Fresno — Land Use

Last reviewed: July 2, 2026

Overview

This page explains how land use is controlled under Fresno’s Citywide Development Code (commonly cited as Chapter 15). The Code organizes permitted, conditionally permitted, and prohibited uses into district-specific land‑use tables and attaches development standards (setbacks, height, coverage, parking) to those districts; discretionary entitlements such as Conditional Use Permits must meet the findings in the Code. See the Code structure and applicability in § 15-103 and § 15-104.

Note: this page covers only what the Fresno zoning / Citywide Development Code says about land use (use permissions and district rules). For on-site building code compliance see the California Building Standards Code. For design, parking, ADU, overlay and other cross-cutting topics the Code cross-references those modules and they are linked where first mentioned below.

How Fresno’s Code controls uses (quick rules)

• The Code lists use permissions by district in tables (uses are marked P = permitted, C = conditional use, or “-” = prohibited). See the land use tables for each district grouping such as Mixed‑Use (Table 15-1102), Commercial (Table 15-1202), Employment (Table 15-1302), Residential Multi‑Unit (Table 15-1002), and Buffer (Table 15-802).
• Where a specific activity is not defined, the Director assigns it to the most substantially similar classification per § 15-5020.
• Conditional Use Permits require the findings in § 15-5306 and may include conditions under § 15-5307; CUPs typically expire per § 15-5308.

District-by-district breakdown

Below are the primary Fresno district groups and their on‑the‑ground implications. Where the Code uses a group table, I cite that table and the Code text rather than quoting long passages.

Note: confirm the parcel’s base district on the official zoning map and the Code — Verify with the jurisdiction.

Residential Multi‑Unit — RM-1, RM-2, RM-3, RM‑MH

Purpose: accommodate increasing densities and a range of multi‑unit housing types.

Typical permitted uses:

• Multi‑unit residential, single‑unit attached, duplexes, and limited small group/residential care facilities are generally P in RM districts; some single detached housing is allowed in lower RM tiers. See Table 15-1002.

Key dimensional standards (examples from district tables):

• Maximum heights, minimum lot widths, and FAR vary across RM tiers; consult Table 15-1002 and the development standards in Part III for precise numbers (e.g., minimum lot widths shown in Table 15‑1002).

Where it applies: city residential multi‑unit areas per the zoning map. Verify parcel zoning. See applicability rules § 15-104.

Mixed‑Use — NMX, CMX, RMX

Purpose: support neighborhood, community, and regional mixed‑use centers combining retail, office and housing (the RMX accommodates regional retail and big‑box). See § 15-1102 and the district descriptions.

Typical permitted uses:

• Residential (attached and multi‑unit), retail, restaurants, offices, entertainment, and service uses are listed as P or C depending on the mix and location; the Code notes additional location restrictions in § 15-1104‑A.

Key dimensional/site standards:

• Frontage coverage, active ground‑floor use rules, and maximum heights are controlled through tables and § 15-1504 site design standards (active uses adjacent to sidewalks).

Where it applies: large activity centers outside downtown and targeted corridors; check zoning map. Verify with the jurisdiction.

Commercial districts — CR, CG, CH, CRC, CMS, CC

Purpose: accommodate retail and commercial services at varying scales; CR is regional retail/big‑box, CG is general commercial, CH and CRC are specialized corridors and recreational commercial. See § 15-1202 and district definitions.

Typical permitted uses:

• Retail, restaurants, hotels, supportive services; some high‑impact uses may require C (Conditional Use Permit) per Table 15‑1202.

Key dimensional standards:

• Residential transition rules restrict height and setbacks where a C district abuts an R district (max 30 ft within 40 ft of an R district; other stepdowns are specified in § 15-1204‑A). Typical front setbacks and frontage coverage appear in Table 15‑1203‑2.

Where it applies: commercial corridors and centers, refer to zoning map and Table 15‑1202 for permitted uses.

Employment districts — O, BP, RBP, IL, IH

Purpose: accommodate office parks, light and heavy industrial and related employment uses. See Table 15‑1302 and the employment district preamble.

Typical permitted uses:

• O/BP: offices, professional services; RBP/IL: research, prototype manufacturing, warehousing; IH: heavy manufacturing, wholesaling. Use table shows P, C, or prohibited entries for specific activities.

Key dimensional standards:

• Employment tables are primarily use‑focused; development standards are elsewhere in Part III (e.g., setbacks, parking). Confirm via the development standards cross‑references in the respective tables.

Where it applies: designated employment areas per the General Plan and zoning map.

Buffer district — B

Purpose: preserve buffers and low‑intensity uses between conflicting land uses (parks, limited residential on large lots, water conveyance). See § 15-802.

Typical permitted uses:

• Single‑unit detached dwellings (with conditions), limited agricultural support uses, community gardens, parks; certain public safety and utility uses may require C. See Table 15‑802.

Key dimensional standards:

• Table‑driven; typical requirements include large minimum lot area for residential and special buffers. See Table 15‑802.

Where it applies: transition edges, resource/water corridors; check zoning map.

Selected Overlay districts (examples) — RM (Residential Modifying), ANX (Annexed Rural Transitional)

Purpose: overlays modify permitted uses or standards of the base district for special areas. See § 15-1605 (RM) and § 15-1606 (ANX).

Effect on uses:

• Overlays generally inherit the Base District’s permitted uses but can prohibit specific activities (the RM overlay prohibits family day care, schools, some public uses) or allow temporary rural residential uses under ANX. Verify overlay rules applied to a parcel and note that overlays may change development standards such as required landscaping.

See the Code’s overlay rules in Part II and the Fresno Overlay Districts page for guidance.

Decision‑relevant summary table (examples)

(For full, parcel‑level determinations consult the exact Table for the district: Table 15‑1002, 15‑1102, 15‑1202, 15‑1302, 15‑802 etc.)

How use permits work (practical guidance)

• If a use is marked P in the applicable Table, it can proceed subject to development standards and administrative entitlements; but building permits or other reviews may still be required. See the organization of the Code in § 15-103.
• If a use is marked C, a Conditional Use Permit is required; the findings in § 15-5306 must be made and the Review Authority may impose conditions under § 15-5307. Expect environmental review if CEQA applies.
• If a use is not listed, the Director may classify it to a similar use (Director’s Determination, § 15-5020).

Practical links you will need as you apply: the Code’s parking rules are cross‑referenced in the district tables and parking is a separate module — consult Fresno Parking and the Fresno Development Standards pages for the site-level technical requirements. The Code also references ADU standards at § 15-2754 (see Fresno ADUs).

Checklist (what an applicant must satisfy)

• Confirm the parcel’s base zoning district and any overlays (check the zoning map). See § 15-104.
• Read the district’s Use Table (e.g., Table 15‑1002, 15‑1102, 15‑1202, 15‑1302, 15‑802) to confirm P/C/- status.
• If C, prepare an application that addresses the CUP findings in § 15-5306 and anticipated conditions in § 15-5307.
• Demonstrate compliance with development standards (setbacks, height, frontage coverage, buffers) found in the district tables and § 15-1504, § 15-1204‑A, etc. Consult the Fresno Development Standards page.
• Provide required parking per the Code and the Fresno Parking rules.
• If proposing an ADU, follow § 15-2754 and state/federal ADU rules; see Fresno ADUs and California ADU law.
• For uses not listed, request a Director Determination under § 15-5020.

Risks & Ambiguities

Plain‑English Summary

Fresno’s Citywide Development Code (Chapter 15) controls what you can do on a parcel by listing allowed and conditional uses in district‑specific tables and by attaching development standards (setbacks, height, parking, buffers) to those districts; if a use is not listed you must ask the Director to classify it or pursue a Conditional Use Permit and meet the Code’s findings.

Source References

• Fresno Citywide Development Code (Chapter 15): Code structure and organization — § 15-103.
• Applicability to property — § 15-104.
• Use Tables and employment districts — Table 15-1302 / § 15-1302 (Employment Districts).
• Buffer District use table — Table 15-802 / § 15-802.
• Conditional Use Permit findings/conditions/expiration — § 15-5306, § 15-5307, § 15-5308.
• Mixed‑Use land use table — Table 15-1102 / § 15-1102.
• Residential Multi‑Unit table — Table 15-1002 / § 15-1002.
• Commercial districts and residential transition standards — Table 15-1202, Table 15-1203‑2, § 15-1204‑A.
• Site design / active frontage rules — § 15-1504 and tables.
• Director Determination (classification of unlisted uses) — § 15-5020 (referenced in multiple tables).
• ADU cross‑references in use tables — § 15-2754.
• Non‑conforming uses / rules — Article 4 notes and examples.

Retrieved passages

• Fresno Zoning Code (§ 1) High relevance show source text
• Fresno Zoning Code (§ 1) High relevance show source text
• Fresno Zoning Code (§ 1) High relevance show source text
• Fresno Zoning Code (§ 1) High relevance show source text
• Fresno Zoning Code (§ 1) High relevance show source text
• Fresno Zoning Code (§ 1) Medium relevance show source text
• Fresno Zoning Code (§ 1) Medium relevance show source text
• Fresno Zoning Code (§ 1) Medium relevance show source text

Cited sections

• Fresno Citywide Development Code (Chapter 15): Code structure and organization — **§ 15-103**. (Chapter 15)
• Applicability to property — **§ 15-104**. (§ 15-104)
• Use Tables and employment districts — **Table 15-1302** / **§ 15-1302** (Employment Districts). (§ 15-1302)
• Buffer District use table — **Table 15-802** / **§ 15-802**. (§ 15-802)
• Conditional Use Permit findings/conditions/expiration — **§ 15-5306**, **§ 15-5307**, **§ 15-5308**. (§ 15-5306)
• Mixed‑Use land use table — **Table 15-1102** / **§ 15-1102**. (§ 15-1102)
• Residential Multi‑Unit table — **Table 15-1002** / **§ 15-1002**. (§ 15-1002)
• Commercial districts and residential transition standards — **Table 15-1202**, **Table 15-1203‑2**, **§ 15-1204‑A**. (§ 15-1204)
• Site design / active frontage rules — **§ 15-1504** and tables. (§ 15-1504)
• Director Determination (classification of unlisted uses) — **§ 15-5020** (referenced in multiple tables). (§ 15-5020)
• ADU cross‑references in use tables — **§ 15-2754**. (§ 15-2754)
• Non‑conforming uses / rules — Article 4 notes and examples. (Article 4)
• Fresno_ZoningCode.md

• Official Fresno code library