San Fernando — Variances and Exceptions

Last reviewed: July 2, 2026

Overview

San Fernando’s Zoning Ordinance (the “San Fernando Zoning Ordinance,” Title 106) distinguishes between full variances (discretionary relief from land‑use/development standards decided after a public hearing) and director‑level modifications/exceptions (minor adjustments intended as limited accommodations). The planning commission is the body that grants variances after written findings; the director may grant limited modifications without public notice where the code authorizes it. See the variance findings and authority in § 106‑938 — § 106‑943 and the modification/exception rules in § 106‑951 — § 106‑956.

NOTE: This page stays strictly within the San Fernando zoning/planning ordinance (Title 106) and does not cover Title 24/California Building Standards Code requirements except where the zoning code expressly references them. For related topics see the city’s zoning overview, and the city pages for development standards, parking, and design review.

What the code says — high‑level rules

• Variance purpose and limit: A variance relieves an owner from inability to use property in a manner enjoyed by like properties in the same vicinity and zone, but it may not authorize a use not otherwise permitted by the zone; variances are decided by the planning commission following a public hearing. § 106‑938, § 106‑940 and § 106‑942.
• Findings required: The commission may approve only after making all required findings (special circumstances, no detriment to public interest, consistency with chapter and general plan, suitability of site, adequate utilities and access). § 106‑942.
• Administrative modifications/exceptions (director): Minor accommodations to development standards (front/rear/side setbacks, parking dimensions, lot coverage, landscaping, sign size, fence height, separation between structures) may be granted by the director within numerical caps and subject to findings; no public notice is required except where the director refers to the commission. § 106‑951 — § 106‑956 and the specific allowances in § 106‑952(1)–(7).
• Approval authority and appeals: The director is the default approval authority for modifications; the director may refer complex cases to the planning commission. Decisions by the director may be appealed to the planning commission; commission decisions may be appealed to the city council. See § 106‑953 — § 106‑956, § 106‑817 — § 106‑820.
• Effective dates and use-before-final: Approvals (variances, modifications, CUPs) take effect ten days after approval; no permits for the requested use may be issued until the variance is final. § 106‑816, § 106‑943.

District‑by‑district breakdown (what the zoning code shows)

Notes on internal links: first occurrences below link to the city pages for related topics — see the San Fernando Zoning overview and the city pages for development standards, parking, design review, overlay districts, historic preservation, ADUs, and the California Building Standards Code.

R-1 (Single‑Family Residential)

• Purpose: Standard single‑family residential district. See the general zone structure in Article II and residential tables. § 106‑43.
• Typical permitted uses: Single‑family detached dwellings (uses permitted in the base residential zone). (Zoning code: permitted uses listed in Article II; not all use tables were included in the retrieved excerpts.) Verify permitted‑use list with the full Article II. Not all permitted‑use detail found in retrieved materials.
• Key dimensional standards (from TABLE 106‑43.1 & 106‑43.2): Front setback: 20 ft, Rear setback: 20 ft, Side setbacks: 5 ft, Maximum height: 35 ft, Minimum lot size: 7,500 sq ft, minimum width 50 ft, minimum depth 100 ft. These standards are in § 106‑43 and associated tables. § 106‑43.
• Where it applies: Citywide residential parcels designated R‑1 on the zoning map; the RPD overlay can be applied over an R‑1 (see RPD). § 106‑163 — § 106‑165 for overlay.

Practical variance/exception notes: For a small reduction to front/rear setbacks, the director may authorize up to 10% reduction for lots >100 ft deep (and side yard reductions up to 2 ft, min side yard 3 ft where width >50 ft) per § 106‑952(1); larger relief requires a variance and the findings in § 106‑942.

R-2 (Two‑Family / Low‑Density Residential)

• Purpose and uses: Multi‑unit or small‑multifamily as allowed by the R‑2 designation; refer to TABLE 106‑43.1 for density (1 per 2,562 sq ft for R‑2). § 106‑43.
• Key dimensional standards: Front: 20 ft, Rear: 20 ft, Side: 5 ft, Maximum height: 35 ft, other lot standards in § 106‑43 tables. § 106‑43.
• Where it applies: parcels zoned R‑2 on the zoning map. Verify permitted unit types and ADU rules with the ADU page and the zoning code; ADU rules interact with the zoning code and state ADU law. § 106‑43; see ADU guidance on the city ADU page.

Practical note: Many small dimensional adjustments (e.g., fences, separation between main and accessory structures) are director‑level modifications under § 106‑952; variances for density or use remain commission matters.

R-3 (Multi‑Family Residential)

• Purpose and uses: Higher‑density residential. TABLE 106‑43.1 shows density and TABLE 106‑43.2 shows building form standards. § 106‑43.
• Key dimensional standards: Front: 20 ft, Rear: 20 ft, Side: 5 ft, Maximum height: 45 ft for R‑3. § 106‑43.
• Where it applies: R‑3‑zoned parcels. Note: when a variance is requested in conjunction with a site plan review, the variance request is processed as a discretionary quasi‑judicial action (see permit table). TABLE (permits) and § 106‑810.

M-1 / M-2 (Limited / Light Industrial)

• Purpose and uses: Industrial districts permitting light or limited industrial uses; the code explicitly refers to M‑1 (Limited Industrial) and M‑2 (Light Industrial) when listing where certain industrial uses (for example, wireless telecommunications facilities) are permissible. § 106‑776 — § 106‑777.
• Key dimensional standards: Specific lot/building standards for M‑1/M‑2 are in Article II (not fully reproduced in the retrieved excerpts). Not found in retrieved materials: the complete table of M‑zone dimensional standards. Verify with the full zoning tables.
• Where it applies: Parcels designated M‑1 or M‑2 on the zoning map; certain conditional uses (e.g., wireless facilities) are limited to these zones per § 106‑776.

SP‑5 (San Fernando Corridors Specific Plan)

• Purpose: A specific plan zone created as SP‑5 that applies mandatory development standards and advisory design guidelines to the downtown and primary corridors (Maclay Ave, San Fernando Rd, Truman St, First St). § 106‑133 and SP‑5 description.
• Typical permitted uses: SP‑5 contains its own list of uses and standards; where SP‑5 is silent the municipal code controls. § 106‑135 — § 106‑136.
• Key dimensional standards: Mandatory SP‑5 development standards are contained within the SP‑5 document (on file with the city); specific variances/modifications within SP‑5 must be consistent with the SP‑5 and the code. § 106‑135 — § 106‑136.

Practical note: Specific plans control over duplicative provisions of the Zoning Ordinance; always check SP‑5 text before pursuing a variance within the SP‑5 boundaries. § 106‑136.

RPD (Residential Planned Development Overlay)

• Purpose and restrictions: The RPD overlay allows alternative site planning techniques while remaining within base zone density and uses. § 106‑163 — § 106‑165.
• Uses: Only uses permitted in the underlying residential zone apply (e.g., R‑1 overlaid by RPD stays single‑family where applicable). § 106‑164.
• Standards: RPD has its own lot/density tables (Tables 106‑165.1/165.2) in the overlay section. § 106‑165.

PD / MU Overlay (Planned Development / Mixed‑Use Overlay)

• Purpose and application: The code references PD Overlay, MU Overlay and the need for site plan and planning review for major development in these overlays (site plan review required for projects in PD, RPD, MU, SP‑5 — § 106‑811). § 106‑811.
• Practical note: Where development in these overlays conflicts with base zoning, the overlay provisions and any approved PD documents control. For discretionary relief the same variance/findings framework (commission findings under § 106‑942) applies unless the PD or specific plan says otherwise. § 106‑135 — § 106‑136.

Historic resources overlay / preservation areas

• Governing provisions: Historic resources, structures of merit, and historic districts have separate procedures (certificate of no effect, certificate of appropriateness, hardship waiver) in § 106‑491 — § 106‑506 (excerpts: §§ 106‑500—106‑504 and hardship waiver procedures). § 106‑501 (Hardship waiver purpose and criteria) and related procedures.
• Practical implications: To alter or demolish a designated historic resource you may need a certificate of appropriateness or, in hardship cases, follow the hardship waiver process; demolition may trigger additional documentation and salvage requirements. See § 106‑501 — § 106‑504.

Quick decision‑relevant table (standards/exceptions)

Checklist — what an applicant must provide / satisfy

• Signed application by the property owner (or written agent authorization) per § 106‑810(a).
• Fee and required application materials as prescribed by the director; complete application determination before processing (hardship waiver and modifications note completeness review). § 106‑810, § 106‑501(c).
• For a variance: public hearing materials, neighborhood notice and evidence sufficient to support the required findings (see § 106‑940 — § 106‑942).
• For a director modification: demonstrate the director’s findings (compatibility with surrounding environment, evidence that reduction is minor and in keeping with surrounding development). § 106‑952.
• For historic hardship waiver: project feasibility assessment, financial documentation (rate of return/appraised values) and required notices to adjacent owners; commission and council review steps. § 106‑501(c).
• Show consistency with any applicable specific plan (e.g., SP‑5) and any overlay standards prior to seeking variance/modification — specific plan rules control where adopted. § 106‑135 — § 106‑136.
• If site plan review, follow site plan submittal rules and required design review (site plan review required for many new constructions or exterior alterations; see § 106‑811 and design review page). § 106‑811 — § 106‑857.

Risks & Ambiguities

Plain‑English summary

If your proposal needs anything beyond a small numeric tweak, you’ll likely need a variance decided at a public hearing by the planning commission, and the commission must make all the findings listed in § 106‑942; small reductions (setbacks, parking, sign area, fence height, etc.) can often be handled administratively by the director under § 106‑952, but stay within the numerical caps or be prepared to apply for a variance.

Information Gaps

• Complete, zone‑by‑zone permitted‑use lists for all commercial zones (e.g., specific C‑zone names and tables) were not present in the retrieved excerpts. Not found in retrieved materials — verify with full Article II tables.
• Exact numeric zoning tables for M‑1/M‑2 development standards (lot coverage, setbacks) were not fully reproduced in the excerpts. Not found in retrieved materials — verify with full code tables.
• Current fee schedule for variance/modification applications (fees set by council resolution) — verify with the Community Development Department. Not found in retrieved materials.

Source References

• San Fernando Zoning Ordinance — Division 8 (Variances): § 106‑938 — § 106‑943 (variance purpose, application, hearings, findings).
• San Fernando Zoning Ordinance — Investigation and Findings for Variances: § 106‑941 — § 106‑942.
• San Fernando Zoning Ordinance — Modifications / Exceptions: § 106‑951 — § 106‑956 and specific allowances § 106‑952(1)–(7) (setback, parking, lot coverage, signage, fences).
• Development standards tables for residential zones, TABLES 106‑43.1 & 106‑43.2 (R‑1, R‑2, R‑3; setbacks/heights/density): § 106‑43.
• Administrative procedures, appeals, and effective dates: § 106‑810 — § 106‑820, § 106‑816 — § 106‑818.
• Overlay zones, RPD and SP‑5 descriptions and intent (SP‑5 San Fernando Corridors Specific Plan): § 106‑163 — § 106‑165 and § 106‑133 — § 106‑136.
• Historic preservation procedures (certificate of no effect, certificate of appropriateness, hardship waiver): § 106‑500 — § 106‑504 and § 106‑501 (hardship waiver criteria & procedures).

Retrieved passages

• San Fernando Zoning Code (§ 3) High relevance show source text
• San Fernando Zoning Code (§ 3) High relevance show source text
• CBC § 3 (Section 106-1027) High relevance show source text
• San Fernando Zoning Code (section 2-72) Medium relevance show source text
• CBC § 3 (§ 3) Medium relevance show source text
• San Fernando Zoning Code (§ 3) Medium relevance show source text
• San Fernando Zoning Code (§ 3) Medium relevance show source text
• CBC § 3 (Section 106-43) Medium relevance show source text
• San Fernando Zoning Code (§ 3) Medium relevance show source text
• San Fernando Zoning Code (section 2-72) Medium relevance show source text
• San Fernando Zoning Code (section 106-491) Medium relevance show source text
• San Fernando Zoning Code (section 2-72) Medium relevance show source text
• San Fernando Zoning Code (section 106-810) Medium relevance show source text
• San Fernando Zoning Code (§ 3) Medium relevance show source text

Cited sections

• San Fernando Zoning Ordinance — Division 8 (Variances): **§ 106‑938 — § 106‑943** (variance purpose, application, hearings, findings). (§ 106)
• San Fernando Zoning Ordinance — Investigation and Findings for Variances: **§ 106‑941 — § 106‑942**. (§ 106)
• San Fernando Zoning Ordinance — Modifications / Exceptions: **§ 106‑951 — § 106‑956** and specific allowances **§ 106‑952(1)–(7)** (setback, parking, lot coverage, signage, fences). (§ 106)
• Development standards tables for residential zones, TABLES 106‑43.1 & 106‑43.2 (R‑1, R‑2, R‑3; setbacks/heights/density): **§ 106‑43**. (§ 106)
• Administrative procedures, appeals, and effective dates: **§ 106‑810 — § 106‑820**, **§ 106‑816 — § 106‑818**. (§ 106)
• Overlay zones, RPD and SP‑5 descriptions and intent (SP‑5 San Fernando Corridors Specific Plan): **§ 106‑163 — § 106‑165** and **§ 106‑133 — § 106‑136**. (§ 106)
• Historic preservation procedures (certificate of no effect, certificate of appropriateness, hardship waiver): **§ 106‑500 — § 106‑504** and **§ 106‑501** (hardship waiver criteria & procedures). (§ 106)
• SanFernando_ZoningCode.md

• Official San Fernando code library