Fillmore — Zoning

Last reviewed: July 2, 2026

Overview

Fillmore’s zoning rules are codified in the City of Fillmore Zoning Ordinance (Chapter 6.04 of the municipal code). The ordinance establishes specific zoning districts, maps those districts on the City’s Official Zoning Map, and sets the baseline permitted uses, development standards, and procedures for variances, development permits and map amendments. The ordinance emphasizes consistency with the General Plan and directs that uncertain map boundaries be resolved by reference to the Official Zoning Map or by administrative interpretation. § 6.04.0220, § 6.04.0210.

NOTE: Where I cite a numeric § I am quoting the code reference; the full ordinance text and the Official Zoning Map are on file with the City Clerk as described in § 6.04.0220.

How the city organizes zoning (quick rules)

• The city creates the districts listed in § 6.04.0220 and shows their boundaries on the "City of Fillmore Official Zoning Map." § 6.04.0220.
• If a boundary is unclear, the code directs use of street centerlines, parcel lines, or the legal description/adopted rezoning case — and gives the Community Development Director authority to resolve uncertainty. § 6.04.0220(3).
• Dimensional and use standards for the districts are stated in the Zoning District Development Standards tables and the district-specific development subsections (for residential: Table II‑1 / § 6.04.0415; for commercial: § 6.04.0615).

(For related process rules — submittals, hearing thresholds, and review authority — see the permit thresholds in § 6.04.5001 and the development-permit rules § 6.04.66.)

Across this page I link to the city’s topic pages where the subject comes up: parking, development standards, design review, overlays, ADUs and the state building code for cross-reference.

District-by-district breakdown

Below I summarize each district actually created by the ordinance, state its primary purpose (plain English), typical permitted uses, key dimensional standards and where it generally applies according to the code. All requirements below are grounded in the ordinance text and the code sections cited.

Important: The ordinance repeatedly says the Official Zoning Map determines where each district applies; verify a parcel’s zone on the Official Zoning Map on file with the City Clerk. § 6.04.0220.

RPD-R (Residential Planned Development — Rural)

• Purpose: Preserve “rural” residential neighborhoods and allow low density single-family and agricultural pursuits. § 6.04.0401(A).
• Typical permitted uses: Detached single‑family dwellings; manufactured homes on permanent foundations; compatible public/quasi‑public uses (churches, day care, schools) when compatible. See residential uses table and the "similar uses" rule. § 6.04.0415, § 6.04.0225(3).
• Key dimensional standards (summary from Table II‑1): Minimum lot area 1.0 acre; lot width 50 ft (typical); front setback ~20 ft; maximum height generally 35 ft / 2 stories for RPD-R (see Table II‑1 for full matrix). § 6.04.0415 (Table II‑1).

RPD-L (Residential Planned Development — Low)

• Purpose: Low‑density detached single‑family neighborhoods with limited agriculture. § 6.04.0401(B).
• Typical uses: Detached single‑family homes, manufactured homes (on permanent foundations), small public uses when compatible. § 6.04.0415.
• Key standards: Maximum density ~7 units/net acre; lot area 6,000 sq ft; front setback 18 ft; max height 35 ft. See Table II‑1. § 6.04.0415.

RPD-M (Residential Planned Development — Medium)

• Purpose: Medium density housing neighborhoods. § 6.04.0401(C).
• Typical uses: Single‑family and compatible multi‑family where allowed by the table; accessory uses consistent with residential character. § 6.04.0415.
• Key standards: Max density ~11 units/net acre; lot area per du ~4,000 sq ft; front setback 18 ft; max height 35 ft. § 6.04.0415.

RPD-M/H (Residential Planned Development — Medium/High)

• Purpose: Transition density between medium and high; supports townhouses and denser housing types. § 6.04.0401.
• Typical uses: Denser single‑ and multi‑family residential, with open space and design controls as required. § 6.04.0415.
• Key standards: Max density ~15 units/net acre; front setback ~15 ft; max height typically 35 ft. § 6.04.0415.

RPD-H (Residential Planned Development — High)

• Purpose: Higher density residential (apartment and multifamily) and some congregate housing in appropriate locations. § 6.04.0401.
• Typical uses: Multi‑family residential, congregate housing subject to specific standards, compatible services. § 6.04.0415, § 6.04.0615 (where cross‑references appear).
• Key standards: Maximum density up to ~35 units/net acre; minimum lot area per unit 1,250 sq ft; front setback 10 ft; max height up to 40 ft/3 stories in some cases. § 6.04.0415 (Table II‑1).

(Residential rules: the Zoning District Development Standards table is the minimum standard; deviations require a Development Permit or variance per § 6.04.0415 and related variance sections.)

CN (Commercial Neighborhood)

• Purpose: Small-scale neighborhood retail and service businesses compatible with adjacent residences. § 6.04.0605(A).
• Typical uses: Retail shops, professional services, small restaurants/services oriented to local customers (check the permitted uses table for exact allowances). § 6.04.0605, and see the commercial standards table in § 6.04.0615.
• Key standards (from the commercial standards table): Minimum lot area ~5,000 sq ft; front setback minimum 5 ft; maximum parcel coverage 60%; max height 35 ft (2 stories). § 6.04.0615.

CBD (Central Business District)

• Purpose: Downtown, pedestrian‑oriented retail and tourism uses; implemented together with the Downtown Specific Plan. § 6.04.0605(B).
• Typical uses: Ground‑floor retail, restaurants, visitor‑oriented services; special Downtown/CBD standards apply (including where ground‑floor uses are restricted or required). § 6.04.0615(3.D); see Downtown Specific Plan references.
• Key standards: Lot area ~7,000 sq ft typical; front setback minimum often 0–1 ft in core areas; max parcel coverage up to 100%; height commonly 35 ft (2 stories). CBD has special exceptions — read § 6.04.0615(3.D) for core‑area rules.

CO (Commercial Office)

• Purpose: Administrative/professional office and limited retail (Sespe Avenue) while preserving residential character in the North Central Avenue area via tailored standards. § 6.04.0605(C).
• Typical uses: Professional offices, financial services, limited retail on specified frontages. § 6.04.0615(3.E).
• Key standards: For Sespe Ave CO area, lot area ~7,000 sq ft; front setback min 0–20 ft depending on subarea; coverage ~60%; North Central Ave subarea uses different residential-oriented standards (see § 6.04.0615).

CH (Commercial Highway)

• Purpose: Highway‑oriented commercial and tourist services along State Route 126; larger lots and vehicle‑oriented design. § 6.04.0605(D).
• Typical uses: Auto‑oriented retail, service stations, hotels/motels, larger retail and services serving the region. § 6.04.0615 (permitted uses table).
• Key standards: Typical lot area ~20,000 sq ft; front setback minimum 10 ft; max coverage ~50%; height 35 ft (2 stories). § 6.04.0615.

MPD / BP (Manufacturing / Business Park / Industrial)

• Purpose: Provide manufacturing, light industrial, business park and industrial uses while controlling nuisances (noise, glare, odor). The ordinance contains language for both a Manufacturing/Industrial or Business Park type district (MPD/BP), including accessory use rules. § 6.04.0220; accessory and conditions sections § 6.04.1205–1206 describe site plan review and accessory uses for business/industrial districts.
• Typical uses: Light manufacturing, research and development, storage (with limits), public utility facilities, selected wholesale/assembly uses (see the MPD/BP permitted uses table). § 6.04.0615 and BP sections for conditions of use.
• Key standards: Standards vary by subarea; typical max height 35 ft, and setbacks/lot area set in the district tables. Discretionary industrial uses often require site plan review / conditional use permits and must meet performance standards (noise, emissions). § 6.04.0615, § 6.04.1205.

O‑S (Open Space)

• Purpose: Preserve open space, recreation, and protect environmental resources/hazard areas. § 6.04.0220; see general purposes in § 6.04.0205.
• Typical uses: Parks, trails, conservation, passive recreation; development is limited and subject to specific plan or permit findings. § 6.04.0220, § 6.04.0205.

P‑F (Public Facilities)

• Purpose: Land used for city or public agency facilities (city hall, utilities, schools, fire/police etc.). § 6.04.0220.
• Typical uses: Government buildings, utilities, civic facilities, and similar public uses; development is controlled by specific public‑facility standards and review procedures. § 6.04.0220.

SFIP (South Fillmore Industrial Park) Overlay Zone

• Purpose: An overlay that modifies underlying standards for properties in the South Fillmore Industrial Park area; overlays add area‑specific rules beyond base zone standards. § 6.04.0220, overlay provisions in the ordinance.
• Practical effect: Overlays can change permitted uses, setbacks, or development requirements for properties inside the overlay — consult the overlay text and the Official Zoning Map to see whether a parcel lies inside the SFIP overlay. § 6.04.0220.

Quick standards table (decision-relevant excerpts)

This table pulls the most commonly used numeric standards into a single view. Always verify parcel‑specific requirements with the Official Zoning Map and the full development standards table in the ordinance.

For full, parcel‑specific numbers and exceptions (e.g., CO subareas, CBD core area), see § 6.04.0615 and Table II‑1 in § 6.04.0415.

Permitted uses, similar uses, and interpretation

• The ordinance lists permitted, conditional and not permitted uses by district in the use tables; where a use is not listed, the Community Development Director may determine that a proposed use is “similar” to listed uses following the tests in § 6.04.0225(3). § 6.04.0225(3).
• CBD specifics: all CBD uses are subject to CBD development standards and the Downtown Specific Plan; special ground‑floor rules apply in the “core area.” § 6.04.0615(3.D).

How review and permits layer on zoning

• Routine ministerial items and small residential projects may be approved by the Community Development Director; larger or discretionary projects require Planning Commission or City Council review per the thresholds in § 6.04.5001 (Table IV‑1). § 6.04.5001.
• Common discretionary entitlements that arise from zoning: Development Permits (§ 6.04.66), Conditional Use Permits (§ 6.04.70), Minor Variances (§ 6.04.60, § 6.04.64).

Practical cross‑references:

• Parking rules that apply to almost every non‑residential project are in the city’s parking standards — see Fillmore Parking.
• Dimensional and coverage controls are collected in the Fillmore Development Standards tables (this page mirrors Table II‑1 and commercial tables).
• Projects requiring design input must follow the city’s Fillmore Design Review procedures.
• If a parcel sits inside overlays (historic, industrial park, etc.) consult Fillmore Overlay Districts.
• Historic resource rules that affect some residential and downtown parcels are in Fillmore Historic Preservation.
• ADU allowances are governed by the city’s ADU rules and by state law; see Fillmore ADUs and California ADU law.
• The ordinance references building height/occupancy minimums that must also meet the California Building Standards Code (Title 24) for structural/occupancy compliance.

(Each of the above links points to the city topic page that the ordinance references or that project applicants routinely need.)

Checklist (what an applicant must satisfy before a zoning‑conforming development can proceed)

• Confirm the parcel’s base zone and any overlay on the Official Zoning Map (Official Zoning Map on file per § 6.04.0220).
• Confirm permitted uses or whether a Conditional Use Permit / Development Permit is required (see use tables and § 6.04.0615, § 6.04.0415).
• Check numeric standards (setbacks, lot area, coverage, height, density) in Table II‑1 and the commercial standards table (§ 6.04.0415, § 6.04.0615).
• Confirm required parking and loading per Fillmore Parking and § 6.04.34 cross‑references.
• Identify whether design review or Downtown/CBD design standards apply (see Fillmore Design Review and § 6.04.0615(3.D)).
• If within an overlay (e.g., SFIP), pull overlay rules that may change permitted uses or standards (§ 6.04.0220).
• Prepare any conditional/discretionary application materials required by § 6.04.5001 and filing standards in § 6.04.78 (applications/fees).
• Confirm compliance with state ADU/ housing law for accessory dwellings (see Fillmore ADUs and California ADU law).

Risks & Ambiguities

Plain-English Summary

Fillmore’s zoning code maps the city into named districts (the RPD residential bands, CN, CBD, CO, CH, industrial/business park and public/open‑space districts) and prescribes what you can build and where (uses, setbacks, height, coverage). Always confirm a parcel’s base zone and any overlay on the Official Zoning Map, then compare your project to the numeric standards in Table II‑1 (residential) or the commercial district tables; discretionary exceptions need Development Permits, CUPs or variances. § 6.04.0220, § 6.04.0415, § 6.04.0615.

Source References

• City of Fillmore Zoning Ordinance (Chapter 6.04), "Establishment of zoning districts" § 6.04.0220.
• City of Fillmore Zoning Ordinance, Residential Zoning and Table II‑1 standards § 6.04.0415.
• City of Fillmore Zoning Ordinance, Commercial District Development Standards § 6.04.0615.
• City of Fillmore Zoning Ordinance, Use tables and permitted uses (multiple use table excerpts) § 6.04.06xx (see full tables in Chapter 6.04).
• Review authority, thresholds and permit table § 6.04.5001 (Table IV‑1).
• Business Park / Industrial conditional standards (BP/MPD accessory and site‑plan standards) § 6.04.1205–1206.
• General purposes and authority (consistency with General Plan) § 6.04.0205, § 6.04.0210.
• Reserved/administrative sections on map amendments and hearings § 6.04.7401 and related procedures.

(These excerpts and tables were drawn from the uploaded Fillmore Zoning Code materials provided for this task. For parcel‑level verification and the Official Zoning Map consult the City Clerk or the Community Development Department per § 6.04.0220.)

Information Gaps

• The uploaded materials describe the Official Zoning Map and reference its location but do not include a georeferenced map image or parcel lookup; the map itself is "on file with the City Clerk" per § 6.04.0220 — the exact map PDF/online link is Not found in retrieved materials.
• Some district excerpts reference local subareas (e.g., North Central Ave CO exceptions, CBD core figures) and those figures/maps (e.g., Figure 1.6 in the Downtown Specific Plan) are Not found in retrieved materials; review of the Downtown Specific Plan is necessary for core‑area specifics.
• Parcel‑specific exceptions (vested rights, past rezoning legal descriptions) require staff verification — Verify with the jurisdiction for parcel‑level determinations per § 6.04.0220(3.B).

Retrieved passages

• Fillmore Zoning Code (Section 6.04.80) High relevance show source text
• Fillmore Zoning Code (Section 6.04.38) High relevance show source text
• CBC § 4 (§ 4) High relevance show source text
• Fillmore Zoning Code (§ 7) High relevance show source text
• Fillmore Zoning Code (§ 4) High relevance show source text
• Fillmore Zoning Code (section 6.04.5001) Medium relevance show source text
• Fillmore Zoning Code (Section 6.04.66) Medium relevance show source text
• Fillmore Zoning Code (section 6.04.42.) Medium relevance show source text

Cited sections

• City of Fillmore Zoning Ordinance (Chapter 6.04), "Establishment of zoning districts" **§ 6.04.0220**. (Chapter 6.04)
• City of Fillmore Zoning Ordinance, Residential Zoning and Table II‑1 standards **§ 6.04.0415**. (§ 6.04.0415)
• City of Fillmore Zoning Ordinance, Commercial District Development Standards **§ 6.04.0615**. (§ 6.04.0615)
• City of Fillmore Zoning Ordinance, Use tables and permitted uses (multiple use table excerpts) **§ 6.04.06xx** (see full tables in Chapter 6.04). (§ 6.04.06xx)
• Review authority, thresholds and permit table **§ 6.04.5001** (Table IV‑1). (§ 6.04.5001)
• Business Park / Industrial conditional standards (BP/MPD accessory and site‑plan standards) **§ 6.04.1205–1206**. (§ 6.04.1205)
• General purposes and authority (consistency with General Plan) **§ 6.04.0205**, **§ 6.04.0210**. (§ 6.04.0205)
• Reserved/administrative sections on map amendments and hearings **§ 6.04.7401** and related procedures. (§ 6.04.7401)
• Fillmore_ZoningCode.md

• Official Fillmore code library