.04.1203, MPD § 6.04.0810) and be prepared for discretionary review if your project alters structures, increases intensity, or is listed as D or C in the table .

Source References

Fillmore Zoning Ordinance — Residential uses and use matrix: § 6.04.0410 (Residential use table) .
Fillmore Zoning Ordinance — Residential district development standards (Table II-1): § 6.04.0415 and Table II-1 .
Fillmore Zoning Ordinance — Commercial district standards and CBD rules: § 6.04.0615 (Zoning District Development Standards, CN/CBD/CO/CH) .
Fillmore Zoning Ordinance — Business Park intent and permitted uses: §§ 6.04.1201–1203 and BP development standards § 6.04.1210 .
Fillmore Zoning Ordinance — Manufacturing/Industrial (MPD) permitted uses and purpose: §§ 6.04.0801, 6.04.0810 (MPD use matrix) .
Fillmore Zoning Ordinance — Permits and review references (development permits, conditional use, minor CUP, design-review cross-references): §§ 6.04.66, 6.04.68, 6.04.70, and related hearing/notice/findings subsections referenced in district chapters (see multiple district applicability notes) .
Fillmore Zoning Ordinance — Parking, joint use and parking reductions references: § 6.04.34 and parking-related applicability statements in district sections .
Fillmore Zoning Ordinance — Signs and sign programs (BP sign program and multi-tenant sign rules): § 6.04.38 and BP sign references § 6.04.1206 .
Fillmore Zoning Ordinance — Nonconforming uses and legalization: §§ 6.04.3085–3095 (nonconforming rules) .

Information not explicitly found in the retrieved ordinance excerpts above (for example, parcel-specific map calls or up-to-date flowcharts of the permitting timeline): Verify with the City of Fillmore planning department or the full ordinance on the City website (Verify with the jurisdiction).

Sources

Retrieved passages

Fillmore Zoning Code (Section 6.04.38) High relevance
Fillmore Zoning Code (section as) High relevance
Fillmore Zoning Code (§ 7) High relevance
Fillmore Zoning Code (§ 2) High relevance
Fillmore Zoning Code (Section 6.04.30) High relevance
Fillmore Zoning Code (Section 6.04.70) High relevance
Fillmore Zoning Code (§ 6) High relevance
Fillmore Zoning Code (section 6.04.70) Medium relevance

Cited sections

Official Fillmore code library

Frequently asked questions

What can I build on an R-1 / RPD-R lot in Fillmore?

You should consult the residential use table — typical residential lots in the RPD-* series allow single-family dwellings and Accessory Dwelling Units (ADUs) as permitted (P) uses; small family day care (6 or fewer children) is P, while larger facilities are conditional. Check § 6.04.0410 and the Table II-1 development standards for setbacks, lot area and height limits that will apply to your parcel .

What are Fillmore’s setback requirements for single-family homes?

Setbacks are in Table II-1: for example, the front setback for RPD-R is 20 ft, for RPD-L/RPD-M typically 18 ft, and side setbacks commonly 10 ft (with some exceptions). See § 6.04.0415 and Table II‑1 for the full numeric table and exceptions .

Do I need design review for a commercial remodel in the CBD?

Possibly — the CBD has special development and frontage rules and the ordinance ties design review to development permit/review procedures for downtown projects; see the CBD development standards and the design-review procedure references in the ordinance (§ 6.04.0615 and the design-review cross-references) .

Is self-storage allowed in the Business Park or BP zones?

The business park use table explicitly lists self‑serve mini storage and self‑storage (including RV storage) as NP (not permitted) in the BP districts; see § 6.04.1203 for the BP use matrix. Self-storage may be allowed in MPD only under narrow circumstances or as conditional where listed; check § 6.04.0810 and § 6.04.1203 .

If my property currently hosts a use that isn’t listed, can I legalize it?

If a use is nonconforming or was illegal, the ordinance sets strict rules: nonconforming uses can be continued subject to limits, and illegal uses may only be legalized under narrow criteria (see §§ 6.04.3085–3095). Legalization via a minor conditional use permit is possible only if the director can make specific findings; confirm status with City staff and read § 6.04.3090 carefully .

Where do I find parking requirements for a new restaurant or office?

Off-street parking standards are in § 6.04.34; district chapters repeatedly remind applicants that parking, off-street loading and related requirements apply to all uses listed as permitted or conditional. The ordinance also allows joint-use and reduction approaches with traffic/parking studies in some cases — see § 6.04.3450 and the off-street parking sections for details .

Are daycare centers allowed in commercial or industrial zones?

Yes: the ordinance includes rules for day care centers across zones. Small day care (≤6 children) is permitted in residential zones; in commercial and manufacturing zones the use allowance and required permit type are listed in the commercial and MPD use tables. Day care centers have specific development standards (outdoor play area, fencing, hours) in the code (see § 6.04.0620 and the daycare standards referenced in the residential section) .

If a use is listed as “P,” can I start operations immediately?

Not necessarily. A P (permitted) use must still comply with applicable development standards, Article III general regulations, and may require a development permit if structural changes are needed (see § 6.04.0805 and district notes that reference development permits). Always check whether a development permit (§ 6.04.66) or other ministerial/non-ministerial approvals are required .

Can the city require additional design or landscaping beyond the base standards?

Yes. District chapters repeatedly require landscaping, screening and performance standards; BP and other zones specifically require sign programs, landscaping and site-plan-level design review (for example, Ventura Street landscape setbacks and NPDES-related landscaping in § 6.04.1210) .

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