Fowler — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what Fowler's 2010 Zoning Code says about allowed land uses, conditional uses, and where different use rules apply in the City. It focuses strictly on the zoning ordinance land‑use rules (per the 2010 Zoning Code) — not building code, statewide ADU law, or tenant/housing law. For the ordinance framework see the city's Fowler Zoning page; for numeric dimension tables see Fowler Development Standards.

Key takeaways up front: single‑family residential rules and permitted accessory uses are spelled out in the R districts; open‑space and public facility uses are concentrated in RCO; transitional agricultural/holding rules are in UR; downtown shopfronts and special block‑scale controls live in the Form‑Based Code Area; and flexible combinations are possible under the PUD Overlay. The conditional‑use (use permit) process and its findings govern many non‑standard or potentially impactful uses (§ 9-5.25.01 et seq.) .

How this page uses the code

Every requirement below is tied to an explicit zoning ordinance section (§ number). If you need the formal code language for project paperwork, start with the cited § and if a use looks ambiguous, verify with the jurisdiction.

District-by-district breakdown

R — One‑Family Residential (R Districts)

Purpose: Intended for low/medium residential densities and family housing (§ 9-5.701) .

Typical permitted uses:

• One‑family dwellings (one dwelling per lot) and accessory structures (§ 9-5.703).
• Home occupations, small family day care (up to 8 children), secondary residential units (subject to Article 21 / ADU rules). See § 9-5.703 and link to Fowler ADUs for ADU-specific procedural guidance.

Key dimensional and operational points:

• Yard/coverage/height special provisions: All uses are also subject to Article 21 (development standards and accessory‑use rules) (§ 9-5.702) .
• Swimming pools for residents are allowed but may not be located in required front or side yards; pool fencing must comply with the California Building Standards Code (§ 9-5.703.I) — see California Building Standards Code.

Where it applies: Neighborhoods designated Low/Medium Low/Medium residential in the General Plan; see the City zoning map via Fowler Zoning.

RCO — Resource Conservation, Public Use, and Open Space

Purpose: Preserve permanent open spaces, schools, ponds, public facilities (§ 9-5.501) .

Typical permitted uses:

• Agricultural uses, flood control and water conservation facilities, parks and playgrounds, public schools and facilities (§ 9-5.503) .

Key dimensional/operation points:

• Minimum site area for permitted uses may apply (example: some RCO permitted uses list a minimum site area of one‑half (½) acre) and site plan review is required for administrative and conditional uses (§ 9-5.507, 9-5.516) .
• Structures containing animals/fowl must be sited at least 200 feet from any lot in an R, RM, or C district (§ 9-5.515 / § 9-5.516) .

Where it applies: Open space and publicly designated parcels; consult the zoning map for parcel‑level designation.

UR — Urban Reserve

Purpose: Protect lands intended for future urban conversion and preserve agricultural lands until urban needs require conversion (§ 9-5.601) .

Typical permitted uses:

• Field/fruit crops and raising farm animals, processing of on‑site agricultural products (excluding commercial slaughter), incidental one‑family dwellings, and accessory farm buildings (§ 9-5.603) .

Key dimensional/operation points:

• Uses are subject to Article 21 standards; minimum distance rules between dwellings and animal structures (e.g., 20 ft between dwelling structures; 50 ft between dwelling and livestock structure; animal structures 200 ft from R/RM/C zones) are specified (§ 9-5.613, 9-5.614, 9-5.602–9-5.603) .

Where it applies: Peripheral/agricultural parcels held for future urbanization; check the General Plan and zoning map.

Form‑Based Code Area

Purpose: To foster a dense, mixed‑use downtown/town‑center environment where building form and streetscape rules guide development rather than only use lists (§ 9-5.1701) .

Typical permitted uses:

• Mix of ground‑floor commercial, upper‑story residences, and civic uses consistent with a pedestrian‑oriented downtown (§ 9-5.1701) .

Key dimensional / design controls:

• Maximum building footprint limits (e.g., 20,000 sq ft without a special exception), facade treatment, block length rules (no block face > 400 ft without break), required streetscape improvements and tree spacing, and specific parking goals and standards set for this area (§ 9-5.1702, subsections) .
• Parking rules here are tailored to encourage on‑street parking and mixed‑use solutions; consult Fowler Parking for how downtown parking standards interact with base parking rules.

Where it applies: The municipal downtown/form‑based code area — refer to the zoning map and the Form‑Based Code map overlay.

Planned Unit Development (PUD) / PUD Overlay

Purpose: Allows mixed uses and flexible site design to achieve higher‑quality or integrated development beyond strict district rules (§ 9-5.28.01) .

Typical allowances:

• A PUD may include combinations of uses permitted in the underlying district, with specific cross‑district mix rules (e.g., within R/RM a PUD may include up to 35% uses permitted in C‑1; within C‑1/C‑2 up to 35% RM uses) (§ 9-5.28.03.A.2–3) .

Key procedural and standards notes:

• Minimum PUD site area: one (1) acre (§ 9-5.28.04) .
• Site design standards are flexible; the Planning Commission makes findings about density, circulation, open space, and compatibility (§ 9-5.28.05–07) .
• When the PUD overlay is applied, the PUD rules prevail where they conflict with other zoning requirements for that project (§ 9-5.1701 cross‑reference to Form‑Based Code precedence).

Where it applies: Any district via CUP or overlay application; see Fowler Overlay Districts.

Quick decision‑relevant table (examples)

Practical guidance and synthesis

• Use classification first: Determine the parcel’s zoning (R, UR, RCO, Form‑Based Code, etc.) on the official map; then consult the district's permitted use list (e.g., § 9-5.703 for R districts, § 9-5.503 for RCO) to see whether your project is permitted, allowed by administrative approval, or requires a conditional use permit.
• If your proposal is not a straight permitted use, expect the CUP path: Article 25 sets application contents, noticing, required findings, and typical conditions (e.g., special yards, landscaping, parking, ingress/egress controls) (§ 9-5.25.02–04).
• Downtown projects should prioritize form and streetscape rules (Form‑Based Code) and may get different parking outcomes; consult Fowler Parking early.
• For mixed or innovative schemes, PUD is the ordinance tool for cross‑use flexibility (minimum 1 acre, PUD findings required) (§ 9-5.28.04–07) .
• Accessory structures, ADUs, manufactured homes and similar special categories are handled through Article 21 and Article 21‑adjacent rules — read those sections and the City's ADU guidance (Fowler ADUs).

Checklist (what an applicant must satisfy)

• Confirm parcel zoning on the official map and applicable overlays (PUD, Form‑Based) — verify district designation. (See § 9-5.101–104).
• Confirm the proposed use is a permitted use in that district, or identify if it is allowed by administrative approval or requires a CUP (see district permitted use lists such as § 9-5.703, § 9-5.503, § 9-5.603).
• If CUP required, prepare application materials per § 9-5.25.02 (site plan, legal description, purpose, fee) and address the findings (§ 9-5.25.04) .
• Prepare site plan and landscape plan for Site Plan Review if your use triggers it (§ 9-5.516) — coordinate design review early via Fowler Design Review.
• Check off‑street parking and loading requirements and whether any reductions are available (PUD, minor deviations) — see Fowler Parking and § 9-5.28.05, § 9-5.2005.
• For ADUs/secondary units, follow Article 21 and the City ADU rules in addition to local zoning; consult Fowler ADUs.

Risks & Ambiguities

Plain‑English Summary

Fowler’s zoning code assigns each parcel to a district (R, UR, RCO, Form‑Based, etc.) and then lists what you can build by right, by administrative approval, or only with a conditional use permit. Downtown has special form‑based rules; larger mixed developments use the PUD process. Always check the district permit list (the § called out for each district), the City’s development standards, and whether overlays or a PUD apply; if in doubt, ask Planning because use classification and CUP findings are the usual sticking points.

Source References

• Fowler 2010 Zoning Code (print export). See the specific ordinance sections cited above for each statement: § 9-5.101 (purpose), § 9-5.703 (R permitted uses), § 9-5.503 (RCO uses), § 9-5.603 (UR uses), § 9-5.1701–02 (Form‑Based Code), § 9-5.28.01–07 (PUD), § 9-5.25.01–07 (Conditional Use Permits), § 9-5.516 (Site Plan Review)
• City code source: library.municode.com (2010 Zoning Code print export referenced in file) — use the City's official online code or contact City of Fowler Planning for the authoritative current text. (Not all parcel‑specific rules or up‑to‑date amendments may appear in the retrieved export.) Source noted in file metadata.

Retrieved passages

• CBC § 4 (Article 21.) High relevance show source text
• Fowler Zoning Code (article will) High relevance show source text
• CBC § 5 (Article 21.) High relevance show source text
• CBC § 9 (Article 27.) High relevance show source text
• Fowler Zoning Code (chapter and) High relevance show source text
• Fowler Zoning Code (Section 9-5.202) High relevance show source text
• Fowler Zoning Code (Section 1597.44) High relevance show source text
• CBC § 4 (§ 4) High relevance show source text

Cited sections

• Fowler 2010 Zoning Code (print export). See the specific ordinance sections cited above for each statement: § **9-5.101** (purpose), § **9-5.703** (R permitted uses), § **9-5.503** (RCO uses), § **9-5.603** (UR uses), § **9-5.1701–02** (Form‑Based Code), § **9-5.28.01–07** (PUD), § **9-5.25.01–07** (Conditional Use Permits), § **9-5.516** (Site Plan Review)
• City code source: library.municode.com (2010 Zoning Code print export referenced in file) — use the City's official online code or contact City of Fowler Planning for the authoritative current text. (Not all parcel‑specific rules or up‑to‑date amendments may appear in the retrieved export.) Source noted in file metadata.
• Fowler_ZoningCode.md

• Official Fowler code library