Fresno — Zoning

Last reviewed: July 2, 2026

Overview

Fresno's zoning rules are contained in the City’s Citywide Development Code (commonly called the Development Code or Zoning Ordinance). The Code specifies base zoning districts, overlay districts, the Official Zoning Map, permitted and conditionally‑permitted uses, and the development standards (heights, setbacks, densities) that apply in each district. See the Code title and purpose in § 15-101 and § 15-102 for authority and objectives.

PART II of the Code enumerates Base and Overlay Districts and their use and development rules; the Official Zoning Map shows district boundaries and controls where a given district applies (§ 15-107, § 15-108).

(When the page below mentions practical topics like parking, setbacks/development standards, design review, overlays, ADUs, and the California Building Standards Code, those words link to the related local pages for quick navigation: Fresno Parking, Fresno Development Standards, Fresno Design Review, Fresno Overlay Districts, Fresno ADUs, and California Building Standards Code.)

• parking: Fresno Parking
• setbacks / development rules: Fresno Development Standards
• design review: Fresno Design Review
• overlay districts: Fresno Overlay Districts
• ADUs: Fresno ADUs
• Title 24 / state building code: California Building Standards Code

District-by-district breakdown

Note: the Code groups districts into classes (Residential, Mixed-Use, Commercial, Employment, Public/Semi‑Public, Downtown, Buffer). The list of Base Districts and Overlay Districts is in § 15-107; detailed use tables and standards for each district are in the Part II district articles referenced below.

B (Buffer District)

• Purpose: preserve low‑intensity, large‑lot uses and buffers between urban and rural/agricultural areas. See § 15-803.
• Typical permitted uses: agricultural/low‑density residential and accessory uses consistent with a rural buffer (the Code treats permitted uses as “those permitted in the Base District” and references the applicable use list). Not all use entries are reproduced in the retrieved excerpts; verify on the district use table.
• Key dimensional standards (decision‑relevant): Maximum height 35 ft, front setback 35 ft, interior side 20 ft, rear 20 ft, max lot coverage 5%, minimum lot size 20 acres; these are in Table 15‑803‑1/2 and § 15-803 and § 15-804.
• Where it applies: large peripheral lots and transition areas shown on the Official Zoning Map; confirm on § 15-108 (Official Zoning Map).

RE (Residential Estate) and RS‑1, RS‑2, RS‑3, RS‑4, RS‑5 (Residential Single‑Unit Districts)

• Purpose: low‑density single‑unit residential neighborhoods and estate lots; the Code groups these as “R Districts” (see § 15-107).
• Typical permitted uses: single‑unit dwellings, accessory uses, and uses listed in the Base District tables (specific permitted‑use lists and nuanced limitations are in the district use tables; not all text for every RS level was present in the retrieved snippets — verify the district use table). Not found in retrieved materials for full use lists.
• Key dimensional standards: the Code contains RS transition standards that affect height and setbacks where multi‑unit or commercial districts meet RS zones (e.g., where an RM or MX or DT district abuts RS: height limits of 30 ft within 40 ft of RS and 40 ft within 50–100 ft, plus added setbacks) — see § 15-1004, § 15-1104, and other transition subsections. Use the RS district tables for exact min/max setbacks and lot dimensions (verify with the district table).
• Where it applies: city neighborhoods mapped on the Official Zoning Map; boundary uncertainty rules apply per § 15-108.

RM‑1, RM‑2, RM‑3, RM‑MH (Residential Multi‑Unit and Mobile Home Park)

• Purpose: medium/high‑density residential and mobile‑home park sites. See Table 15‑1003 and § 15-1003 for full standards.
• Typical permitted uses: multi‑unit dwellings, accessory dwelling units, accessory structures, and other uses listed in the RM use tables; where a particular use is not listed the Director may classify it (see § 15-1102 referencing the Director’s Determination procedures).
• Key dimensional standards (Table 15‑1003): density (RM‑1: 12–16 du/ac; RM‑2: 16–30 du/ac; RM‑3: 30–45 du/ac), max heights (RM‑1 40 ft; RM‑2 50 ft; RM‑3 60 ft; RM‑MH 35 ft); front setbacks and parking setbacks are specified in Table 15‑1003 (see § 15-1003).
• Where it applies: multi‑family corridors and parcels mapped RM‑* on the Official Zoning Map. Verify parcel‑specific height limits where RS transition standards apply.

NMX, CMX, RMX (Mixed‑Use districts)

• Purpose: mix housing, retail, office and civic uses with walkable urban form; each MX type targets different scale and intensity (Neighborhood NMX, Corridor/Center CMX, Regional RMX). See § 15-1102, § 15-1103, and the RMX descriptive text.
• Typical permitted uses: a broad table (Table 15‑1102) lists residential types, retail, food service, offices, etc., with “P” (permitted) or “C” (conditional). Accessory dwelling units are referenced (§ 15‑2754) and ADU rules apply.
• Key dimensional standards (Table 15‑1103 / § 15-1103): max FAR NMX/CMX 1.5, RMX 2.0; min residential density NMX 12 du/ac, CMX 16 du/ac, RMX 30 du/ac (with stated exceptions); max heights: NMX 40 ft, CMX 60 ft, RMX 75 ft; parking and frontage coverage rules in § 15-1104 and related site design subsections.
• Where it applies: along corridors, centers, and large activity centers identified on the Zoning Map and General Plan; focused infill overlays may modify standards (see overlays).

CMS, CC, CR, CG, CH, CRC (Commercial Districts)

• Purpose: commercial uses ranging from main‑street retail (CMS) to highway‑serving auto uses (CH) and recreation‑oriented (CRC). The Code groups these as “C Districts” in § 15-107.
• Typical permitted uses: commercial retail, services, eating/drinking establishments, offices — many uses are listed in the Code use tables; permissibility is shown in district use matrices (see the use matrix excerpts). Confirm whether a use is “P” or requires a Conditional Use Permit.
• Key dimensional standards: commercial districts have district‑specific lot coverage, FAR, setbacks and parking requirements — consult the district Table in Part II and the city‑wide Development Standards. Not all specific numeric entries for every commercial district were present in the retrieved snippets; verify in the district table.

O, BP, RBP, IL, IH (Employment / Industrial Districts)

• Purpose: office, business park, light industrial and heavy industrial activities. See § 15-107 for classification.
• Typical permitted uses: offices and business‑park uses in O/BP/RBP; manufacturing, distribution, and heavier industrial uses in IL/IH — the use matrices identify which industrial activities are permitted or conditional and include distance/locational limits (e.g., some industrial uses restricted within 100 ft of a major street or residential district). See the use matrix excerpt.
• Key dimensional standards: industrial districts have district‑specific height and setback rules; verify in the district tables and the Official Zoning Map for where these districts occur. Not all numeric details for every employment district appear in the retrieved excerpts; verify with the district article.

OS, PR, PI (Public and Semi‑Public / PSP Districts)

• Purpose: parks, open space, and public institutional uses. See the PSP grouping in § 15-107.
• Typical permitted uses: parks and recreation, schools, public facilities — permitted and conditional uses are shown in the PSP district use lists (verify in Part II). Not found in full detail in the retrieval snippets.

DTN, DTG, DTC (Downtown Districts)

• Purpose: Downtown neighborhoods to core intensity; downtown district rules include special frontage, parking buffering, and RS transition standards (§ 15-1504, § 15-1104 and others).
• Typical permitted uses: a comprehensive downtown use table exists in the Code (see the Downtown district article and use matrix). Verify allowed ground‑floor active uses requirements and where drive‑throughs or auto uses are restricted.
• Key dimensional/site rules: corner frontage and active ground‑floor frontage standards (e.g., minimum 60% active frontage near transit stops for some districts) and parking buffering rules are in the downtown site design sections.

Overlay Districts (examples: BL, EA, RM, ANX, M, AH, UC, NR, KB, CA)

• Purpose: overlay districts add special use rules or development standards on top of a Base District (listed in Table 15‑107‑B and § 15-107). Overlays may restrict or expand permitted uses, change setbacks, require additional landscaping, or allow temporary use rules (see § 15-1605 for the RM overlay example).
• Practical note: always check for overlays on a parcel (the Official Zoning Map includes overlay boundaries) because an overlay can prohibit common uses in the underlying district (e.g., the RM overlay can prohibit family day care, schools, parks, hospitals).

Quick reference table — selected decision‑relevant standards

Checklist

• Confirm the parcel's current zoning and overlay(s) on the Official Zoning Map and associated legends per § 15-108.
• Verify whether the proposed activity is permitted (P), conditional (C), or prohibited (-) in the Base District and any Overlay(s) (consult the district use table / Table 15‑1102 for MX districts).
• Check development standards: height, setbacks, lot coverage, FAR, residential density limits in the Base District table (e.g., Table 15‑1003, Table 15‑1103, Table 15‑803).
• Determine whether a Development Permit, Conditional Use Permit, Planned Development, or Rezone is required (see § 15-5201, § 15-5307, § 15-5905, § 15-5801).
• Confirm parking obligations and buffers (consult the city’s parking standards and the site‑specific parking setbacks in district tables) — see Fresno Parking.
• If the use is not listed, prepare a Director’s Determination request per the Code (see the mixed‑use use table note referencing the Director determination process).
• Check for overlays (e.g., RM, ANX, FI) that alter permitted uses or development standards; overlays are listed in Table 15‑107‑B.

Risks & Ambiguities

Plain‑English Summary

Fresno’s Zoning (the Citywide Development Code) assigns every parcel a Base District (like RS, RM, CMX, IL, B, etc.) and possibly Overlay Districts that change rules. For any project you must (1) confirm the parcel’s district(s) on the Official Zoning Map (§ 15-108), (2) check whether your proposed use is listed as permitted or conditional in that district’s use table, and (3) confirm the district’s height, setback, lot coverage, density and parking rules (the district tables and Part III site rules). For discretionary changes you will need a Development Permit or Conditional Use Permit; rezones follow the procedures in Article 58. Verify any ambiguities with Planning staff.

Source References

• § 15-101 (Title and Authority) — Fresno Citywide Development Code (Zoning Ordinance).
• § 15-102 (Purpose) — Development Code purposes and objectives.
• § 15-103 (Structure of Development Code; Parts I–VI) — organization of Base and Overlay Districts.
• § 15-104 (Applicability, relation to other regs) — scope of the Development Code.
• § 15-107 (Base and Overlay Districts list; Table 15‑107‑B overlays) — list of Base Districts and Overlay Districts.
• § 15-108 (Official Zoning Map and district boundaries) — map controls and boundary rules.
• § 15-803 & § 15-804 (Buffer District standards and special height rules).
• § 15-1003 / Table 15‑1003 (Residential Multi‑Unit density and massing standards).
• § 15-1102 / § 15-1103 / § 15-1104 (Mixed‑Use use regulations, density/FAR/height, active frontage rules).
• § 15-5201 – § 15-5206 (Development Permit applicability and process).
• § 15-5307 (Conditional Use Permit conditions and approval standards) and related conditional use sections.
• § 15-5801 et seq. (Amendments, Rezones, Plan Amendments procedures).
• § 15-5905 – § 15-5907 (Planned Development required findings, conditions).
• Development Code excerpts and tables used above are from the Citywide Development Code (Chapter 15) extracts provided in the retrieved materials.

Retrieved passages

• Fresno Zoning Code (ARTICLE 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 (Section 15-6102) Medium relevance show source text
• Fresno Zoning Code (§ 1) Medium relevance show source text
• Fresno Zoning Code (ARTICLE 52) Medium 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) High relevance show source text
• Fresno Zoning Code (§ 15-317) High relevance show source text
• Fresno Zoning Code (Section 15-2305) 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 (§ 2) High relevance show source text
• CRC § 1 (§ 1) Medium relevance show source text

Cited sections

• **§ 15-101** (Title and Authority) — Fresno Citywide Development Code (Zoning Ordinance). (§ 15-101)
• **§ 15-102** (Purpose) — Development Code purposes and objectives. (§ 15-102)
• **§ 15-103** (Structure of Development Code; Parts I–VI) — organization of Base and Overlay Districts. (§ 15-103)
• **§ 15-104** (Applicability, relation to other regs) — scope of the Development Code. (§ 15-104)
• **§ 15-107** (Base and Overlay Districts list; Table 15‑107‑B overlays) — list of Base Districts and Overlay Districts. (§ 15-107)
• **§ 15-108** (Official Zoning Map and district boundaries) — map controls and boundary rules. (§ 15-108)
• **§ 15-803** & **§ 15-804** (Buffer District standards and special height rules). (§ 15-803)
• **§ 15-1003 / Table 15‑1003** (Residential Multi‑Unit density and massing standards). (§ 15-1003)
• **§ 15-1102 / § 15-1103 / § 15-1104** (Mixed‑Use use regulations, density/FAR/height, active frontage rules). (§ 15-1102)
• **§ 15-5201 – § 15-5206** (Development Permit applicability and process). (§ 15-5201)
• **§ 15-5307** (Conditional Use Permit conditions and approval standards) and related conditional use sections. (§ 15-5307)
• **§ 15-5801** et seq. (Amendments, Rezones, Plan Amendments procedures). (§ 15-5801)
• **§ 15-5905 – § 15-5907** (Planned Development required findings, conditions). (§ 15-5905)
• Development Code excerpts and tables used above are from the Citywide Development Code (Chapter 15) extracts provided in the retrieved materials. (Chapter 15)
• Fresno_ZoningCode.md

• Official Fresno code library