Local zoning · Fresno

Fresno — Overlay Districts

Overlay Districts under the Fresno local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Overlay districts in Fresno layer special rules on top of a property's base zoning to protect sensitive places, promote corridor infill, or preserve historic character. The City’s Citywide Development Code (Chapter 15) lists overlays in Table 15‑107‑B and then defines each overlay’s purpose, uses, and modifications to base development standards; where an overlay applies, its rules are used in addition to — and if more restrictive, instead of — the base district standards. See the Fresno Zoning overview for the code structure and maps.

This page summarizes the overlays that are defined in the Development Code (Part II) and pulls the decision‑relevant rules (uses, key dimensional standards, where it applies). For procedure and submittal topics see the Fresno Development Standards, Fresno Design Review, and Fresno Parking pages linked inline below as they are referenced.

Note: all substantive requirements below are tied to the specific code sections cited. Verify parcel-specific boundaries and any operative-plan overlays with the City; map/databases are not reproduced here. Verify with the jurisdiction.

How to read this page

  • Bolded district names and number values are the things applicants scan for (e.g., BL, 200 ft, § 15‑1604).
  • Internal guidance links are placed on the first natural mention of related topics (development standards, parking, design review, ADUs, historic preservation, building code).
  • Each district subsection gives: purpose, typical permitted uses, key dimensional or program rules, and where it applies, always citing the controlling code section.

Overlay districts — district‑by‑district

Bluff Protection (BL) — § 15‑1603

  • Purpose: Preserve the natural character and safety of the southerly San Joaquin River Bluffs. § 15‑1603.
  • Typical permitted uses: Uses allowed in the underlying base district (no change), subject to added constraints and required technical studies. § 15‑1603‑C.
  • Key standards you need to know:
    • Bluff setback: minimum 20 ft from bluff edge OR a larger setback identified in a soils report — whichever is greater. § 15‑1603‑D.1.
    • Development Permit required for any grading or development within or abutting the southerly boundary of the BL Overlay. § 15‑1603‑E.
    • Soils/geotechnical reports and erosion controls are required for projects in Bluff Zones I–III; certification by an engineer and sequencing rules for erosion control are in the section. § 15‑1603‑F & G.
    • All development within these zones must comply with the applicable provisions of the Building Code (California Building Standards Code / Title 24). § 15‑1603‑D.5(iii).
  • Where it applies: areas within 300 feet of the toe of the San Joaquin River bluff. § 15‑1603‑B.

Practical note: expect geotechnical studies, a Development Permit, and coordination with Public Works and the Flood Control District before permits will be issued. § 15‑1603‑E–F.

Expressway Area (EA) — § 15‑1604

  • Purpose: Protect uses near major streets (Expressways/Super Arterials), limit incompatible development, and mitigate noise. § 15‑1604‑A.
  • Typical permitted uses: Same as underlying district, but subject to EA limitations. § 15‑1604‑B.
  • Key standards:
    • For residential districts, no building may be erected within 200 ft of the right‑of‑way line unless an acoustical study shows acceptable interior noise levels; in all cases the minimum setback cannot be less than 75 ft from the center line of the nearest moving traffic lane. § 15‑1604‑C.1(a–b).
    • Noise barriers (wall/earth berm) required as necessary; barrier height not less than 8 ft. § 15‑1604‑C.1(c).
    • Non‑residential districts: no buildings or private signage within 30 ft of the right‑of‑way. § 15‑1604‑C.2.
  • Where it applies: to major streets classified as Expressways, Super Arterials, or those designated by the City; check the zoning map and project file. § 15‑1604‑A.

Practical note: plan for an acoustical study when your parcel abuts an expressway; the EA overlay can require larger setbacks or noise mitigation than the base district. § 15‑1604‑C.

Residential Modifying (RM) — § 15‑1605

  • Purpose: Protect and maintain selected residential streets/areas of special value. § 15‑1605‑A.
  • Typical permitted uses: Uses of the underlying Base District, but the overlay adds express prohibitions in some categories (e.g., Family Day Care, Community/Religious Assembly, Schools, Parks, Cultural Institutions, Hospitals/Clinics are listed as not permitted). § 15‑1605‑B.3.
  • Key standards:
    • Yards that abut a street must be landscaped and maintained by the property owner. § 15‑1605‑C.1.
    • Where the base district allows farm animals, the front or side yard abutting a street may be designed with a pasture consistent with the base district. § 15‑1605‑C.2.
  • Where it applies: mapped residential streets/areas identified on the City’s zoning/overlay map. § 15‑1605‑A.

Practical note: RM is about protecting streetscape continuity — expect stronger landscaping and limits on institutional uses that the base district might otherwise allow. § 15‑1605.

Annexed Rural Residential Transitional (ANX) — § 15‑1606

  • Purpose: Allow existing rural residential patterns to continue after annexation until properties are redeveloped to their base district. § 15‑1606‑A.
  • Typical permitted uses: The ANX explicitly preserves many rural uses from the County era: one single‑unit dwelling per lot, Second/Accessory Dwelling Units per § 15‑2754, accessory buildings, barns, stables, animal keeping (with limits), small home occupations, roadside stands, and limited petroleum storage for on‑site use. § 15‑1606‑B.1.
  • Key standards:
    • ADUs/JADUs: ANX references Second/Accessory Dwelling Units per § 15‑2754 — see the ADU rules for size, placement, and parking (the code explicitly states No parking is required for ADUs). § 15‑1606‑B.1(c) and § 15‑2754‑E.
    • Animal keeping standards: e.g., on lots ≥1 acre certain numbers of bovine/equine are allowed and specific limits for poultry/rabbits are specified; stormwater runoff permits may be required. § 15‑1606‑B.1(ii–iv).
  • Where it applies: parcels annexed to the City that retain rural residential use patterns (see the zoning map and operative annexation documents). § 15‑1606‑A–B.

Practical note: if your parcel is ANX, review § 15‑2754 (ADU rules) and coordinate with Public Works for stormwater/runoff requirements if animals or agricultural activities are present.

Equine (EQ) — § 15‑1607

  • Purpose: Identify suburban residential areas where horses and equines are allowed while protecting residential character and public health. § 15‑1607‑A.
  • Typical permitted uses: Same as base district except specific rules allowing horse keeping with numeric and setback limits. § 15‑1607‑C.
  • Key standards:
    • Number of horses: On lots ≤ 36,000 sq ft: up to 2 adult horses + 1 offspring <2 yrs; on lots ≥ 36,001 sq ft: up to 4 horses. § 15‑1607‑C.1.a(i–ii).
    • Stable/corral setbacks: 25 ft from side/rear property lines; 40 ft from windows/doors of human‑occupied buildings; 100 ft from front property line. § 15‑1607‑C.1.b(i–iii).
  • Where it applies: mapped suburban residential areas with the EQ overlay; conflicts with general Animal Keeping rules are resolved in favor of § 15‑1607. § 15‑1607‑B.

Practical note: EQ controls prevail over the general animal‑keeping section (Section 15‑2707) where there is a conflict. § 15‑1607‑B.

Mining (M) — § 15‑1608

  • Purpose: Allow ongoing mineral extraction in the San Joaquin Riverbottom in conjunction with open space. § 15‑1608‑A.
  • Typical permitted uses: Base district uses plus explicit allowance for mining and quarrying; many uses still subject to Conditional Use Permits. § 15‑1608‑B.2.
  • Key standards:
    • Height and façade exceptions may be allowed at the Review Authority’s discretion; additional conditions can be imposed to ensure compatibility. § 15‑1608‑C.1–2.
  • Where it applies: mapped riverbottom/open‑space areas designated for mineral extraction. § 15‑1608.

Practical note: expect discretionary review and strict compatibility conditions; coordinate early with the Review Authority. § 15‑1608‑C.

Apartment House (AH) — § 15‑1609

  • Purpose: Preserve pedestrian‑oriented patterns of small apartment houses and older commercial/residential mixes in pre‑WWII neighborhoods. § 15‑1609‑A.
  • Typical permitted uses: The overlay expressly permits Single Unit Dwelling, Attached; Live/Work; Multi‑Unit Residential in all locations (including ground floor along major streets), and allows certain office uses with relaxed size limits. § 15‑1609‑B.1.b–c.
  • Key standards:
    • Maximum lot size: 15,000 sq ft. § 15‑1609‑C.1.
    • Front setback: between 90% and 110% of the average pre‑1945 blockface front setbacks (with minimum 10 ft and additional historic resource protections). § 15‑1609‑C.2.a.
    • Side setback: 4 ft. § 15‑1609‑C.2.b.
    • Limits on signage and renovation compatibility standards are spelled out (e.g., porch/porch signs, monument sign size caps). § 15‑1609‑C.8–9.
  • Where it applies: targeted pre‑WWII neighborhoods and blocks shown on the City’s overlay mapping. § 15‑1609‑A–B.

Practical note: AH is tailored to preserve older urban form — expect strict façade and signage limits and possible design compatibility review. See Fresno Historic Preservation and Fresno Design Review for related process context.

Kearney Boulevard Historic Corridor (KB) — § 15‑1612

  • Purpose: Preserve and enhance the historic character of Kearney Boulevard. § 15‑1612‑A.
  • Typical permitted uses: Base district uses, subject to corridor standards. § 15‑1612‑B.
  • Key standards:
    • Front setback for new structures: between 90% and 100% of the average blockface setback, with a 10 ft minimum and protection for adjacent designated historic resources. § 15‑1612‑C.1.
    • Orientation: new structures must face Kearney Boulevard and provide a paved path ≥ 5 ft from the sidewalk to the front door. § 15‑1612‑C.2.
    • Front yard fences: max 3 ft height; material/opacity specifications (e.g., wrought iron ≤20% opacity or wooden pickets ≤50% opacity). § 15‑1612‑C.3.
    • Street trees/landscaping: retention of existing palms/eucalyptus/oleander; removal of eucalyptus requires a Tree Removal Permit within KB. § 15‑1612‑C.4.
    • Frontage road historic configuration must be continued where applicable. § 15‑1612‑C.5.
  • Where it applies: along Kearney Boulevard corridor parcels mapped to the KB overlay. § 15‑1612.

Practical note: KB combines streetscape/landscape and façade rules; coordinate with the Historic Preservation and Design Review processes.

California Avenue Transit Corridor (CA) — § 15‑1613

  • Purpose: Create a safe, comfortable pedestrian environment along residential sections of California Avenue transit corridor. § 15‑1613‑A.
  • Typical permitted uses: Underlying base uses, subject to CA overlay standards (intended to encourage walkable frontages). § 15‑1613‑B.
  • Key standards:
    • Buildings must be oriented toward California Avenue; front doors face the street and a paved path ≥ 5 ft from sidewalk to front door is required. § 15‑1613‑C.1.
    • Front yard fences max 3 ft and material/opacity limits like KB; walls are not permitted within the required front yard setback. § 15‑1613‑C.2.
  • Where it applies: mapped parcels along California Avenue transit corridor; consult City maps. § 15‑1613.

Practical note: CA is about pedestrian orientation — treat frontage and fence rules as mandatory overlay requirements during design. § 15‑1613.

Focused Infill (FI) — § 15‑1614

  • Purpose: Facilitate more intensive development of parcels with MX, CMS, or CR zoning at strategic transit corridor points to support transit, housing production, and revitalization. § 15‑1614‑A.
  • Typical permitted uses: Those of the base district; the overlay enables higher density where mapped. § 15‑1614‑B.
  • Key standards:
    • Residential densities (maximums) in FI are explicitly higher: NMX, CMS, CR: 48 du/ac; CMX: 90 du/ac; RMX: 135 du/ac. § 15‑1614‑C.1.
  • Where it applies: specific parcels mapped as FI; the overlay was amended to encourage transit‑oriented housing production. § 15‑1614.

Practical note: FI can be used with other bonus programs (check TOD or Affordable Housing bonuses), but any bonus must meet findings and infrastructure/capacity constraints. § 15‑2103–2104.

Urban Campus (UC) — § 15‑1610

  • Purpose: Provide for large, centrally planned campus projects that integrate into dense, mixed‑use, walkable urban areas. § 15‑1610‑A.
  • Typical permitted uses: Base district uses; UC allows campus‑level planning and tailored development standards. § 15‑1610‑B.
  • Key standards (examples):
    • Emphasis on integrated frontage along enhanced transit routes — e.g., ≥ 90% frontage coverage along the street with Bus Rapid Transit or enhanced transit route. § 15‑1610‑C.3.
  • Where it applies: large campus sites identified on the zoning/overlay mapping. § 15‑1610.

Practical note: UC is a framework for campus master plans and will require PD or similar coordinated review; see Planned Development provisions for process parallels.

Neighborhood Revitalization (NR) — listed in Table 15‑107‑B; procedural/definition reference only.

  • The code table lists NR in the list of overlay short names (Table 15‑107‑B), but the Development Code text for a standalone NR section with purpose/standards was not located in the retrieved materials. Not found in retrieved materials; verify with the City for the NR overlay text and map.

Quick reference table — decision‑relevant standards and code references

Overlay (short) Most important rules/limits a developer needs to check Code reference
BL Bluff setback min 20 ft; soils/erosion reports; Development Permit required; applies within 300 ft of bluff toe § 15‑1603
EA Residential setback no building within 200 ft of ROW (subject to acoustical study); min 75 ft from center line; noise barrier ≥ 8 ft § 15‑1604
RM Prohibits certain institutional uses; street‑abutting yards must be landscaped § 15‑1605
ANX Preserves rural uses; permits 1 main house + ADUs per § 15‑2754; animal limits and stormwater rules § 15‑1606; § 15‑2754
EQ Horse counts (2 adult + 1 foal on ≤36,000 sf; up to 4 on >36,000 sf); stable setbacks 25/40/100 ft § 15‑1607
M Mining allowed; height/façade exceptions possible; discretionary conditions to ensure compatibility § 15‑1608
AH Max lot 15,000 sf; front setback 90–110% of pre‑1945 average (min 10 ft); side setback 4 ft; signage limits § 15‑1609
KB Front setback 90–100% of blockface avg (min 10 ft); front fences max 3 ft; retention of palms/eucalyptus/oleander § 15‑1612
CA Buildings oriented to street; path ≥ 5 ft to front door; front fences max 3 ft; walls not allowed in front setback § 15‑1613
FI Elevated density caps: NMX/CMS/CR = 48 du/ac; CMX = 90 du/ac; RMX = 135 du/ac § 15‑1614
UC Campus frontage and master planning standards (e.g., ≥ 90% transit frontage) § 15‑1610

Checklist — what an applicant must satisfy when an overlay touches the parcel

  • Confirm the overlay(s) mapped on the parcel with the City (zoning/overlay map). Verify parcel extent in City records. Verify with the jurisdiction.
  • Demonstrate compliance with the underlying Base District and the overlay’s special rules; where conflict exists, the stricter rule applies. § 15‑104 (priority of plans/conflicts).
  • If in BL, provide soils/geotechnical report, erosion control plan, and obtain the required Development Permit before grading or building permits. § 15‑1603‑E–F.
  • If in EA, submit acoustical study when building within 200 ft of expressway ROW; include any required barrier design (≥ 8 ft). § 15‑1604‑C.
  • If in KB or CA overlays, orient building entries to the street and show the required ≥ 5 ft pedestrian path; comply with front yard fence opacity and height limits. § 15‑1612‑C.2; § 15‑1613‑C.1–2.
  • If in ANX and proposing an ADU/JADU, follow § 15‑2754 for placement and allowances (note: no parking required for ADUs under current code). § 15‑2754‑E.
  • If in EQ, show compliance with horse counts and stable setbacks (25/40/100 ft). § 15‑1607‑C.
  • Prepare elevations and landscape plans that demonstrate consistency with the overlay (historic materials, tree retention on KB, etc.); anticipate design review where façades or historic resources are implicated. See Fresno Design Review and Fresno Historic Preservation.
  • Coordinate required technical studies with Public Works, Utilities, and (if near the bluffs or riverbottom) the Fresno Metropolitan Flood Control District. § 15‑1603; § 15‑1507.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay map accuracy for a parcel Many overlay rules are map‑specific (BL, KB, CA, EA). A mapped overlay triggers special studies and permit requirements. Confirm parcel overlay assignment with the City GIS/Planning counter. Verify if the overlay was added by ordinance amendment. Verify with the jurisdiction.
Conflicts between overlay and base rules The Code instructs the Review Authority to resolve conflicts and the more restrictive rule controls. Projects can be delayed if the conflict is not identified early. Identify the specific conflicting standards and propose design changes or request findings/variances. § 15‑104.
Exact boundary of Bluff Zones I–III and required technical content Geologic/soils requirements and sequencing (erosion control) vary by zone and affect permitability. Obtain an approved zone boundary map and confirm required report scope with City and a licensed geotechnical engineer. § 15‑1603‑E–F.
Whether Neighborhood Revitalization (NR) has a standalone text NR appears in Table 15‑107‑B but no NR text was found in the retrieved materials. Confirm whether NR has a standalone section or is implemented through operative plans/amendments—ask Planning staff. Not found in retrieved materials.
Design review triggers under overlays (KB/AH/CA) The overlay sets form/appearance rules but the specific review path—administrative vs Commission—can affect time/cost. Confirm whether the Review Authority or Historic Preservation/Design Review bodies handle your application; see Fresno Design Review. Verify with the jurisdiction.
ADU parking relaxations vs overlay Code generally states No parking required for ADUs, but overlays may impose frontage/setback controls that affect ADU placement. Use § 15‑2754 for ADU parking allowance and check overlay setback rules (ANX, KB). § 15‑2754.

Plain‑English summary

Overlay districts in Fresno are extra local rules you must follow in addition to your property's base zoning; some overlays (like BL or EA) create hard technical requirements (soils or acoustical studies, large setbacks), while others (like KB, CA, AH) control building orientation, front setbacks, fences, landscaping and signage to protect historic or pedestrian character. Always check the parcel's overlay map and the exact code section cited below before you design or apply.

Source References

  • Fresno Citywide Development Code, Table 15‑107‑B and Part II — Overlay District list and base district table.
  • § 15‑1603 Bluff Protection (BL).
  • § 15‑1604 Expressway Area (EA).
  • § 15‑1605 Residential Modifying (RM).
  • § 15‑1606 Annexed Rural Residential Transitional (ANX).
  • § 15‑1607 Equine (EQ).
  • § 15‑1608 Mining (M).
  • § 15‑1609 Apartment House (AH).
  • § 15‑1610 Urban Campus (UC).
  • § 15‑1612 Kearney Boulevard Historic Corridor (KB).
  • § 15‑1613 California Avenue Transit Corridor (CA).
  • § 15‑1614 Focused Infill (FI).
  • ADU rules: § 15‑2754 (Second/Accessory Dwelling Units) — parking and placement notes.
  • Development Code structure and interpretation (conflicts/priority): § 15‑103 – § 15‑104.

Inline resources referenced earlier:

  • Fresno Development Standards (/us/california/fresno/development-standards) — referenced for how overlays change dimensional controls.
  • Fresno Parking (/us/california/fresno/parking) — referenced when ADU parking is discussed.
  • Fresno Design Review (/us/california/fresno/design-review) — referenced where façades/compatibility or Historic Preservation may be reviewed.
  • Fresno Historic Preservation (/us/california/fresno/historic-preservation) — referenced regarding KB and AH overlays.
  • Fresno ADUs (/us/california/fresno/adu) — referenced where ANX mentions ADUs.
  • California Building Standards Code (/us/california/building-codes) — referenced for BL compliance with Building Code.

(Each of the above internal topics was linked on first natural mention in the body.)

Sources

Retrieved passages

  • Fresno Zoning Code (§ 1) High relevance
  • Fresno Zoning Code (§ 1) High relevance
  • Fresno Zoning Code (§ 1) High relevance
  • Fresno Zoning Code (Section 15-2308-C-3) High relevance
  • Fresno Zoning Code (§ 1) Medium relevance
  • Fresno Zoning Code (§ 1) Medium relevance
  • Fresno Zoning Code (Section 15-2308-C-3) Medium relevance
  • CBC § 1 (§ 1) Medium relevance
  • Fresno Zoning Code (section applies) Medium relevance
  • Fresno Zoning Code (§ 5) Medium relevance
  • Fresno Zoning Code (§ 1) Medium relevance
  • Fresno Zoning Code (§ 2) Medium relevance

Cited sections

Frequently asked questions

What does the BL overlay require before I can get a building permit on a bluff parcel in Fresno?

You must supply the technical geotechnical/soils investigations and an erosion control plan, obtain the required Development Permit, and meet the minimum bluff setback of 20 ft or a larger soils‑report‑established setback; occupancy/building permits require those studies and any required certifications first. See § 15‑1603.

If my lot borders an expressway, how close can I build a house under Fresno’s code?

Under the Expressway Area (EA) overlay, for residential districts no building shall be erected within 200 ft of the right‑of‑way line unless an acoustical study demonstrates acceptable interior noise mitigation; even then the minimum setback cannot be less than 75 ft from the center line of the nearest moving traffic lane. See § 15‑1604.

Does the ANX overlay allow accessory dwelling units (ADUs) after annexation?

Yes — ANX explicitly references Second/Accessory Dwelling Units per § 15‑2754, so ADUs are allowed under ANX rules. Note the Development Code’s ADU section also states no parking required for ADUs under current code language. See § 15‑1606 and § 15‑2754.

What are the horse‑keeping rules if my parcel is in the EQ overlay?

The Equine (EQ) overlay allows horse keeping with numeric and setback limits: on lots ≤ 36,000 sq ft you may have up to 2 adult horses + 1 offspring <2 yrs; on lots ≥ 36,001 sq ft up to 4 horses; stables/corrals must be 25 ft from side/rear lines, 40 ft from habitable building openings, and 100 ft from the front line. See § 15‑1607.

How does the Kearney Boulevard (KB) overlay change front setbacks and landscaping?

KB requires front setbacks to be between 90% and 100% of the average front setbacks of the blockface (never less than 10 ft) and mandates orientation to Kearney with a paved path ≥ 5 ft to front doors; it also prioritizes retention or replacement of the historic street trees (palm/eucalyptus/oleander). See § 15‑1612.

Can the Mining (M) overlay increase building heights or façades in the extraction area?

The Mining overlay allows exceptions to height and façade standards at the Review Authority’s discretion and may impose additional compatibility conditions. Expect discretionary review. See § 15‑1608.

What densities does Fresno allow in the Focused Infill (FI) overlay?

FI sets higher residential density caps where applied: NMX, CMS, CR = 48 du/ac; CMX = 90 du/ac; RMX = 135 du/ac. Check the FI map to see whether your parcel is eligible for these densities. See § 15‑1614.

Does the AH overlay (Apartment House) allow ground‑floor residential on major streets?

Yes — Single Unit Dwelling, Attached; Live/Work; and Multi‑Unit Residential are permitted in all locations, including ground floor along major streets, and the overlay relaxes some office size limits. AH also sets a max lot size 15,000 sq ft and specific setback standards. See § 15‑1609.

Is there a Neighborhood Revitalization (NR) overlay text I can rely on for standards?

NR is listed in Table 15‑107‑B as an overlay short name, but a standalone NR section with purpose/standards was not found in the retrieved materials. Not found in retrieved materials — verify the NR text and map with City Planning.

Who resolves conflicts between overlay and base district standards?

The Code provides that, in case of internal conflicts, the Review Authority will determine which standard applies; generally the more restrictive standard governs. See § 15‑104 (applicability/conflict) and consult the Review Authority early.

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