Fountain Valley · Zoning · MU-2
Fountain Valley MU-2 zoning: height, setbacks and lot size
In Fountain Valley's MU-2 zone, generally buildings can be up to 65 ft (6 stories) tall, the front setback is 10 ft and the minimum lot size is Greater than 5.01 acres, with the conditions listed below (Fountain Valley code, read October 2026).
Key points
- Maximum building height: 65 ft (baseline height; the code requires height modulation, including a step-back on the street frontage)
- Maximum number of stories: 6 stories (baseline height; the code requires height modulation, including a step-back on the street frontage)
- Minimum front setback: 10 ft (Street frontage minimum; average setback is 15 ft and no more than 40% of an elevation can be at 15 ft)
- Minimum side setback: None required (interior property line next to a non-residential zone; a maintenance agreement must be recorded on the deed)
- Minimum lot size: Greater than 5.01 acres (new mixed-use development projects)
- Maximum floor area ratio (FAR): 2.2
- Maximum density: 40 units per acre average over project site
MU-2 is a zoning district in Fountain Valley. Every value below was read from the Fountain Valley Municipal Code and links to its section (read October 2026). State laws such as the ADU and SB 9 rules can allow more on a residential lot. General information, not legal advice — read the code text and check with the city before you build.
Development standards in MU-2
The general rule for a typical lot in this zone. Zoning tables often attach notes, such as rules for corner lots, lots next to a residential zone, or new subdivisions only. Open “code text” under a value to see the table cell or sentence it was read from.
| Maximum building height | 65 ft Applies: baseline height; the code requires height modulation, including a step-back on the street frontage See note 14 below the table in the code. § 21.15.040 · code textTable row “Baseline Height”, column “MU-2 (14)”: 6 stories & 65ft. (see height modulation) Note 14: A master plan for the development of the entire area within the boundaries of a MU-2 zoned area or a contiguous MU-2 zoned area shall be required to be approved prior to or in conjunction with the development of any individual parcel or phase within the particular MU-2 zoned area that contains the project. This applies even if individual parcels within the boundaries of a MU-2 zoned area or a cont |
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| Maximum number of stories | 6 stories Applies: baseline height; the code requires height modulation, including a step-back on the street frontage See note 14 below the table in the code. § 21.15.040 · code textTable row “Baseline Height”, column “MU-2 (14)”: 6 stories & 65ft. (see height modulation) Note 14: A master plan for the development of the entire area within the boundaries of a MU-2 zoned area or a contiguous MU-2 zoned area shall be required to be approved prior to or in conjunction with the development of any individual parcel or phase within the particular MU-2 zoned area that contains the project. This applies even if individual parcels within the boundaries of a MU-2 zoned area or a cont |
| Minimum front setback | 10 ft Applies: Street frontage minimum; average setback is 15 ft and no more than 40% of an elevation can be at 15 ft See note 14 below the table in the code. § 21.15.040 · code textTable row “Street Frontage”, column “MU-2 (14)”: 15 ft. average with min. 10 ft. (max. 40% of an elevation can be at 15 ft.) Note 14: A master plan for the development of the entire area within the boundaries of a MU-2 zoned area or a contiguous MU-2 zoned area shall be required to be approved prior to or in conjunction with the development of any individual parcel or phase within the particular MU-2 zoned area that contains the project. This applies even if individual parcels within the boundaries of a MU-2 zoned area or a cont |
| Minimum side setback | None required Applies: interior property line next to a non-residential zone; a maintenance agreement must be recorded on the deed See note 14 below the table in the code. § 21.15.040 · code textTable row “Interior property line (abutting non-res. zone)”, column “MU-2 (14)”: None (a maintenance agreement shall be recorded on the deed prior to issuance of the certificate of occupancy) Note 14: A master plan for the development of the entire area within the boundaries of a MU-2 zoned area or a contiguous MU-2 zoned area shall be required to be approved prior to or in conjunction with the development of any individual parcel or phase within the particular MU-2 zoned area that contains the project. This applies even if individual parcels within the boundaries of a MU-2 zoned area or a cont |
| Minimum lot size | Greater than 5.01 acres Applies: new mixed-use development projects See note 14 below the table in the code. § 21.15.040 · code textTable row “Lot area”, column “MU-2 (14)”: Greater than 5.01 acre Note 14: A master plan for the development of the entire area within the boundaries of a MU-2 zoned area or a contiguous MU-2 zoned area shall be required to be approved prior to or in conjunction with the development of any individual parcel or phase within the particular MU-2 zoned area that contains the project. This applies even if individual parcels within the boundaries of a MU-2 zoned area or a cont |
| Maximum floor area ratio (FAR) | 2.2 See notes 2, 4, 14 below the table in the code. § 21.15.040 · code textTable row “Floor area ratio (FAR) (2)(4)”, column “MU-2 (14)”: 2.2 Note 2: For the purpose of calculating floor area, floor area shall not include carports, garages, parking garages, elevator shafts, mechanical rooms, and exterior patios associated with the use within the same development. Outdoor uses such as patios and dining areas shall not be counted as part of the floor area. Note 4: Mezzanines/lofts allowed and are not counted as a floor/story if no more than 1/3 of the unit's total floor area. Note 14: A master plan for the development of the entire area within the boundaries of a MU-2 zoned area or a contiguous MU-2 zoned area shall be required to be approved prior to or in conjunction with the development of any individual parcel or phase within the particular MU-2 zoned area that contains the project. This applies even if individual parcels within the boundaries of a MU-2 zoned area or a cont |
| Maximum density | 40 units per acre average over project site See notes 14, 13 below the table in the code. § 21.15.040 · code textTable row “Residential density”, column “MU-2 (14)”: 40 units per acre average over project site (13) Note 14: A master plan for the development of the entire area within the boundaries of a MU-2 zoned area or a contiguous MU-2 zoned area shall be required to be approved prior to or in conjunction with the development of any individual parcel or phase within the particular MU-2 zoned area that contains the project. This applies even if individual parcels within the boundaries of a MU-2 zoned area or a cont Note 13: The density of individual buildings may exceed 40 units per acre provided that the average density of the entire MU-2 zoned area or contiguous MU-2 zoned area does not exceed 40 units per acre except as noted under Variations of residential density. |
Uses in MU-2
Uses the code's use tables allow in MU-2, or allow with a permit. Each links to its page with the code section.
- Apartment building — Allowed
- Child care center — Needs a conditional use permit
- Kennel — Needs a conditional use permit
When a different number applies
The code sets other values for particular lots, buildings or locations in MU-2:
- Minimum side setback: 30 ft — Interior property line abutting an R1/GH zone, option 1; minimum step-back of 20 ft above the height of 35 ft § 21.15.040
- Minimum side setback: 100 ft — Interior property line abutting an R1/GH zone, option 2; no step-back § 21.15.040
- Minimum side setback: 10 ft — Interior property line abutting an R2, R3, or R4 zone, option 1; average step-back of 10 ft above the height of 45 ft § 21.15.040
- Minimum side setback: 20 ft — Interior property line abutting an R2, R3, or R4 zone, option 2; no step-back § 21.15.040
- Maximum density: 55 units per acre average — When at least 30% of ground floor footprint is provided as commercial/retail uses § 21.15.040
- Maximum density: 75 units per acre — if the mixed-use zone is separated by the 405 freeway from, or at least 400 feet from, an R1 zone § 21.15.040
Not on this page
We did not find a general rear setback, lot coverage limit for MU-2 in the zoning tables we read. The code may still set one elsewhere — check the Fountain Valley Municipal Code.
Other Fountain Valley zoning districts
Who this affects
Frequently asked questions
What is the maximum building height in Fountain Valley's MU-2 zone?
65 ft (baseline height; the code requires height modulation, including a step-back on the street frontage) — Fountain Valley Municipal Code § 21.15.040.
What is the maximum number of stories in Fountain Valley's MU-2 zone?
6 stories (baseline height; the code requires height modulation, including a step-back on the street frontage) — Fountain Valley Municipal Code § 21.15.040.
What is the minimum front setback in Fountain Valley's MU-2 zone?
10 ft (street frontage minimum; average setback is 15 ft and no more than 40% of an elevation can be at 15 ft) — Fountain Valley Municipal Code § 21.15.040.
What is the minimum side setback in Fountain Valley's MU-2 zone?
None required (interior property line next to a non-residential zone; a maintenance agreement must be recorded on the deed) — Fountain Valley Municipal Code § 21.15.040.
What is the minimum lot size in Fountain Valley's MU-2 zone?
Greater than 5.01 acres (new mixed-use development projects) — Fountain Valley Municipal Code § 21.15.040.
General information, not legal advice.
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