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1/?
THE ZONING DIVISION
of the Fresno County Ordinance Code
Adopted by the
Board of Supervisors
June 8, 1960
Second Edition -
June 9, 1980
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
July30, 1997
(Covering Ordinance T-059-329)
This supplement consists of reprinted pages replacing existing pages in the Fresno
County Zoning Ordinance.
Remove the pages listed below and replace with new pages (page numbers are the
same).
This Guide for Insertion should be retained in the front of the Zoning Ordinance as a
permanent record of pages supplemented and inserted.
Sections Amended New Pages
833 "C-I" Neighborhood Shopping
Center District 229 236
834 "C-2" Community Shopping 239 243
Center District
867 Regulations for Planned Agricultural 450.1 450.4
Commercial And Rural Commercial
Center Development
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
JULY 17, 1996
(Covering Ordinance T-057-326)
This supplement consists of reprinted pages replacing existing
pages in the Fresno County Zoning Ordinance.
Remove pages listed below and replace with new pages (page
numbers are the same).
This Guide for Insertion should be retained in the front of the
Zoning Ordinance as a permanent record of pages supplemented and
inserted.
Section Amended New Pages
816 ~,, District 77-78
EVB:mac
July 17, 1996
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
July 24, 1995
(Covering Ordinances T-052-286, T-055-325 and T-056-324)
This supplement consists of reprinted pages to replace existing
pages in the Fresno County Zoning Ordinance.
Remove the pages listed below and replace with the new pages (page
numbers are the same).
This Insertion Guide should be retained in the front of the Zoning
Ordinance as a permanent record of pages supplemented and inserted.
Section
~ Section Title
New Pares
817 "ALe District 91-99
872 Uses Permitted Subject to Director 453-456
Review and Approval
873 Uses Permitted Subject to Conditional 457-462
Use Permit
874 Site Plan Review 463-468
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7-18-95
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
JULY 5, 1994
(Covering Ordinances T-053-320 and T-054-321)
This supplement consists of reprinted pages replacing existing pages in the Fresno County Zoning
Ordinance.
Remove the pages listed below and replace with new pages (page numbers are the same).
This Guide for Insertion should be retained in the front of the Zoning Ordinance as a permanent
record of pages supplemented and inserted.
Sections Amended New Pages
Table of Contents III IV
860 Interstate Freeway Interchange 425 426
Commercial Development
875 Electric Utilities and Services 469-4723
1 1 1 5L-mt-7/94
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
FEBRUARY 23, 1994
(Covering Ordinances T-022-31 1 , T-041-309, T-045-314, T-046-31 5, T-047-31 6, T-048-31 7,
T-049-3 1 3, T-050-3 1 9,T-05 1 -3 1 3R)
This supplement consists of reprinted pages replacing exiting pages in the Fresno County Zoning
Ordinance.
Remove the pages listed below and replace with new pages (page numbers are the same).
This Guide for Insertion should be retained in the front of the Zoning Ordinance as a permanent
record of pages supplemented and inserted.
Sections Amended New Pages
Table of Contents I-Il
812 "RRE~' District (New) 54.1-54.3
816 "AE" District 79-80, 83-86
817 `AL" District 93-99
820 "R-R" District 1 1 1-122
833 "C-i11 District 231-232
834 "C-2" District 239-240
835 "C-3" District 245-246
836 "C-4" District 253-254
838 "C-6" District 267-268
839 t1AC" District 273-274
842 "C-M" District 295-296, 299-304
843 "M-1 " District 31 1-314
844 "M-2" District 323-324
845 "M-3" District 327-330
849 "R-S" District 349-350
855 Property Development Standards 373-404.8
867 Commercial Center Development 450.1 and 450.4
1 1 1 5L-mt-2/94
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
SEPTEMBER J6, 1992
(Covering Ordinance T044-312)
This supplement consists of reprinted pages replacing existing pages in the
Fresno County Zoning Ordinance.
Remove pages listed below and replace with new pages (page numbers are the
same).
This Guide for Insertion should be retained in the front of the Zoning
Ordinance as a permanent record of pages supplemented and inserted.
Section Amended New Pages
816 11AE" District 7984
867 Regulations for Planned Agricultural Commercial 450.3-
and Rural Commercial Center Development 450.4
RAK:jms
0575L
09-11-92
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
MAY 22, 1991
(Covering Ordinances T036-278, T-037-305, T-038-306, T-039-307 and T-039-308)
This supplement consists of reprinted pages replacing existing pages in the
Fresno County Zoning Ordjnance.
Remove pages listed below and replace with new pages (page numbers are the
same).
This Guide for Insertion should be retained in the front of the Zoning
Ordinance as a permanent record of pages supplemented and inserted.
Section Amended New Pages
Table of Contents III and IV
803.5 Specific Definitions Group D 13-16
816 "AE" District 73-84
817 "AL" Dist~ict 91-99
819 "A-2" District 101-104
820 "R-R" District 111-114, 119-120
821 "R-A" District 125-133
826 "R-l" District 173-174
829 "R-4" District 195-196
839 "AC" District 273-282
840 "RCC" District 283-290
842 "C-M" District 299-304
843 11M-1" District 313-316
844 "M-2" District 323-324
845 "M-3' District 327-330
847 `8A-l" District 335-336
849 "R-S11 District 347-350
853 Conditional Use Permit 369-370
859 Regulation for Assemblages (Deleted) 421-424
867 Commercial Center Development 450.3 and 450.4
868 Poultry Facilities (New) 450.5-450.9
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SUPPLMENT
IN$RTION GUID
FRESNO COUNTY ZONING ORDIN~NC
November 1, 1989
(Covering Ordinances T-031-271 through T-035-300)
This supplement consists of reprinted pages replacing existing pages in the
Fresno County Zoning Ordinance.
Remove pages listed below and replace with new pages (page numbers are the
same).
This Guide ~or Insertion should be retained in the front of the ~onincj
Ordinance as a permanent record of pages supplemented and inserted.
~ PAGES
III & IV
79 through 84
113 through 116
127 & 128
143 & 144
173 through 178.2
273 & 274
283 & 284
404.3 through 404.8
405 through 408
417 & 418
450.1 through 450.4
453 through 458
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7500C5
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
June 4, 1987
(Covering Ordinances through T-030-284)
This supplement consists of reprinted pages replacing existing pages in
the Fresno County Zoning Ordinance.
Remove pages listed below and replace with new pages (page numbers are
the same).
This Guide for Insertion should be retained in the front of the Zoning
Ordinance as a permanent record of pages supplemented and inserted.
Please utilize the nearest M.A.R.S. facility for disposal of the pages
removed from your Ordinance. Thank you.
NEW PAGES
5&6
23,24,25
55 & 56
73 through 82
91 through 96
101 through 104
111 & 112
125 through 128
141 & 142
157 through 162
167 & 168
173 & 174
203 & 204
209 through 212
219 through 222
231 & 232
241 through 248
255 & 256
267 through 270
299 & 300
339 & 340
347 & 348
397 through 404.6 (old), 404.8 (new)
477 & 478
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6588C-52
6/3/87
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
April 30, 1986
(Covering Ordinances through T-026-287)
This supplement consists of reprinted pages replacing existing pages in the
Fresno County Zoning Ordinance.
Remove pages listed listed below and replace with new pages (page numbers are
the same).
This Guide for Insertion should be retained in the front of the Zoning
Ordinance as a permanent record of pages supplemented and inserted.
*Please utilize the nearest M.A.R.S. facility for disposal of the pages removed
from your Ordinance. Thank You.
NEW PAGES
1 and 2
79 through 82
93 through 96
115 and 116
311 and 312
339 and 340
375 through 380
457 through 468
481 through 486
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4/8/86
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SUPPLEMENT GUIDE
FRESNO COUNTY TONING ORDINANCE
January 30, 1985
(Covering Ordinances through T-023-280)
This supplement consists of reprinted pages replacing existing pages in the
Fresno County Zoning Ordinance.
Remove pages listed below and replace with new pages (page numbers are the
same, with the addition of 404.5 and 404.6).
This Guide should be retained in the front of the Zoning Ordinance as a
permanent record of supplemental pages.
Please utilize the nearest M.A.R.S. facility for disposal of the pages removed
from your Ordinance. Thank You.
NEW PAGES
73 through 140
175 through 178
373 through 404.4 (old), 404.6 (new)
RT:ed
1/11/85
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SUPPLEMENT
INSERTION GUIDE
FRESNO COUNTY ZONING ORDINANCE
January 15, 1984
(Covering Ordinances through T019-266)
This supplement consists of reprinted pages replacing existing pages in the
Fresno County Zoning Ordinance.
Due to the extensive paging and format changes resulting from our changeover
to the Wang Word Processor, we determined it to be more efficient and
practical to reprint the entire Ordinance. The reprinted Ordinance, including
all changes adopted by the Board to date, should be inserted intact into your
Ordinance cover and binder.
This Guide for Insertion should be retained in the front of the Zoning
Ordinance as a permanent record for future reference.
Please utilize the nearest M.A.R.S. facility for disposal of the pages removed
from your Ordinance. Thank you.
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12/14/83
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The Ordinance Code of the County of Fresno
PERT VIT
LAND US~ REGULATION ~ND PLANNING
DIVISION VI
ZONING OIVISION
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TABLE OF CONTENTS
SECTION Title
CHAPTER 1 GENERAL PROVISIONS
800 Effect 1
801 Intent and Purpose 3
802 Title 3
803 Definitions 5
803.1 General Terminology 5
803.2-. 19 Specific Definitions 7
CHAPTER 2 ESTABLISHMENT OF LAND USE DISTRICTS
AND REGULATIONS APPLICABLE THEREIN
810 Designation of Land Use Districts 49
811 Zone Map 51
812 "RRE" Exclusive Railroad District 54.1
813 "R-C" Resource Conservation District 55
814 "TPZ" Timberland Preserve District 59
815 "0" Open Conservation Land Use District 67
816 "AE Exclusive Agricultural District 73
817 `1AL" Limited Agricultural District 93
819 "A-2" General Agricultural District 105
820 "R-R" Rural Residential District 115
821 "R-A" Single Family Residential
Agricultural District (36,000) 127
822
R-l-A" & "R-l-AH" Single Family Residential
Districts (20,000) 141
823
"R-l-E & "R-l-EH" Single Family Residential
Estates Districts (37,500) 157
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824
"R-1-B~ Single Family Residential District
District (12,500) 161
825 "R-1-C Single Family Residential
District (9,000) 167
826 "R-l" Single Family Residential
District (6,000) 173
827 "R-2" & R2-A' Low Density Multiple
Family Residential Districts (6,600) 179
828 "R-3" & "R-3-A" Medium Density Multiple
Family Residential District (7,500) 187
829 "R4" High Density Multiple Family
Residential District (10,000) 195
830 "T-P" Trailer Park Residential District 203
831 "RP" Residential and Professional
Office District 209
832
`Ic-P" Administrative and Professional
Office District 219
833 "C-l" Neighborhood Shopping Center 229
834 "0-2" Community Shopping Center District 239
835 "C3" Regional Shopping Center District 245
836 "C-4" Central Trading District 253
837 "C-S" (There is no "C-S" District
in the unincorporated area)
838 "C-6" General Commercial District 263
839 "AC" Agricultural Commercial Center District 273
840 "RCC'1 Rural Commercial Center District 283
841 "C-R" Commercial Recreation District 291
842 "C-M" Commercial and Light Manufacturing
District 295
843 "M-l" Light Manufacturing District 307
OlOlC
Page II
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844 ~~M-2'1 General Industrial District 323
845 11M-3" Heavy Industrial District 327
846 ?VpVV Off-Street Parking District 331
847 l;A~1vv Agricultural District 335
848 `~R-E~1 Recreational District 339
849 11RS~1 Rural Settlement District 347
850 vIm11 Mountain Overlay District 359
CHAPTER 3 GENERAL CONDITIONS
851 Uses Permitted 365
852
Uses Permitted Subject to
Director Review and Approval 367
853 Uses Permitted Subject to
Conditional Use Permit 369
854 Uses Expressly Prohibited 371
855 Property Development Standards 373
856 Regulations for Single Mobilehome
Occupancy 403
857 Regulations For Oil Drilling and
Similiar Uses in all Districts 409
858 Regulations for the Development of
Material Extraction Sites in all Districts 413
860 Regulations for Interstate Freeway
Interchange Commercial Development 425
861 New Construction and New Uses 431
862 Existing Uses 433
863 Certificates of Occupancy 435
Page III
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864 Permits 437
865 Compliance 441
866 Regulations for Apartment Conversion 443
867 Regulations for Agricultural Commercial
and Rural Commercial Centers 450.1
868 Regulations for the Siting and Operation of
of Poultry Facilities 450.5
CHAPTER 4 PROCEDURES
870 Procedures 451
872 Uses Permitted Subject to
Director Review and Approval 453
873 Uses Permitted Subject to
Conditional Use Permit 457
874 Site Plan Review 463
875 Electrid Utilities and Services 469
876 Nonconforming Lots, Buildings and Uses 473
877 Variances 481
878 Zoning Division Amendment 487
879 Filing Fees 493
880 Form of Application 495
881 Public Hearings 497
882 Legal Procedure 499
883 Penalties for Violation 501
884 Validity 503
(Amended by Ord. T-005-258 Adopted 1-11-82; Ord. T-034-297 Adopted
9-20-88; Ord. T-036-278 Adopted 3-6-90; Ord. T-053-320 Adopted 6-7-94)
Page IV
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CHAPTER 1
GENERAL PROVISIONS
SECTION 800
EFFECT
The addition o~ this Division VI to Part VII of the Ordinance Code of the County of
Fresno shall he deemed a codification with certain changes and modifications of
Ordinance 322, as amended, of the County of Fresno, and where necessary to preserve
existing riqhts of either the People acting by and through the County of Fresno or
the owners of property within said County, shall, except as herein otherwise
specifically provided, be deemed a continuance of said Ordinance 322, as amended.
The Zone Map and the Use District Maps of the County of Fresno heretofore existing
as part of said Ordinance 322, as amended, are hereby re-adopted by reference and
shall hereafter be in effect and exist pursuant to this Division and shall be known
and desip,nated as the Zone Map, but it shall not be physically included in this
Code. Such Zone Map and Use District Maps re-adopted as aforesaid shall be deemed
to have been re-adopted as hereinafter in Section 811 specifically amended or
changed. Not less than three (3) copies of said Zone Map shall be printed and
certified by the Clerk of the Board of Supervisors as true copies of said map and
shall be filed in the office of said Clerk and shall be kept there for public
inspection while said map is in force and effect, provided, that one of these
copies may be kept in the office of the Director instead of in the office of the
Board of Supervisors. Upon the amendment of said map as hereinafter provided, such
maps as filed aforesaid shall be so revised to show such amendment and similarly
filed and retained. The Clerk shall maintain a reasonable supply of such maps on
hand at all times so that they or parts thereof can be sold to the public at
reasonable prices not to exceed the actual cost thereof.
~ll Variances heretofore granted pursuant to the provisions of said Ordinance 322,
as amended, shall be deemed to hereafter exist as Variances pursuant to Chapter 4,
Section 877, of this Division and shall be subject to all conditions governing the
same upon the effective date of this Division and subject to all provisions
relating to Variances as set forth in this Division.
~ll Conditional and Special Use Permits heretofore issued under said Ordinance 322,
as amended, shall continue in effect until otherwise revoked or terminated and
shall be deemed Conditional Use Permits under this Division whether otherwise
required hereunder or not and shall be subject to all conditions governing the same
in effect upon the effective date of this Division and subject to all provisions
relating to Conditional Use Permits as set forth in this Division.
~11 precise plans approved pursuant to Ordinance 322, as amended, relating to any
improvements in any zone requiring such precise plans under said Ordinance 322, as
amended, shall be deemed to be approved site development plans as specified in this
Division whether otherwise required pursuant to this Division or not and shall be
suhiect to all conditions qoverning the same in effect upon the effective date of
this Division and subject to all provisions relating to site development plans as
set forth in this Division.
Ceneral Provisions 1 Sect ion 800
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fly use carried on or conducted or any building or improvement existing in
violation o~ said Ordinance 322, as amended, upon the effective date o~ this
~vision shall not be deemed to have acquired a nonconforming status by reason of
the adoption of this part or any provision hereof superseding said Ordinance 322,
as amended, but to the extent that such use, building, or improvement was a
violation of said Ordinance 322, as amended, and is also a violation of this
Division, it shall be deemed a continuing violation of this Division.
Except as herein specifically provided or necessarily implied, all other provisions
of said Ordinance 322, as amended, are deemed to he superseded by this Division.
~ll rights conferred by a vesting map shall be deemed to exist pursuant to Chapters
17.30 and 17.72 of the Fresno County Ordinance Code and shall be subject to those
provisions of this division in effect at the time the tentative map for said
vesting map is determined to be complete, or at such later time as provided for in
Government Code Section 66474.2 or 66498.1(b).
(amended by Ord. T-025-281 adopted 6-25-85)
General Provisions 2 Section 800
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SECTION 801
INTENT ~ND PUR~SE
The purpose of this Division is to c1assi~y and regulate the highest and best use
o~ hui.ldinqs, structures, and land located in the unincorporated area of the County
of Fresno in a manner consistent with the Fresno County General Plan. This
Division incorporates zoning regulations implementing the Fresno County Ceneral
Plan and all of its elements, including the Fresno County Open Space Plan.
(amended by Ord. 49~.l65 adopted 10-23-78)
SECTION 802
TITLE
This comprehensive zoning division shall be known as the "Zoning Division of the
County o~ Fresno."
Intent and mrpose 3 Section 802
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SECTION 803
CONSTRUCTION AND DEFINITIONS
For the purpose o~ carrying out the intent of this Division, words, phrases, and
terms shall be deemed to have the meaning ascribed to them in the hollowing
sections covering definitions. In construing the provisions of this Division,
specific provisions shall supersede general provisions relating to the same subject.
SECTION 803 . 1 GENERAL TERMINOLOGY
then not inconsistent with the context, words used in the present tense include the
future; words in the singular number include the plural, those in the plural number
include the singular; 11or'1 includes "and," and "and" includes "or.'1
A. The word "Assessor" shall mean the County Assessor of the County of Fresno.
A. The words 11Board" or "Board o~ Supervisors" shall mean the Board of Supervisors
of the County of Fresno.
C. The word "Building" includes the word "Structure," but shall not include
"temporary structures" as defined in Section 803.16.
D. The word "City" shall mean any city situated in the County o~ Fresno.
E. The word "Commission" shall mean the Planning Commission of the County of
Fresno.
F. The word "County" shall mean the County of Fresno.
G. The words "County Recorder" shall mean the County Recorder of the County of
Fresno.
H. The word "Director" shall mean the Director of Resources and Development of the
County of Fresno.
(amended hy flrd. T-252 adopted 12-9-80)
I. The word "Federal" shall mean the Government of the United States of america.
3. The word "Shall" is mandatory; and the word "may' , is permissive; however, use
of the word "shall" in this Division is not intended to, nor shall it be deemed
to, create a mandatory duty imposed by an enactment within the meaning of
Government Code Section 815.6.
(Amended by Ord. 86-012 (AT 295) adopted 9-30-86)
K. The word "State" shall mean the State of California.
L. The word "used" includes the words "arranged for, designed for, occupied or
intended to be occupied for."
M. The words "Zone Map" shall mean the Official Zone Map of the County of Fresno
which is a part of the comprehensive Zoning Division of the County of Fresno.
Construction and Definitions 5 Section 803.1
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N. The words "Zoning Ordinance" or "Ordinance" shall mean the comprehensive Zoning
Ordinance of the County of Fresno, as contained in this Division.
Construction and Definitions 6 Section 803.1
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SECTION 803.2 SPECIFIC DEFINITONS GROUP
(Amended by Ord. 490.133 adopted 6-7-77)
ABUT shall mean as hollows: two adjoining parcels o~ property, with a common
property line, are therein considered as one parcel abutting the other, except
where two or more lots adjoin only at a corner or corners, they shall not be
considered as abutting unless the common property line between the two parcels
measures not less than eight (8) meet in a single direction.
ACCESS OR ACCESSWAY shall mean the place, means, or way by which pedestrians and
vehicles shall have safe adequate and usable ingress and egress to a property or
use as required by this Division.
ACCESSORY BUILDING shall mean a building, part of a building, or structure which is
subordinate to, and the use of which is incidental to that o~ the main building,
structure or use on the same lot. The Special Standards of Section 855-N shall
apply.
ACCESSORY LIVING QUARTERS shall mean living quarters within an accessory building
located on the same premises with the main building, ~or use by temporary guests o~
the occupant of the premises, such quarters having no kitchen facilities and not
rented or otherwise used as a separate dwelling unit. See IYAcce55~~y Building"
ahove.
ACCESSORY USE shall mean a use incidental, related, appropriate and clearly
subordinate to the main use of the lot or building, which accessory use does not
alter the principal use of the subject lot or affect other properties in the
district.
ACRE shall mean a null acre containing 43,560 square meet of area within the
property lines of a lot or parcel.
AD3ACENT shall mean near, close, or abutting; ~or example, an Industrial District
across the street or highway prom a Residential District shall be considered as
"Adjacent."
ADJOIN shall mean the same as "Abut."
ADVERTLSIN~ STRUCThRE shall mean any notice or advertisement, pictorial or
otherwise, and all such structures used as an outdoor display, regardless of size
and shape, for the purposes of making anything known, the origin or place of sale
of which is not on the property with such Advertising Structure.
ADVISORY AGENCY - The Commission is herein designated as the Advisory Agency to the
Board of Supervisors on all matters related to the planning, zoning and use of land
and structures.
AIRCRAFT shall mean any contrivance, now known or hereafter invented, for use or
designed for navigation of or flight in the air or outer space, including missiles.
Specific Definitions 7 Sect ion 803.2
PAGE 26 Show Image
AIRPORT shall mean any area which is used or is intended to be used ~or the taking
off and landing o~ aircraft, including helicopters, and any appurtenant areas which
are used or are intended to be used for airport building or facilities, including
open spaces, taxiways and tie-down areas.
AIRPORT, PUBLIC USE shall mean an airport either publicly or privately owned which
the general public may use or is invited to use, or where commercial operations are
conducted on or served by the airport. Commercial operations are those which offer
a service or commodity for sale, hire or profit including but not limited to rood
sales and lodginq, entertainment, real estate, petroleum products, parts and
equipment.
(added by Ord. 490.161 adopted 10-2-78)
AIRPORT, PRIVATELY 0~NED, PRIVATE USE shall mean an airport, privately owned, used
only by the owner and occasional invited guests.
(~ded by Ord. 490.lE;l adopted 10-2-78)
AIRPORT, PUBLICLY OWNED, PRIVATE USE shall mean an airport that is owned by a
government agency and is used only by that agency in the conduct of its
governmental functions.
(Added by Ord. 490.161 adopted 10-2-78)
ALLEY shall mean any dedicated way intended for vehicular service to the rear or
side of property served by a street. Buildings facing an alley shall not be
construed as satisfying the requirements o~ this Division related to frontage on a
dedicated street.
ALTERED shall have the same meaning as "Structural Alteration."
AMBULATORY PERSONS shall mean persons who are able to walk about unassisted,
patients who are not bedridden.
AMENDMENT shall mean a change in the wording, context, or substance of this
Division, an addition or deletion or a change in the district boundaries or
classifications upon the zoning map.
ANIMAL HOSPITAL shall mean a place where animals or pets are given medical or
surgical treatment and are cared for during the time of such treatment. Use as a
kennel shall he limited to short-time boarding and shall be only incidental to such
hospital use.
AMUSEMENT PARKS are commercially operated facilities with various devices ~or
entertainment and booths ~or the sale of rood and drinks.
(Added by Ord. 490.175 re-adopted 5-29-79)
APARThENT HOTEL shall mean a multiple dwelling which in addition to dwelling units
has one (1) or more guest rooms.
Specific Definitions 8 Section 803.2
PAGE 27 Show Image
SECTION 803.3: SPECIFIC DEFINITIONS GROUP B.
(amended by Ord. 490.133 adopted 6-7-77)
AUTO COURT shall mean the same as `1Motel."
AUTOMOBILE ~ND TRAILER SALES LOT shall mean an open area used ~or the display,
sales or rental of new or used automobiles and trailers but where no repair,
repaintinq or remodelina is done.
(amended by Ord. 490.175 re-adopted 5-29-79)
AUTOMOBILE WRECKING YARD shall mean any lot, or the use o~ any portion of a lot,
~or the dismantling or wrecking of automobiles or other motor vehicles, or ~or the
storaqe or keeping ~or sale of parts and equipment resulting prom such dismantling
or wrecking.
AUTOMOBILE SERVICE STATION shall mean an occupancy which provides ~or the servicing
of motor vehicles and operations incidental thereto limited to:
1. Retail sale of automobile fuel, oil, tires, batteries and new accessories.
(amended by Ord. 490.179 adoted 6-26-79)
2. automobile washing, not including mechanical car wash or steam cleaning.
3. Incidental waxing and polishing.
4. Tire changing and repairing (but not including recapping).
5. Battery service, charging and replacement but not including repair or
rebuilding.
6. Radiator cleaning and ~1ushing, but not including repair or steam cleaning.
7. Installation of minor accessories.
8. Lubrication of motor vehicles.
9. Brake adjustment, replacement o~ brake cylinders, brake fluid lines, and
brake shoes.
10. Front end and wheel alignment when located within an enclosed building.
This shall not include the straightening of automobile frames.
(added by Ordinance 490.17 adopted 11-24-64)
(Deletion: "Automobile Trailer or Mobilehome" by Ord. 490.175 re-adopted 5-29-79)
Specific Definitions 9 Section 803.3
PAGE 28 Show Image
11. The testing, adjustment and replacement of:
a. Carburetors
b. Coils
C. Condensers
d. Distributor caps
e. Fan belts
fe Filters
g. Generators
h. Points
1. Rotors
je Spark plugs
k. Voltaqe regulators
1. Fuel pumps
m. V~ater hoses
n. Wheel balancing
Specific Definitions 10 Section 830.3
PAGE 29 Show Image
SECTION 803.4: SPECIFIC DEFINITIONS GROUP C.
(Amended by Ord. 490.133 adopted 6-7-77)
BAKERY GOODS, RETAIL SALES ONLY shall mean establishments engaged in the retail
sale o~ bakery products such as bread, cakes and pies, none of which are produced
on the premises.
BAKERY RETAIL shall mean establshments primarily engaged in the retail sale of
bakery products such as bread, cakes and pies and which produce some or all of the
products sold on the premises.
BASEMENT shall mean a space wholly or partly underground, and having more than
one-half (1/2) of its height, measuring from its floor to its ceiling, below the
average adjoinino finished grade if the finished floor level directly above a
basement is more than six (6) feet above finished grade at any point, such space
shall be considered a story.
BILLBO~D shall mean the same as YI~dvert~5~~g Structure."
BLOCK shall mean all property fronting on one side of a street between intersecting
an~ intercepting streets, or between a street and right-of-way, waterway, end of a
cul-de-sac, or city-county boundary. Where the city-county boundary intersects or
intercepts a street in a block as described herein, the block shall be considered
to end at the city-county boundary.
BLOCK FRONTAGE shall mean all property fronting on one (1) side of a street between
a street and right-of-way, waterway, or between intersecting or intercepting
streets, the end of a dead-end street, or city or county boundary measured along a
street line. An intercepting street shall determine only the boundary of the
frontage on the side of the street that it intercepts.
BOARDING OR ROOMING HOUSE shall mean a building containing a single dwelling unit
and orovisions for five (5) but not more that fifteen (15) guests, where lodging is
provided with or without meals for compensation, but not to include rest homes.
BREEZEWAY shall mean a roofed passageway, open on at least two (2) sides, where the
roof is structurally integrated with the structure of the main building. A fence
or wall not exceeding six (6) feet in height may be permitted on one (1) side of
said breezeway.
BUILDING shall mean any structure built and maintained for the support, shelter or
enclosure of persons, animals, chattels, or property of any kind, but shall not
include temporary buildings as defined in "Structure, Temporary.'1 Trailers, with
or without wheels, shall not be considered as a building.
BUILDING, ~RE~ OF shall mean the sum in square feet of the ground areas occupied by
all buildings and structures on a lot.
Specific Definitions 11 Section 803.4
PAGE 30 Show Image
BUILDIN, HEIGHT OF shall mean the vertical distance measured from the adjoining
curb level to the highest point of the structure, exclusive of chimneys and
ventilators; provided, however, that where buildings are set back from the street
line, the height shall be measured from the average elevation of the finished grade
at the front o~ the building.
BUILDING, MAIN shall mean a building within which is conducted the principal use
permitted on the lot, as provided by this Division.
BUILDING SETBACK LINE shall mean a line at the minimum distance as prescribed by
this Division between any property line or easement for road purposes, public or
private, recorded on a parcel or subdivision map, and the closest point of the
foundation of any building or structure related thereto.
BUILDING SITE shall mean the ground area o~ a building together with all the open
space required by the Division.
BUILDING TEMPORARY shall mean the same as "Structure, Temporary."
BUILDING UNIT GROUP shall mean two (2) or more buildings grouped on a lot.
BUNGALOW COURT shall mean a group o~ two (2) or more detached buildings used or
intended to be used as one (1) family or two (2) family (duplex) dwellings, located
on a single ]ot, together with all the open spaces required bythis Divsion, but
not including tourist courts, motor courts, or motels, or any other commercial uses.
BUSINESS shall mean the same as "Commerce."
(Deletion: Borrow Pit by Ord. 490.55 adopted 6-17-69)
Specific Definitions 12 Section 803.4
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SECTION 803.5: SPECIFIC DEFINITIONS GROUP D.
(Amended by Ord. 490.133 adopted 6-7-77)
CABANA shall mean any portable, demountable, or permanent cabin, small
house, room enclosure, or other building or structure erected, constructed
or placed on any residential site and used for human habitation, but said
structure shall not be used for sleeping purposes.
(Amended by Ord. 490.174 re-adopted 5-8-79)
CAMPING TRAILER shall mean a "Recreational Vehicle" which is to be towed and
which is constructed with side and top partially or wholly of flexible
materials.
(Added by Ord. 490.175 re-adopted 5-29-79)
CAMPER shall mean the same as "Truck Camper."
(Added by Ord. 490.175 re-adopted 5-29-79)
CAMP PUBLIC shall mean any area or tract of land used or designed to
accommodate two (2) or more camping parties including tents or other camping
outfits but not including trailer parks. Such camp may be publicly or
privately owned and operated.
CARPORT shall mean a permanent roofed structure with not more than two (2)
enclosed sides used or intended to be used for automobile shelter and
storage.
CEMETERY shall mean land used or intended to be used for the burial of the
dead and dedicated for such purposes, including columbariums, crematoriums,
mausoleums and mortuaries when operated in conjunction with and within the
boundaries of such premises.
CENTER LINE shall bave the same meaning as "Street Center Line."
CHURCH shall mean a permanently located building commonly used for religious
worship fully enclosed with walls (including windows and doors) and having a
roof (canvas or fabric excluded) and conforming to applicable legal
requirements affecting design and construction.
CLINIC shall mean a place for group medical services not involving overnight
housing of patients.
CLUB shall mean an association of persons (whether or not incorporated),
religious or otherwise, for a common purpose, but not including groups which
are organized primarily to render a service carried on as a business for
profit.
CLUB CIVIC shall mean a nonprofit, nonreligious organization established
for neighborhood and civic improvements.
(Added by Ord. T-254 adopted 4-27-81)
Specific Definitions 13 Section 803.5
PAGE 32 Show Image
CLUB SOCIAL shall mean a nonprofit organization established primarily for
amusement and recreation which is intended to serve people exclusively
within the surrounding neighborhood.
(Added by Ord. T-254 adopted 4-27-81)
COAL shall mean carbonaceous mineral fuels which occur naturally in solid
form including, but not limited to, anthracite, lignite, or bituminous coal,
or from carbonaceous mineral fuels derived from coal, including, but not
limited to, coke, coal gas, low-sulphur coal, or coal slurry. For purposes
of this Ordinance, the definition of coal shall include petroleum coke.
(Added by Ord T-039-307 adopted 2126/91)
COLLEGE shall mean an educational institution, including Universities,
offering advanced instruction in any academic field, beyond secondary level,
not including trade schools and business colleges.
COLLEGE TRADE shall mean the same as `8School, Trade."
COMMERCE shall mean the purchase, sale or other transaction involving the
handling or disposition (other than that included in the term "Industry" as
defined herein) of any article, substance or commodity for profit or a
livelihood, including in addition, operation of automobile or trailer
courts, tourist courts and motels, public garages, office buildings, offices
of doctors and other professionals, outdoor advertising signs and
structures, public stables, recreational and amusement enterprises conducted
for profit, shops for the sale of personal services, places where
commodities or services are sold or are offered for sale, either by direct
handling of merchandise or by agreements to furnish them, but not including
dumps and junk yards.
COMMERCIAL CLASSIFICATIONS shall be obtained from the latest edition of the
STANDARD INDUSTRIAL CLASSIFICATION MANUAL, Executive Office of the
President, Bureau of the Budget, on file at the Planning Department.
COMMERCIAL OFFICE shall mean any administrative or clerical office
maintained as a business and any office established by a public service over
which this Division has jurisdiction.
COMMUNICATION EOUIPMENT BUILDINGS shall mean buildings housing electrical
and mechanical equipment necessary for the conduct of a public
communications business with or without necessary personnel.
CONTIGUOUS shall mean the same as "Abut."
CORNER CUT-OFF shall mean the provision for and maintenance of adequate and
safe visibility for vehicular and pedestrian traffic at all intersections of
streets, alleys, or private driveways.
COURT shall mean an open, unoccupied space, other than a yard, on the same
lot with a building or buildings and bounded on two (2) or more sides by
such buildings.
COURT. APARTMENT shall mean a group of dwellings arranged about two (2) or
more sides of a court on a lot which opens onto a dedicated street.
Specific Definitions 14 Section 803.5
PAGE 33 Show Image
COURT ENCLOSED sha]1 mean a court surrounded on all sides by exterior walls
of a building and lot lines on which fences, hedges or walls are permitted.
COURT INNER shall mean a court enclosed on all sides by the exterior walls
of a building or buildings.
COURT OUTER shall mean a court enclosed on all but one (1) side by exterior
walls of building or buildings or lot lines on which fences, hedges or walls
are permitted.
COVERAGE shall mean the same as "Lot Coverage."
CUL-DE-SAC LOT see "Lot, Cul-de-Sac."
CURVE LOT see "Lot, Curve."
Specific Definitions 15 Section 803.5
PAGE 34 Show Image
PAGE 35 Show Image
SECTION 803.6 SPECIFIC DEFINITIONS GROUP E.
(Amended by Ord. 490.133 adopted 6-777)
DAIRY FARM shall mean any place or premises upon which milk is produced for sale or
other distribution and where more than two (2) cows or six (6) goats are in
lactation.
DAIRY DRIVE-IN shall mean a facility for the selling of dairy products only to the
consumer while such consumer is occupying a motor vehicle. The Special Standard of
Section 855-N shall apply.
DAIRY FARM, RETAIL shall mean the same as "Dairy Farm,'8 with incidental selling and
distribution of only those products produced on the premises.
DAY shall mean calendar day.
DAY NURSERY OR CHILD CARE NURSERY shall mean any group of buildings, building or
portion thereof used primarily for the daytime care, protection and supervision of
children with or without compensation. The Special Standard of Section 855-N (Day
Nursery) shall apply.
(Amended by Ordinance 490.188 adopted 10-29-79)
DISTRICT shall mean a zoning district established by this Division.
DORMITORY shall mean a building intended or used principally for sleeping
accommodations, where such building is related to an educational or public
institution, including religious institutions and fraternities and sororities.
DRAINAGE CHANNEL shall mean any existing or proposed open ditch, open culvert or
open channel, naturally created or designed to transmit water for flood control or
irrigation purposes.
DRIVE-IN MOVIE shall mean any lot or portion of a lot used for the parking of
automobiles for the purposes of the occupants viewing a motion picture or other
entertainment. The Special Standard of Section 855-N shall apply.
DRIVE-IN RESTAURANT shall mean any building or structure in which food and drink
are prepared for service to customers within such structure or occupying vehicles
outside of such structures and including self-service restaurants for take-out
food. The Special Standard of Section 855-N shall apply.
DRIVEWAY shall mean vehicular access to an off-street parking or loading facility.
The Special Standard of Section 855-N shall apply.
DRUG STORE shall mean a retail store engaged in the sale of prescription drugs and
patent medicines, carrying related items such as cosmetics and toiletries and such
unrelated items as tobacco and novelty merchandise. Such use may also include a
soda fountain or lunch counter.
DRUG STORE, SUPER shall mean any drug store having a gross floor area of ten
thousand (10,000) square feet or more.
Specific Definitions 17 Section 803.6
PAGE 36 Show Image
DUPLEX shall mean a building designed or used exclusively for the occupancy of two
~milies living independently of each other and having separate kitchen and
toilet facilities for each family.
(Amended by Ord. T-254 adopted 4-27-81)
DWELLING shall mean a building or portion thereof designed and used exclusively for
residential occupancy and permitted home occupations, including one (1) family, two
(2) family, and multiple dwellings, but not including hotels motels, boarding or
lodging houses, or trailers (with or without wheels) except in the "T-P'£ District.
DWELLING, MULTIPLE shall mean a building or buildings designed and used for
occupancy by two (2) or more families, all living independently of each other and
having separate kitchen and toilet facilities for each family.
DWELLING, ONE (1) FAMILY shall mean a detached building designed or used
exclusively for the occupancy of one (1) family, and having kitchen and toilet
facilities for only one (1) family.
DWELLING GROUP shall mean two (2) or more dwellings located on a single lot and
each having separate kitchen and toilet facilities.
DWELLING UNIT shall mean two (2) or more rooms in a dwelling, apartment house or
apartment hotel designed for or occupied by one (1) family for living or sleeping
purposes and having only one (1) kitchen and separate toilet facilities. It shall
include such accommodations when located in a commercial structure and associated
with the commercial activities conducted therein through ownership, management or
employment.
(Amended by Ord. 490.170 re-adopted 4-24-79)
(Deletion: Dump by Ord. 490.200 adopted 5-5-80)
Specific Definitions 18
PAGE 37 Show Image
SECTION 803.7: SPECIFIC DEFINITIONS GROUP F.
(Amended by Ord. 490.133 adopted 6-777)
EASEMENT shall mean a space on a lot or parcel of land reserved for or used for
public or private uses. Private or public easements for road or access purposes,
that are recorded on a parcel or subdivision map, shall be used in determining
building setback lines. The Special Standard of Section 855-N shall apply.
EOUCATIONAL INSTITUTIONS shall mean public and other non-profit institutions
conducting regular academic instruction at preschool, kindergarden, elementary,
secondary and collegiate levels, and including graduate schools, universities,
non-profit research institutions and religious institutions. Such institutions
must either (1) offer general academic instruction equivalent to the standards
prescribed by the State Board of Education, or (2) confer degrees as a college or
university of undergraduate or graduate standing, or (3) conduct research, or (4)
give religious instruction. This definition does not include schools, academies or
institutes, incorporated or otherwise which operate for a profit, nor does it
include commercial or trade schools.
ELECTRIC DISTRIBUTION SUBSTATION shall mean an electric substation with a primary
voltage of 110 KV or less, with distribution circuits served therefrom.
ELECTRIC TRANSMISSION SUBSTATION shall mean an electric transformation or switching
station with a primary voltage of 60 KV or higher without distribution circuits
served therefrom.
ESSENTIAL SERVICE shall mean the erection, construction, alteration, or maintenance
by public utilities or municipal departments or commissions of underground or
overhead gas, electrical, steam or water transmission or distribution systems,
collection, communication, supplying, or disposal systems including poles, wires,
mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call
boxes, traffic signal, hydrants, and other similar equipment and accessories in
connection therewith, but not including buildings reasonably necessary for the
furnishing of adequate service by such public utilities or municipal departments or
commissions, or for the public health or safety or general welfare.
FAMILY shall mean a reasonable number of persons, constituting a bona fide
housekeeping unit, occupying a dwelling which is suitable for their residential use
in the best interest of the public.
(Amended by Ord. T-251 adopted 9-16-80)
FARM LABOR CAMP shall mean the same as "Labor Camp, Farm."
FEED LOT OR FEED YARD shall mean a lot, or portion of a lot, used for the enclosing
and fattening of livestock for market, and not operated in connection with a bona
fide farm.
Specific Definitions 19 Section. 803.7
PAGE 38 Show Image
FENCE shall mean any structural device forming a physical barrier which is so
constructed that not less than fifty (50) percent of the vertical surface is open
to permit the tranmission of light, air and vision through said surface in a
horizontal plane. (For board or other solid barriers, see 88Wall'8). The Special
Standard of Section 855-N shall apply.
FILLING STATION shall mean the same as "Automobile Service Station."
FISHERY shall mean any premise upon which breeding, hatching, or fish rearing
facilities are situated when such premises are required to have a license by the
State Fish and Game Code, including ponds for commercial use.
FLOOD CONTROL CHANNEL shall mean the same as "Drainage Channel."
FLOOR AREA Whenever the term "floor area" is used in this Division as a basis for
requiring off-street parking for any structure, it shall be assumed that, unless
otherwise stated, said floor area applies not only to the ground floor area but
also to any additional stories or basement of said structure. All horizontal
dimensions shalt be taken from the exterior faces of walls including enclosed
porches.
FLOOR SPACE INDEX shall mean the ratio of gross building floor area to total lot
area expressed as a fraction. Example: Two (2) square feet of gross floor area
for each three (3) square feet of total lot area result in a "Floor Space Index" of
2:3.
FRATERNITY shall mean a building or structure housing a group of men associated for
their common interest. Such group may eat, sleep and otherwise use such facilities
as provided on the premises.
FREEWAY OR EXPRESSWAY shall mean a highway for through traffic with full or partial
control of access and generally with grade separations at intersections.
FREEWAY, LANDSCAPED shall mean a freeway which is landscaped and maintained by a
public authority.
FRONTAGE shall mean that portion of a parcel of property which abuts a dedicated
public street or highway.
FRONTAGE STREET, SERVICE ROAD OR OUTER HIGHWAY shall mean those roads which
parallel freeways, expressways or important highways, providing for access to
abutting property or for circulation, and being separated from the highway by a
dividing strip.
FRONT WALL shall mean the wall of a building or structure nearest the street which
the building fronts, but excluding certain architectural features as cornices,
canopies, eaves or embellishments.
Specific Definitions 20 Secti
PAGE 39 Show Image
SECTION 803.8 SPECIFIC DEFINITIONS GROUP G.
(Amended by Ord. 490.133 adoped 6-7-77)
GARAGE, PRIVATE shall mean a detached accessory building or a portion of a main
building on the same lot as a dwelling for the housing of vehicles of the occupants
of the dwelling, including carportse All parking spaces contained within the
garage shall be a minumum of eight and one-half (8 1/2) feet wide by twenty (20)
feet long.
(Amended by Ord. T-254 adopted 4-27-81)
GARAGE, PUBLIC shall mean any garage other than a private garage.
GARAGE, REPAIR shall mean a building other than a private garage used for the care,
repair, or equipment of automobiles, or where such vehicles are parked or stored
for remuneration, hire, or sale.
GARAGE, STORAGE shall mean any premises used exclusively fbr the storage of
vehicles.
GARBAGE shall mean any waste food material of an animal or vegetable nature,
including that which may be used for the fattening of livestock.
GOLF COURSE shall mean a lot or portion of a lot used for the playing of golf,
including pitch and putt courses, but shall not include driving ranges, miniature
golf courses or other similar commercial enterprises.
GRADE shall mean the gradient, the rate of incline or decline expressed as a
percent. For example, a rise of twenty-five (25) feet in a horizontal distance of
one hundred (100) feet would be expressed as a grade of twenty-five (25) percent.
(See also 88510pe1u.)
GREENHOUSE shall mean a building or structure constructed chiefly of glass,
glass-like translucent material, cloth or lath, which is'devoted to the protection
or cultivation of flowers or other tender plants. The Special Standard of Section
855-N shall apply.
GROUP HOUSES shall mean two (2) or more separate buildings, each containing one (1)
or more dwelling units.
GUEST shall mean any transient person who occupies a room for sleeping purposes.
GUEST HOUSE shall mean the same as "Accessory Living Quarters.'5
GUEST RANCH shall mean a building or buildings with open space, for use of
transients only, with or without a campground or recreational vehicle park,
providing housing and meals and having recreational activities of one or more
types, for compensation.
(Amended by Ord. 490.175 adopted 5-29-79)
Specific Definitions 21 Section 803.8
PAGE 40 Show Image
GUEST ROOM shall mean a room which is designed to be occupied by one (1) or more
guests for sleeping purposes, having no kitchen facilities, not including
dormitories.
Specific Definitions 22 Section 803.8
PAGE 41 Show Image
SECTION 803.9: SPECIFIC DEFINITIONS GROUP H.
(Amendeci by Ord. 49O.~33 adopted 6-7-77)
HALF-STORY shall mean a story under a gable, hip or gambrel roof, plates of which
are not more than three (3) feet above the floor of such story.
HEALTH SPA shall mean a "Guest Ranch" which is developed and constructeci primarily
to utilize rare, natural features, for health purposes, such as mineral springs.
(Added by Ord. 490.175 re-adopted 5-29-79)
HEDGE shall mean a plant or series of plants, shrubs or other landscape material,
so arranged as to form a physical barrier or enclosure.
HEIGHT OF BUILDING shall mean the same as "Building, Height of."
HIGHWAY SETBACK LINE shall mean the future right-of-way or plan lines of any
highway as shown on the Official Plan of Streets and Highways for highway use. A
yard abutting such a highway shall be measured from this future riyht-of-way line.
HOG RANCH shall mean any premises where five (5) or more weaned hogs are maintained
(See feed lot).
Specific Definitions 23 Section 803.9
PAGE 42 Show Image
HOME OCCUPATION shall mean any use customarily conducted primarily within a
dwelling and carried on by the inhabitants thereof, which use is clearly inciciental
and secondary to the use of the structure for dwelling purposes and which use does
not change the character thereof, as defined in Section 855-N, "Home Occupationse"
(Amended by Ord. T-288 adopted 2-25-86; Ord. T-296 adopted 3-24-87)
HOSPITAL shall mean any building or portion thereof useci for the accommodation ano
medical care of sick, injured, or infirm persons including institutions for the
cure of chronic drug addicts and mental patients.
(Amended by Ord. T-244 adopted 4/19/83)
HOSPITAL, ANIMAL shall mean the same as "Animal, Hospital."
HOTEL shall mean any building or portion thereof designed or used or containing six
~r more guest rooms or suites of rooms, but not inclucling any institutions in
which human beings are housed or detained under legal restraint.
Specific Definitions 24 Section 803.9
PAGE 43 Show Image
HOUSE COURT shall mean the same as "Bungalow Court."
HOUSE TRAILER shall mean the same as "Mobilehome.
(Amended by Ord. 490.175 re-adoptech 5-29-79)
Specific Definitions 25 Section 803.9
PAGE 44 Show Image
PAGE 45 Show Image
SECTION 803.10: SPECIFIC DEFINITIONS GROUP I.
(Amended by Ord. 490.133 adopted 6-7-77)
INDUSTRIAL CLASSIFICATIONS shall mean that when a use is listed as permitted,
permitted subject to conditions, or is expressly prohibited, that the use shall be
as defined in the latest edition of the STANDARD INDUSTRIAL CLASSIFICATION MANUAL,
Executive Office of the President, Bureau of the Budget, on file at the Planning
Department, if defined therein.
INDUSTRY shall mean the manufacture, fabrication, processing reduction or
destruction of any article, substance or commodity, or any other treatment thereof
in such a manner as to change the form, character, or appearance thereof, and
including storage elevators, truck storage yards, warehouses, wholesale storage and
other similar types of enterprise.
INTENT AND PURPOSE shall mean that the Commission and Board of Supervisors, by the
adoption of this Division, have made a finding that the health, safety and welfare
of the community will be served by the creation of the District and by the
regulations prescribed therein.
JUNK shall be any worn out, cast off, or discarded article of material which is
ready for destruction or has been collected or stored for salvage or conversion to
some use. Any article or material which, unaltered or unchanged and without
further reconditioning, can be used for its original purpose as readily as when
new, shall not be' considered junk.
JUNK YARD shall mean any lot used, or the use of any portion of a lot, for the
dismantling of machinery (not including motor vehicles) or for the storage or
keeping for sale of parts and equipment resulting from such dismantling or
wrecking, or for the storage or keeping of junk, including scrap metals or other
scrap materials, with no burning permitted. For motor vehicles, see "Automobile
Wrecking Yard."
KENNELS, BOARDING AND TRAINING shall mean any lot or premises on which four (4) or
more dogs or cats or any combination thereof, at least four (4) months of age are
boarded or trained for a fee.
(Amended by 490.36 adopted 7-25-67)
KENNEL, BREEDING shall mean any lot on premises on which four (4) or more dogs, or
cats, or any combination thereof, at least four (4) months of age, owned by the
occupant of the premises are kept for the purpose of breeding or raising and
training for sale.
(Amended by Ord. 490.36 adopted 7-25-67; Ord. 490.133 adopted 6-7-77)
KENNEL, PERSONAL shall mean any lot or premises on which four (4) or more dogs, or
cats, or any combination thereof, at least four (4) months of age, owned by the
occupant of the premises, are kept for the owner's personal needs as pets or for
show purposes, with incidental breeding and sales.
(Amended by Ord. 490.36 adopted 7-25-67; Ord. 490.133 adopted 6-7-77)
KITCHEN shall mean any room or area intended or designed to be used or maintained
for the cooking, storing and preparation of food.
Specific Definitions 27 Section 803.10
PAGE 46 Show Image
PAGE 47 Show Image
SECTION 803.11: SPECIFIC DEFINITIONS GROUP J.
(Amended by Ord. 490.133 adopted 6-777)
LANDSCAPING shall include the original planting of suitable vegetation in
conformity with the requirements of this Division and the continued maintenance
thereof.
LABOR CAMP, PERMANENT FARM shall mean living quarters, dwellings, boarding houses,
bunkhouses, automobile trailers or other permanent housing accommodations
maintained in connection with any farm work or place where farm work is being
performed, provided for the housing of five (5) or more farm employees.
LABOR CAMP, TEMPORARY FARM shall mean living quarters such as tents or automobile
trailers temporarily maintained in connection with any farm work or place where
farm work is being performed on the premises, provided for the camping for five (5)
or more temporary farm employees. Such camp shall be occupied or used for a period
not to exceed ninety (90) consecutive days.
LOADING shall mean the removal or placement of any commodity in, on, or from a
vehicle of any type.
LOADING SPACE shall mean an off-street space or berth on the same lot with a main
building, or contiguous to a group of buildings, for the temporary parking of
commercial vehicles while loading or unloading, and which abuts a street, alley, or
other appropriate means of tngress and egress.
LOCAL STREET OR LOCAL HIGHWAY shall mean a street or road primarily for service to
abutting property.
LODGING HOUSE shall mean the same as `3Boarding House.'
LOGGING CAMPS shall mean any living quarters, dwellings, boarding houses, tents,
bunkhouses, automobile trailer or other housing accommodations, maintained in
connection with any forestry or logging operation.
LOT shall mean:
A. A parcel of real property with a separate and distinct number or other
designations shown on a plat recorded in the office of the County Recorder, or
B. A parcel of real property delineated on an approved record of survey, lot-split
or sub-parceling map as filed in the office of the County Recorder or in the
office of the Resources and Development Department and abutting at least one
(1) public street or right-of-way or approved private road right-of-way, or
(Amended by Ord. T-252 adopted 12-9-80)
C. A parcel of real property containing not less area than required by the
District in which it is located, abutting at least one (1) public street or
right-of-way or approved private road right-of-way and held under separate
ownership from abutting property.
Specific Definitions 29 Section 803.11
PAGE 48 Show Image
LOT, CORNER shall mean a lot located at the intersection or interception of two (2)
or more streets at an angle of not more than one hundred twenty (120) degrees. If
the angle is greater than one hundred twenty (120) degrees, the lot shall be
considered an 18lnterior Lot."
LOT, REVERSED CORNER shall mean a corner lot, the side line of which is
substantially a continuation of the front lot lines of the lots to its rear,
whether across an alley or not.
LOT, CUL-DE-SAC shall mean a lot fronting on, or with more than onehalf (1/2) of
its lot width fronting on, the turn-around-end of a cul-de-sac street.
LOT, CURVE shall mean a lot fronting on the outside curve of the right-of-way of a
curve street, which street has a centerline radius of two hundred fifty (250) feet
or less.
LOT, INTERIOR shall mean a lot other than a corner lot.
LOT, NONCONFORMING shall mean a lot having less area or dimension than that
required in the district in which it is located and which was lawfully created
prior to the zoning thereof whereby the larger area or dimension requirements were
established, or any lot, other than one shown on a plat recorded in the office of
the County Recorder, which does not abut a public road or public road right-of-way
or approved private road right-of-way and which was lawfully created prior to the
effective date of this Division.
LOT, THROUGH shall mean a lot having frontage on two (2) dedicated streets, not
including a corner or reversed corner lot. The Special Standards of Section 855-N
shall apply.
LOT AREA shall mean the total of the area, measured in a horizontal plane, within
the lot lines of a lot.
LOT COVERAGE shall mean portion of a lot or building site which is covered by a
building or structure excepting building overhangs, paved areas, walks, and
swimming pools, regardless of whether or not said building or structure is intended
for human occupancy.
(Amended by Ord. T-245 adopted 4-27-81)
LOT DEPTH shall mean the horizontal distance between the front and the rear lot
lines measured in the mean direction of the side lot lines.
LOT LINE shall mean any line bounding a lot as herein defined.
LOT LINE, FRONT shall mean the property line abutting a street. The Special
Standard of Section 855-N shall apply.
Specific Definitions 30 Section 803.11
PAGE 49 Show Image
LOT LINE REAR shall mean a lot line not abutting a street which is opposite and
~i5~~Tsanrom the front lot line. The Special Standard of Section 855-N shall
apply.
LOT LINE, SIDE shall mean any lot line not a front lot line or rear lot line. The
Special Standard of Section 855-N shall apply.
LOT OF RECORD shall mean a lot held in separate ownership as shown on the records
of the County Recorder at the time of the passage of an ordinance or regulation
establishing the zoning district in which the lot is located.
LOT WIDTH shall mean the average horizontal distance between the side lot lines,
measured at right angles to the lot depth at a point midway between the front and
rear Jot line.
Specific Definitions 31 Section 803.11
PAGE 50 Show Image
PAGE 51 Show Image
SECTION 803.12: SPECIFIC DEFINITIONS GROUP K.
(Amended by Ord. 490.133 adopted 6-7-77)
MAJOR STREET OR MAJOR HIGHWAY shall mean a highway with intersections at grade and
on which partial control of access and geometric design and traffic control
measures are used to expedite the safe movement of through traffic. Major streets
or major highways shall be designated in the Circulation Element of the General
Plan of the County of Fresno.
MARQUEE shall mean a permanent roofed structure attached to and supported by the
building and projecting over public property.
MATERIAL EXTRACTION SITE shall mean any premises from which soil, sand, gravel,
rock, stone or similar resources are extracted for purposes of commercial
exportation from the premises.
(Added by Ord. 490.55 adopted 6-17-69)
MATERIAL EXTRACTION SITE - TEMPORARY shall mean a material extraction site which
does not utilize a fixed, permanent processing plant in conjunction therewith
located either on or off the premises to be excavated.
(Added by Ord. 490.55 adopted 6-17-69)
MEDICAL OFFICE shall mean any building or portion of a building used or intended to
be used as an office for the practice of any type of medicine, including
chiropractics, dentistry or optometry. It shall also include clinics of a medical
or dental nature.
MEDICAL OR DENTAL CLINIC shall mean the same as `8Medical Office."
MOB ILEHOME shall mean a "Trailer 88 in excess of eight feet wide or forty feet long
designed to be used with or without a permanent foundation, and equipped to contain
one (1) "Dwelling Unit".
(Amended by Ord. 490.175 re-adopted 5-29-79)
MOBILEHOME PARK shall mean an area or tract of land developed and operated in
accordance with Title 25, California Administrative Code, where two (2) or more
mobilehome spaces are rented or leased or held out for rent or lease to accommodate
"Mobilehomes" used for human habitation.
(Added by Ord. 490.175 re-adopted 5-29-79)
MOBILEHOME PARK SERVICES shall mean commercial services available within the park
only to residents, their guests and park employees. The Special Standards of
Section 855-N (Mobilehome Park Services) shall apply.
(Added by Ord. 490.188 adopted 10-29-79)
Specific Definitions 33 Section 803.12
PAGE 52 Show Image
MOTEL sha~1 mean a building or group of buildings used for transient residential
purposes containing guest rooms or dwelling units with automobile storage space
provided in connection therewith, which building or group is designed, intended, or
used primarily for the accommodation of transient automobile travelers, including
groups designated as auto cabins, motor courts, motor hotels and similar
designation.
MOTORHOME shall mean a "Recreational Vehicle" in which the portions providing
motive power and habitable space are constructed as a single unit.
(Added by Ord. 490.175 readopted 5-29-79)
NONCONFORMING BUILDING shall mean a building or portion thereof which was lawful
when established but which does not conform to subsequently established zoning or
zoning regulations. (See Section 876 for regulations.)
NONCONFORMING USE shall mean a use which was lawful when established but which does
not conform to subsequently established zoning or zoning regulations. (See Section
876 for regulations.)
NURSERY SCHOOL shall mean the same as "Day Nursery."
Specific Definitions 34 Section 803.12
PAGE 53 Show Image
SECTION 803.13: SPECIFIC DEFINITIONS GROUP L.
(Amended by Ord. 490.133 adopted 6-7-77)
OFFICIAL PLAN LINES shall mean the same as `8Highway Setback Lines.'8
OUTDOOR ADVERTISING shall include the definitions of `8Advertisiny Structure" and
`8Sign.
PARKING AREA, PRIVATE shall mean an area, other than a street, used for the parking
of automotive vehicles capable of moving under their own power and restricted from
general public use, but shall not include parking provided for residential uses
unless such parking provides spaces for more than four (4) cars.
PARKING AREA, PUBLIC shall mean an area, other than a private parking area or
street, used for the parking of vehicles capable of moving under their own power,
either free or for remuneration.
PARKING AREA, RESIDENTIAL shall mean an area, other than a street, located on the
subject lot for the parking of vehicles owned by the residents of such lot.
(Amended by Ord. T-254 adopted 4-27-81)
PARKING DISTRICT shall mean the same as the "P" District, Section 842, for purposes
of this Division. It shall not mean a Government Parking District maintained by
the Federal, State, County or City governments.
PARKING SPACE, AUTOMOBILE shall mean an area, other than a street or alley,
reserved for the parking of an automobile, such space having a dimension not less
than eight and one-half (8 1/2) by eighteen (18) feet, plus such additional area as
is necessary to afford adequate ingress and egress. The Special Standard of
Section 855-I shall apply.
(Amended by Ord. T-254 adopted 4-27-81)
PARKS shall mean areas with defined limits, generally open in nature, which are
maintained for ornamentation, recreation and conservation. Parks may either be
public (for the use of anyone whether or not by fee) or private (only for specified
persons or groups). The Special Standards of Section 855-N shall apply.
(Added by Ord. 4g0.175 re-adopted 5-29-79)
PARKWAY shall mean an arterial highway with full or partial control of access, and
located within a park or ribbon of parklike development.
PASTURE, DRY shall mean land upon which there is vegetation suitable as food for
grazing animals, and which does not otherwise satisfy the meaning of irrigated
pasture as defined in this Ordinance.
(Added by Ord. 490.46 adopted 8-13-68)
Specific Definitions 35 Section 803.13
PAGE 54 Show Image
PASTURE, IRRIGATED shall mean land upon which grass or other vegetation suitable as
food for grazing animals is growing and maintained in a living condition, and which
has facilities for irrigation. Seasonal vegetation subject to cyclical periods of
emergence and complete dormancy shall not be acceptable within the meaning of a
living condition. Upon failure to maintain the required conditions, the pasture
shall immediately cease to qualify as an irrigated pasture for the purposes set
forth in this Ordinance.
(Added by Ord. 490.46 adopted 813-68)
PATIO, COVERED shall mean the same as uStructure. II
PERSON shall mean an individual, firm co-partnership, joint venture, association,
social club, fraternal organization, corporation, estate, trust, receiver,
syndicate, City, County, special district, or any other group or combination acting
as an entity, except that it shall not include the County of Fresno.
PETROLEUM BULK PLANT shall mean a local wholesale distribution facility designed to
serve the needs of the immediate surrounding area.
PHARMACY OR PRESCRIPTION PHARMACY shall mean a retail store engaged in, and limited
to, the sale of prescription drugs, patent medicines and surgical supplies. The
sale of magazines, newspapers, books and tobacco products, household appliances,
hardware, other sundry goods or general merchandise, food or drinks shall not be
permitted. Liquor and cosmetics shall not be sold except by prescription.
PLACE shall mean an open, unoccupied space other than a street or alley,
permanently reserved as the principal means of access to abutting property.
PLANNED DEVELOPMENT shall mean a development in accordance with a plan approved by
the Planning Commission or Board of Supervisors under Section 873 procedure, as
permitted in specific districts. The Special Standards of Section 855-N shall
apply.
(Amended by Ord. 490.94 adopted 11-27-73 and Ord. T-255 adopted 8-2-82)
PRECISE PLAN shall mean a plan prepared by the Commission for a development. A
precise plan may be recommended by the Commission to the Board for adoption in
accordance with the provisions of the County Charter.
PROFESSIONAL OFFICE shall mean any building or portion of a building used or
intended to be used as an office for a lawyer, architect, engineer, land surveyor,
optometrist, accountant and other similar professions, but shall not include, for
the purposes of this Division, the practice of any type of medicine or dentistry.
PROPERTY LINE shall mean the same as `8Lot Line.81
PROVISION shall mean all regulations and requirements referred to in the text.
Specific Definitions 36 Section 803.13
PAGE 55 Show Image
SECTION 803.14: SPECIFIC DEFINITIONS GROUP M.
(Amended by Ord. 490.133 adopted 67-77)
QUASI-PUBLIC ORGANIZATIONS shall mean any non-government organization that is
devoted to public service and welfare.
RAMADA shall mean an arbor or pergola-like structure.
RECREATIONAL VEHICLE shall mean a motorhome, travel trailer, truck camper, or
camping trailer, with or without motive power, used and intended to be used for
human habitation for travel and recreational purposes but shall not include
88Mobi lehomes .
(Added by Ord. 490.175 re-adopted 5-29-79)
RECREATIONAL VEHICLE PARK shall mean an area or tract of land developed and
operated in accordance with Title 25, California Administrative Code, where one (1)
or more spaces are rented or leased or held out for rent or lease to owners or
users of 88Recreational Vehicles'8 and which is occupied for temporary purposes;
however, spaces may be used for tent camping.
(Added by Ord. 490.175 re-adopted 5-29-79)
RESIDENCE shall mean a building used, designed, or intended to be used as a home or
dwelling place, for one (1) or more families.
RESIDENTIAL FACILITY shall mean any family home, or similar facility including
foster homes, and mental hygiene homes, for the twenty-four (24) hour nonmedical
care including, but not limited to, the physically handicapped, mentally impaired,
or incompetent persons in need of personal services, supervision, or assistance
essential for sustaining the activities of daily living or protection of the
individual. A residential facility serving six or fewer persons shall meet the
zoning ordinance requirements of a single family home in the same zone district.
(Added by Ord. T-244 adopted 4-19-83)
REST HOME shall mean premises used for the housing of and caring for the
ambulatory, aged or infirm, which premises require a license from the State or
County. A rest home may include but is not limited to a convalescent home, home
for the aged, and skilled nursing facility. The Special Standards of Section 855-N
shall apply. A rest home serving six or fewer persons shall meet the zoning
requirements of a single family home in the same zone district.
(Amended by Ord. T-244 adopted 4-19-83)
RESTAURANT shall mean any building or structure in which food and drinks are
prepared for service to customers within such structure.
RETAIL STORE shall mean a business selling goods, wares or merchandise directly to
the ultimate consumer.
Specific Definitions 37 Section 803.14
PAGE 56 Show Image
REZONING shall mean the same as `8Zoning District, Change of."
ROAD shall mean the same as "Street.'8
ROOM shall mean an unsubdivided portion of the interior of a dwelling unit,
excluding bathroom, kitchen, closets, hallways and service porches.
ROOMING HOUSE shall mean the same as "Boarding House."
(Deletion: Quarry by Ord. 490.55 adopted 6-1779)
Specific Definitions 38 Section 803.14
PAGE 57 Show Image
SECTION 803.15: SPECIFIC DEFINITIONS GROUP N.
(Amended by Ord. 490.133 adopted 67-77)
SCHOOL, ELEMENTARY, JUNIOR HIGH OR HIGH shall mean public and other non-profit
institutions conducting regular academic instruction at kindergarten, elementary,
and secondary levels. Such institutions shall offer general academic instruction
equivalent to the standards prescribed by the State Board of Education.
SCHOOL, PRIVATE shall mean an institution conducting regular academic instruction
at pre-school, kindergarten, elementary and secondary levels operated by a
non-governmental organization.
(Amended by Ord. 490.94 adopted 11-27-73)
SCHOOL, TRADE shall mean schools offering preponderant instruction in the
technical, commercial, or trade skills, such as real estate schools, business
colleges, electronic schools, automotive and aircraft technicians schools and
similar commercial establishments operated by a non-governmental organization.
SEPARATE OWNERSHIP shall mean ownership of a parcel of land by a person who does
not own any of the land abutting such parcel.
SERVANTS QUARTERS shall mean complete living quarters either attached or detached
from that of the main dwelling including kitchen facilities but not rented or used
for permanent or temporary living quarters by members of the family (See family).
The Special Standards of Section 855-N (Accessory Building) a and b shall apply.
SERVICE STATION shall mean the same as "Automobile Service Station."
SETBACK LINE, FRONT YARD shall mean the line which defines the depth of the
required front yard. Said setback line shall be parallel with the right-of-way
line or highway setback line when one has been established.
SETBACK LINE, HIGHWAY shall mean the same as "Highway Setback Line."
SETBACK LINE, REAR YARD OR SIDE YARD shall mean the line which defines the width or
depth of the required rear or side yard. Said setback line shall be parallel with
the property line, removed therefrom by the perpendicular distance prescribed for
the yard in the district.
SIGN shall mean any notice or advertisement, pictorial or otherwise, used as an
outdoor display for the purpose of advertising the property or the establishment or
enterprise, including goods and services, upon which the sign is exhibited.
This definition shall not include official notices issued by a court or public body
or officer or directional, warning or information sign or structures required by or
authorized by law or by Federal, State, County or City authority.
SITE PLAN shall mean a plan, prepared to scale, showing accurately and with
complete dimensioning, all of the uses proposed for a specific parcel of land.
(See Section 874 for requirements).
Specific Definitions 39 Section 803.15
PAGE 58 Show Image
SITE PLAN REVIEW sha1~ mean the review by the Director of a site plan and other
studies to assist said Director to determine the manner in which the applicant
intends to make use of his property.
SLOPE shall mean a natural or artificial incline, as a hillside or terrace. Slope
is usually expressed as a ratio. For example, a horizontal distance of one hundred
(100) feet with a rise of fifty (50) feet would be expressed as a 2:1 slope. (See
also "Grade81 and "Top and Toe of Slope".)
SOLID WASTE DISPOSAL FACILITY shall mean any location or facility used for the
disposal of solid, semisolid, and liquid wastes including but not limited to
garbage, trash, refuse, paper, rubbish, ashes, industrial wastes, demolition and
construction wastes, discarded home and industrial applicances, manure, vegetable
or animal solid and semisolid wastes and other discarded solid and semisolid
wastes, and including solid waste processing facilities as a secondary activity in
con3unction with a disposal operation.
(Added by Ord. 490.200 adopted 55-80)
SOLID WASTE PROCESSING FACILITY shall mean any facility designed to recover
reusable resources from solid waste. Such facilities may include, but are not
limited to, scales, shredders, material separators, compactors, and energy recovery
systems.
(Added by Ord. 490.200 adopted 5-5-80)
SOLID WASTE TRANSFER STATION shall mean a facility for receiving and temporarily
holding solid wastes for transfer to a solid waste disposal or solid waste
processing facility. A solid waste transfer facility may include scales,
compactors, wash racks, facilities for the transfer of solid wastes from smaller to
larger containers or vehicles for transport, and facilities for incidental
separation of recoverable resources.
(Added by Ord. 490.200 adopted 5-5-80)
SORORITY shall mean a building or structure housing a group of women associated for
their common interest. Such group may eat, sleep and otherwise use such facilities
as are provided on the premises.
Specific Definitions 40 Section 803.15
PAGE 59 Show Image
SECTION 803.16: SPECIFIC DEFINITIONS GROUP 0.
(Amended by Ord. 490.133 adopted 6-7-77)
STABLE, COMMERCIAL shall mean the keeping of horses for renumeration.
STABLE, PRIVATE shall mean a detached accessory building for the keeping of horses
owned by the occupants of the premises and not kept for remuneration, hire or sale.
STABLE, PUBLIC shall mean a stable other than a private stable.
STAND, TEMPORARY shall mean the same as `8Structure, Temporary."
STORY shall mean a space in a building between the surface of any floor and the
surface of the floor next above, or if there is no floor above, then the space
between such floor and the ceiling or roof above.
STORY, FIRST shall mean the lowest story in a building which qualifies as a story,
as defined herein. The floor level in a building having only one floor level shall
be classified as a first story, providing such floor level has more than one-half
(1/2) its height above the average adjoining finished grade, (See Basement).
(Added by Ord. T-251, adopted 9-16-80)
STORY, ONE-HALF shall mean the same as "Half Story."
STREET shall mean a public thoroughfare or right-of-way dedicated, deeded or
condemned for use as such, other than an alley, which affords the principal means
of access to abutting property, including avenue, place, way, drive, lane,
boulevard, highway, road and any other thoroughfare except as excluded in this
Division.
STREET, LOCAL shall mean any street, dedicated as such, serving as the principal
means of access to property, which street is now shown as a Major or Secondary
Highway or Major Traffic Street on the General Plan of the County.
STREET, SIDE shall mean that street bounding a corner or reversed corner lot and
which extends in the same general direction as the line determining the depth of
the lot.
STREET CENTER LINE shall mean the center line of a street right-of-way as
established by official surveys.
STREET LINE shall mean the boundary line between street right-of-way and abutting
property.
STRUCTURE shall mean anything constructed or built, any edifice or building of any
kind, or any piece of work artifically built up or composed of parts joined
together in some definite manner, which requires location on the ground or is
attached to something having a location on the ground, including swimming and
wading pools and covered patios, excepting outdoor areas such as paved areas,
walks, tennis courts, and similar recreation areas.
Specific Definitions 41 Section 803.16
PAGE 60 Show Image
STRUCTURES, ADVERTISING shall mean the same as "Advertising Structure."
STRUCTURE, TEMPORARY shall mean a structure which is readily movable and used or
intended to be used for a period not to exceed two hundred and ten (210)
consecutive days. The Special Standard of Section 855N shall apply.
(Amended by Ord. 490.166 adopted 12-1978; 490.166c adopted 2-20-79)
STRUCTURAL ALTERATION shall mean a change in the supporting members of a building,
such as in a bearing wall, column, beam or girder, floor or ceiling joist, roof
rafters, roof diaphragms, foundations, piles, or retaining walls or similar
components.
SUPERMARKET shall mean any establishment, including groceries and grocery stores
having 15,000 or more square feet of floor area devoted principally to the sale of
food.
(Amended by Ord. 490.17 adopted 11-24-64)
SWIMMING POOL shall mean any permanent structures containing water intended for
recreational uses where a building permit is required. Such structures shall
include wading pools.
(Added by Ord. 490.123 adopted 12-7-76)
Specific Definitions 42 Section 803.16
PAGE 61 Show Image
SECTION 803.17: SPECIFIC DEFINITIONS GROUP P.
(Amended by Ord. 490.133 adopted 6-7-77)
TENT CAMPER OR TENT TRAILER shall mean the same as H~ampj~g Trailer."
(Amended by Ord. 490.175 re-adopted 5-29-79)
TIMBER shall mean trees of any species maintained for eventual harvest for forest
products purposes, whether planted or of natural growth, standing or down, on
privately or publicly owned land, and includes Christmas trees, but does not
include nursery stock.
(Added by Ord. 490.144 adopted 2-7-78)
TIMBERLAND shall mean privately owned land, or land acquired for state forest
purposes, which is devoted to and used for growing and harvesting timber, or for
growing and harvesting timber and compatible uses, and which is capable of growing
an average annual volume of wood fiber of at least fifteen (15) cubic feet per acre.
(Added by Ord. 490.144 adopted 2-7-78)
TOE OF SLOPE shall mean that point or line of initial break where the terrain
changes to an upward direction.
TOP OF SLOPE shall mean that point or line of initial break where the terrain
changes to a downward direction.
TOURIST COURT shall mean the same as "Motel."
TRADING AREA shall mean the area served by an existing commercial development or to
be served by the proposed commercial development and from which said development
draws its support.
TRAILER shall mean a vehicle without motive power, designed and constructed to
travel on the public thoroughfares in accordance with the provisions of the State
Vehicle Code and to be used for human habitation or for carrying property. Trailer
shall include semi-trailer, "Mobilehome," "Travel Trailer," "Camping Trailer,"
"Trailer, Commercial," and "Trailer, Utility."
(Amended by Ord. 490.175 re-adopted 5-29-79)
TRAILER, COMMERCIAL shall mean a "Trailer" designed for and intended to be used for
industrial, professional, or commercial purposes, i.e., non-residential occupancy.
(Added by Ord. 490.175 re-adopted 5-29-79)
TRAILER COURT OR TRAILER PARK shall mean the same as "Mobilehome Park."
(Amended by Ord. 490.175 re-adopted 5-29-79)
Specific Definitions 43 Section 803.17
PAGE 62 Show Image
TRAILER, UTILITY shall mean a `Trailer" for carrying property.
(Added by Ord. 490.175 re-adopted 529-79)
TRANSIENT shall mean a person who is receiving accommodations for a price, with or
without meals, for a period of not more than one hundred eighty (180) continuous
days in any one (1) year.
TRAVEL TRAILER shall mean a "Recreational Vehicle" designed to be towed which is
constructed with fixed and solid sides and tops.
(Added by Ord. 490.175 re-adopted 5-29-79)
TRAVEL TRAILER PARK shall mean the same as "Recreational Vehicle Park."
(Added by Ord. 490.175 re-adopted 5-29-79)
TRUCK CAMPER shall mean a "Recreational Vehicle" in which the habitable portion is
attached to and rests upon but is not integrally a part of the means of locomotion.
(Added by Ord. 490.175 re-adopted 5-29-79)
TRUCK SERVICE STATION shall mean an occupancy which provides especially for the
servicing of trucks, with incidental operations similar to those
permitted for
"Automobile Service Station."
TRUCK AND TRAILER SALES LOT shall mean an open area where trucks or trailers are
sold, leased or rented and where no repairs, repainting or remodeling are done.
(Deletion: "Trailer Coach" and "Trailer Residential" by Ord. 490.175 re-adopted
5-29-79)
Specific Definitions 44 Section 803.17
PAGE 63 Show Image
SECTION 803.18: SPECIFIC DEFINITIONS GROUP Q.
(Amended by Ord. 490.133 adopted 67-77)
URBAN AREA shall mean any land which is included in the `8R-l-A," `8R-l-AH," R-l-B,"
WT~~~~,''R-l , 38 "R-2, ~ ~ 58 `8R-3, 18 `8R-3-A, ~ `8R-4, 18 "T-P, ~ "C~P~ ~ "C-l , ~ "C-2,
"C-3, ~ `8C-4, ~ ~ ~u "C-R, ~ `8C-M, ~ "M-l , 18 "M-2, ~ `8M-3, ~ and l8~I8 Districts.
URBAN LOT shall mean any lot which lies, in whole or in part, within the boundaries
of an urban area, as defined above.
USED MATERIALS YARD shall mean any lot or a portion of any lot used for the storage
of used materials. This shall not include "Junk Yards" or "Automobile Wrecking
Yards."
UTILITY EASEMENT shall mean the same as "Easement."
VISUAL OBSTRUCTION shall mean any fence, hedge, tree, shrub, wall or structure
exceeding three (3) feet in height, measured from the crown of intersecting or
intercepting streets, alleys or driveways, which limit the visibility of persons in
motor vehicles on said streets, alleys or driveways. This does not include trees
kept trimmed of branches below a minimum height of seven (7) feet.
WADING POOLS shall mean the same as "Swimming Pools."
WALL shall mean any structure or device forming a physical barrier, which is so
constructed that fifty (50) percent or more of the vertical surface is closed and
prevents the passage of light, air and vision through said surface in a horizontal
plane. The Special Standards of Section 855-N shall apply.
WAREHOUSING shall mean a building or buildings used for the storage of goods, of
any type, when such building or buildings contain more than five hundred (500)
square feet of storage space, and where no retail operation is conducted. Also see
"Wholesal mg."
WATER SUPPLY, COMMUNITY shall mean a water supply provided by a publicly-owned
corporation or a private organization which has a permit to serve two (2) or more
dwelling units on abutting properties.
WATER SUPPLY, PRIVATE shall mean a water supply provided by a source other than a
Community Water Supply.
WHOLESALING shall mean the selling of any type of goods for the purpose of resale.
Specific Definitions 45 Section 803.18
PAGE 64 Show Image
PAGE 65 Show Image
SECTION 803.19: SPECIFIC DEFINITIONS GROUP R.
(Amended by Ord. 490.133 adopted 6-7-77)
YARD shall mean any open space on the same lot with a building or a dwelling group
which open space is unoccupied and unobstructed from the ground upward to the sky,
except for the projections or accessory buildings or structures permitted by this
Division.
YARD, FRONT shall mean a space between the front yard setback line and the front
lot line or highway setback line, and extending the full width of the lot.
YARD, REAR shall mean a space between the rear yard setback line and the rear lot
line, extending the full width of the lot.
YARD, SIDE shall mean a space extending from the front yard, or from the front lot
line where no front yard is required by this Division, to the rear yard, or rear
lot line, between a side lot line and the side yard setback line.
ZONE shall mean the same as "District."
ZONING DISTRICT shall mean the same as "District."
ZONING DISTRICT, CHANGE OF shall mean the leg~lative act of removing one (1) or
more pacels of land from one (1) zoning district and placing them in another zoning
district on the zone map of the County.
Specific Definitions 47 Section 803.19
PAGE 66 Show Image
PAGE 67 Show Image
CHAPTER 2
ESTABLISHMENT OF LAND USE DISTRICTS
AND REGULATIONS APPLICABLE THEREIN
--------------------------------------
SECTION 810
DESIGNATION OF LAND USE DISTRICTS
For the purposes related to the orderly development of the County of Fresno and in
order to carry out the provisions of this Division, the County is hereby divided
into the following land use districts.
SECTION SYMBOL DISTRICT NAME
813 "R-C88 Resource Conservation District
814 "TPZ" Timberland Preserve District
815 88011 Open Conservation Land Use District
816 `8AE" Exclusive Agricultural District
817 UALU Limited Agricultural District
819 `8A-288 General Agricultural District
820 "R-R" Rural Residential District
821 `8R-A" Single Family Residential
Agricultural District (36,000)
822 "R-l-A" Single Family Residential Districts
*8R-l-AH'8 (20,000)
823 `8R-l-E" Single Family Residential
"R-l-EH~' Estate Districts (37,500)
824 `8R-l-B" Single Family Residential
District (12,500)
825 "R-l-C" Single Family Residential
District (9,000)
826 `£R-l'8 Single Family Residential
District (6,000)
827 "R-2" Low Density Multiple Family
"R-2-A" Residential Districts (6,600)
828 `8R-3" Medium Density Multiple Family
"R-3-A~ Residential District (7,500)
Designation of Districts 49 Section 810
PAGE 68 Show Image
829
"R4" High Oensity Multiple Family
Residential District (10,000)
830 `8T-P" Trailer Park Residential District
831 "R-P" Residential and Professional
Office District
832 "cPu Administrative and Professional
Office District
833 `£C-l" Neighborhood Shopping Center District
834 "C-2" Community Shopping Center District
835 "C-3'3 Regional Shopping Center District
836 `£C-4'8 Central Trading District
837 I8C~5H (There is no "C-5" District in the
unincorporated areas)
838 "C-6'8 General Commercial District
839 "AC51 Agricultural Commercial District
840 "RCC" Rural Commercial Center District
841 ~ Commercial Recreation District
842 "C-M£' Commercial and Light Manufacturing
Di strict
843 `£M-l'8 Light Manufacturing District
844 "M-285 General Industrial District
845 "M-388 Heavy Industrial District
846 "P" OffStreet Parking District
847 "A-188 Agricultural District
848 IuR~Eiu Recreational District
849 `8RS" Rural Settlement District
850 II mIU Mountain Overlay District
All of the general conditions of Chapter 3, where applicable, shall apply to each
of these Districts.
(Amended by Ord. T-005-258 Adopted 1-1182)
Designation of Districts 50 Section 810
PAGE 69 Show Image
SECTION 811
ZONE MAP
Ae As provided in Section 800 of this Division, the Zone Map and Use District Maps
existing as part of Ordinance 322, as amended, are hereby re-adopted by
reference. Where, on such re-adopted Zone Map and Use District Maps, there
appears the following districts, said districts are herein interpreted to mean
the Districts specified in this Division as follows:
District Designation on
Applicable Districts as
Existing Zone Map and Use Defined in the Text of this
District Maps, Part of Division; Division VI to
Ordinance 322, as Amended: Part VII of the Ordinance
Code of the County of Fresno:
R-A Rural Residential R-A Single Family Residential
Agricultural District
R-O One Family Suburban R-l-B Single Family Residential
District
R-OH One Family Suburban R-l-AH Single Family Residential
District
R-l One Family R-l Single Family Residential
Di strict
R-2 Two Family ) R-2 Low Density Multiple
R-2-P Two Family Precise ) Family Residential
Planned Zone ) District
R-3 Multiple Family ) R-3 Medium Density Multiple
R-3-P Multiple Family )
Family Residential
Precise Planned Zone) District
P-l Automobile Parking P Off-Street Parking
Di strict Di strict
C-l Neighborhood Commercial) C-l
Neighborhood Shopping
C-l-P Neighborhood Commercial) Center District
Precise Planned Zone )
C-2 General Commercial Zone C-4 Central Trading District
C-2-P General Commercial C-2
Community Shopping Center
Precise Planned Zone District
Zone Map 51 `Section 811
PAGE 70 Show Image
M-1 Light Industrial Zone ) M-1
Light Manufacturing
M-1-P Light Industrial ) District
Precise PJanned Zone )
M-2 Heavy Industrial Zone ) M-3
Heavy Manufacturing
M-2-P Heavy Industrial ) District
Precise Planned Zone )
A-i Agricultural Zone A-l Agricultural District
R-E Recreational Zone RE Recreational District
B. Any district not now shown on the re-adopted Zone Map and Use District Maps
which district is included in the text of this Division and which at any future
date is officially adopted by the Board of Supervisors shall, following such
legal adoption, become a part of said Zone Map.
C. DISTRICT BOUNDARIES
1. Where indicated district boundaries are approximately street, alley or lot
lines, said lines are determined to be the boundaries of the district.
Otherwise, the boundaries shall be determined by the dimensions shown on
the Zone Map. In the absence of a dimension, the boundary shall be
determined by use of the scale shown on said map.
2. A street, alley, railroad or railway right-of-way, water course, drainage
channel or body of water included on the Zone Map shall, unless otherwise
indicated, be included with the zone of adjoining property on either side
thereof; and where such street, alley, water course, drainage channel or
body of water serves as a boundary between two (2) or more different
zoning districts, the center line of such rightof-way, water course,
channel or body of water shall be considered the boundary between zoning
districts.
3. Shopping Center Districts (C-l, C-2, and C-3) divided by streets are
deemed to be separated by such streets and shall constitute separate
shopping center districts.
(Amended by Ord. 490.58 adopted 2-10-70)
4. In the event that a vacated street, alley, right-of-way, or easement was
the boundary between two (2) districts, the new zoning district boundaries
shall be at the new property line or at a line established at or within
fifty (50) feet of the center line of the street, alley, right-of-way or
easement that has been vacated.
5. Where uncertainties exist, the Commission shall, by written decision,
determine the location of the district boundary.
Zone Map 52 Sect ion 811
PAGE 71 Show Image
D. OFFICIAL ZONE MAP ON FILE
The Zone Map shall be kept on file with the County Clerk in the manner provided
for in Section 800 of this Division.
E. AMENDMENTS TO THE ZONE MAP
All amendments and changes shall be filed with the Resources and Development
Department within forty-eight (48) hours after such amendments or changes have
been adopted. Upon the filing of the data with the Department, a new amended
Zone Map shall be prepared showing the change or amendment enacted.
(Amended by Ord. T-252 adopted 12-9-80)
Said Zone Map shall then be filed with the County Clerk within ten (10) days
after adoption for recordation.
F. REVISION OF THE ZONE MAP
The Board may from time to time order the revision of the Zone Map by the
Resources and Development Department so as to include all changes to date and
to replace the original or amended Zone Map which is part of this Division. No
changes shall be made upon such revised map that have not been made through
regular zone change procedure (See Section 878).
(Amended by T-252 adopted 12-9-80)
Zone Map 53 Section 811
PAGE 72 Show Image
PAGE 73 Show Image
SECTION 812
"RRE~' EXCLUSIVE RAILROAD DISTRICT
The 11RRE" Exclusive Railroad District is intended to preserve railroad
corridors for rail facilities, and to preserve railroad rights-of-way for all
rail uses or other transport modes that augment or facilitate the movement of
people and goods by rail.
(Added by Ord. T-049-313 adopted 9-21-93)
SECTION 812.1 - USES PERMITTED
The following uses shall be permitted in the "RRE" District:
A. Railroad infrastructure, including but not limited to railroad tracks,
signalization, gates, and platforms.
B. Temporary agricultural uses which do not interfere with the corridor or
rail use.
C. Non-rail facilities or activities ancillary to or used for or useful for
rail purposes.
(Amended by Ord. T-051-312R adopted 12-14-93)
SECTION 812.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
A. Communications facilities.
B. Electric transmission lines and distribution stations for rail purposes,
or incidental or partially used for rail electrification.
C. Freight loading docks, depots, related parking and loading facilities.
(Amended by Ord. T-051-313R)
SECTION 812.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
None.
SECTION 812.4 - USES EXPRESSLY PROHIBITED
Residential, commercial, industrial, and agricultural uses, except as specified
in Section 812.1, and 812.2, and any use that would preclude use of the
property for a rail corridor.
SECTION 812.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall
apply to all land and structures in the ~`RRE'1 District.
A. LOT AREA
No requirements.
B. LOT DIMENSIONS
Each lot shall have a minimum width of 100 feet on main lines to accommodate
electrified double tracks, and 60 feet on branch lines to accommodate
electrified single tracks. There is no depth requirement.
(Amended by Ord. T-051-313R)
11RRE1~ District 54.1 Section 812.5-B
PAGE 74 Show Image
C. BUILDING HEIGHT
1. No building or structure erected in this district shall have a height
greater than three (3) stories, not to exceed forty (40) feet.
2. Exceptions
The following exceptions shall be subject to review and approval by
the Director:
Roof structures for the housing of elevators, stairways, tanks,
ventilating fans or similar equipment to operate and maintain the
building, and fire or parapet walls, skylights, towers, flagpoles,
chimneys, smokestacks, silos, water tanks or wireless masts or similar
structures may be erected above the height limits herein prescribed;
provided that the same may be safely erected and maintained at such
height in view of the surrounding conditions and circumstances.
D. YARDS
No requirements.
E. SPACE BETWEEN BUILDINGS
No requirements.
F. LOT COVERAGE
No requirements.
G. FENCES, HEDGES AND WALLS
The provisions of Section 855-H.1 and 3 shall apply.
H. OFF-STREET PARKING
The provisions of Section 855-I.2q shall apply.
I. ACCESS
Access to off-street parking facilities shall be not less than ten (10)
feet in width for each direction of vehicular traffic movement and shall
be not less than this width from intersecting or intercepting street or
alley rights-of-way.
J. LOADING
The provisions of Section 855-L shall apply. The number of loading spaces
shall be in accordance with Section 843.5-L.
`1RRE" District 54.2 Section 812.5-j
PAGE 75 Show Image
SECTION 812.6 SITE PLAN REVIEN
Before any building or structure is erected on any lot in this District, a
Site Plan Review shall have been submitted to and approved by the Director,
pursuant to the provisions of Section 874.
1776L
10/01193
"RRE" District Section 812.6
54.3
PAGE 76 Show Image
PAGE 77 Show Image
SECTION 813
"R-C" RESOURCE CONSERVATION DISTRICT
The "R-C" (Resource Conservation) District is intenoed to provide for the
conservation and protection of natural resources and natural habitat areas. The
"R-C" District shall be accompanied by an acreage Gesignation which establishes the
minimum lot size that may be createci within the District. Acrea9e
designations of
40, 80, and 160 are provided for this purpose.
(Section 813 added by Ord. 490.177 readopted 7-3-79)
SECTION 813.1 - USES PERMITTED
The following uses shall be permitted in the R-C District. All uses shall be
subject to the property development standards in Section 813.5.
A. Apiaries subject to the provisions of Section 855-N.
B. Forest fire lookout stations.
C. Grazing.
D. Growing and harvesting of timber and forest products.
E. Home Occupations, Class I, Subject to the Provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
F. Management for watershed, fish and wildlife habitat.
G. Mobile home occupancy, not more than one mobile home per lot except as proviaeu.
(Added by Ord. T-Oll-265 adopted 11-16-82)
H. One family dwelling units, not more than one dwelling per lot.
I. Uses and facilities appurtenant to timber growing and harvesting including but
not limited to roads, log landings, and log storage areas, but not incluoing
processing facilities.
J. Wildlife preserves.
SECTION 813.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to a review and approval by the
Director as provided for in Section 872.
A. Buildings and structures over 35 feet in height.
B. Ground water recharge.
"R-C" District 55 Section 813.2
PAGE 78 Show Image
C. Home Occupations, Class II, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
D. Low intensity parks and camps.
E. Microwave relay structures.
F. Temporary logging camps or labor camps appurtenant to timber harvesting or
planting operations for less than one year duration.
G. Temporary mobile home occupancy subject to the provisions of Section 856 A.l-b.
(Added by Ord. T-Oll-265 adopted 11-16-82)
H. Temporary portable saw mills and temporary portable planing mills.
SECTION 813.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conoitional Use Permit as
provided for in Section 873.
A. Boat liveries.
B. Commercial stables and riding academies.
C. Fisheries.
D. Timber products processing plants including but not limiteci to sawmills, lumber
and plywood mills, and planing mills provided that such plants are seconciary or
incidental to a lumber growing and harvesting operation bn the same parcel.
SECTION 813.4 - USES EXPRESSLY PROHIBITED
The following uses shall be expressly prohibiteci in the ER-C" District. However,
enumeration of these prohibited uses shall not by implication enlarge upon the
scope of permitted uses specified in Sections 813.1, 813.2 and 813.3 above, their
enumeration herein being for purposes of clarity only.
A. Agricultural, commercial, residential, and industrial uses not specifically
listed in Sections 813.1, 813.2, or 813.3.
B. Airports.
C. Churches.
D. High intensity parks.
E. Solid waste disposal facilities.
(Added by Ord. 490.200 adopted 5-5-80)
F. Solid waste processing facilities.
(Added by Ord. 490.200 adopted 5-5-80)
`3R-C" District 56 Section 813.4
PAGE 79 Show Image
SECTION 813.5 PROPERTY DEVELOPMENT STANDARDS
The foiJowing property development standards and those in Section 855 shall apply
to all land and structures in the R-C District.
A. LOT AREA
Each lot shall have a minimum acreage as indicated by the district acreage
designation.
B. LOT DIMENSIONS
No requirements.
C. POPULATION DENSITY
Not more than one (1) residence may be constructed upon any lot in the R-C
District, except that a temporary mobile home may be placed upon the property
for use by financially or physically dependent family members of the property
owner subject to Section 813.2-F and Section 856-A.l.b(l).
(Amended by Ord. T-Oll265 adopted 11-16-82)
D. BUILDING HEIGHT
No building or structure erected in this District shall have a height greater
than two (2) stories, not to exceed thirty-five (35) feet unless authorized
under Section 813.2.
E. YARDS
The requirements of the AE-20 District, Section 816.5-E.l, 2, 3, 4, and 5,
shall apply.
F. SPACE BETWEEN BUILDINGS
No requirements.
G. LOT COVERAGE
Permitted buildings and structures shall not exceed one percent (1%) of the
total lot area for lots 10 acres or larger. Lots less than 10 acres but more
than 2.5 acres shall not exceed 5% lot coverage. Lots 2.5 acres or less, but
more than 37,500 sq. ft. shall not exceed 10% lot coverage. The lot coverage
of lots 37,500 sq. ft. or less shall be determined by the residential district
whose minimum lot size is closest to the area of a lot.
(Amended by Ord. T-265 adopted 6-21-83)
"R-C'8 District 57 Section 813.5
PAGE 80 Show Image
H. FENCES AND WALLS
No requirements.
I. OFF-STREET PARKING
The requirements of Section 855-I shall apply. Industrial uses permitted under
Sections 813.2 shall meet the requirements of Section 843.5-1.
J. ACCESS
No requirements.
K. OUTDOOR ADVERTISING
The requirements of 18018 District, Section 815.5-K, shall apply.
L. LOADING
No requirement, except industrial uses permitted under Sections 813.2 and 813.3
shall meet the requirements of Section 843.5-L.
`8R-C51 District 58 Section 813.5
PAGE 81 Show Image
SECTION 814
"TPZ'8 TIMBERLAND PRESERVE ZONE DISTRICT
The `8TPZ£' Timberland Preserve Zone District is intended to be an exclusive district
for the growing and harvesting of timber and for those uses which are an integral
part of a timber management operation.
A TPZ will replace the use of Williamson Act Contracts on timberland to provide a
tax structure conducive to timber management operations. Land use under a TPZ will
be restricted for a minimum of ten (10) years to growing and harvesting timber, and
to compatible uses approved by the County.
All requirements and restrictions of the Z'BergWarren~Collier Forest Taxation
Reform Act of 1976, and subsequent amendments shall apply.
(Section 814 added by Ord. 490.115 adopted 9-28-76; amended by Ord. 490.201 adopter
5-20-80)
SECTION 814.1 - USES PERMITTED
The following uses are permitted in the "TPZ" District without special permit. All
uses shall be subject to the property development standards in Section 814.5.
A. Directional sign, subject to the provisions of Section 814.5-K.
B. Forest fire lookout station.
C. Grazing.
D. Growing and harvesting of timber and forest products.
E. Management for watershed, fish and wildlife habitat or hunting and fishing.
F. Non-intensive recreational activities which require no permanent facilities
except as provided in Section 814.2-B.
G. Uses and facilities appurtenant to timber growing and harvesting including but
not limited to roads, log landings and log storage areas, but not including
processing facilities.
H. Wildlife preserves.
SECTION 814.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to a review and approval as provided
for in Section 872.
A. Buildings and structures over 35 feet in height.
`£TPZ" District 59 Section 814.2-A
PAGE 82 Show Image
B. Private low intensity parks and camps which require no permanent facilities.
(Amended by Ord. No. 490.175 and adopted 5-29-79)
C. Single family dwellings and normal accessory structures for owner or caretaker
when such dwellings are necessary for the timber management operation, but no
more than one dwelling per parcel.
D. Temporary logging camps or labor camps appurtenant to timber harvesting or
planting operations for less than one year duration.
E. Temporary portable sawmills and temporary portable planing mills.
SECTION 814.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided for in Section 873.
A. Timber products processing plants, including but not limited to sawmills,
lumber and plywood mills and planing mills, provided that such plants are
secondary or incidental to a timber growing and harvesting operation on the
same parcel.
B. Water, or communication transmission facilities.
(Amended by Ord. No. T-240 adopted 8-17-81)
SECTION 814.4 USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "TPZ" District.
A. Advertising structures.
B. Agricultural uses except as provided in Section 814.1.
C. Cemeteries.
D. Commercial uses.
E. Golf courses and driving ranges.
F. Hospitals.
G. Industrial uses except as provided in Section 814.2 and 814.3.
H. Moderate and high intensity parks.
(Added by Ord. 490.175 re-adopted 5-29-79)
I. Pulp mills and papermills.
J. Residential uses except as provided in Section 814.2.
"TPZ'8 District 60 Section 814.4-J
PAGE 83 Show Image
K. Rifje and pistol practice ranges, skeet field, and archery ranges.
L. Solid waste disposal facilities.
(Added by Ord. 490.200 adopted 55-80)
M. Solid waste processing facilities.
(Added by Ord. 490.200 adopted 5-5-80)
N. Stadia.
SECTION 814.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all land and structures in the IITPZU District.
A. LOT AREA
There shall be a minimum lot area of 40 contiguous acres under a single
ownership, provided that once zoned "TPZ," a parcel may not be divided into
parcels containing less than one hundred sixty (160) acres unless the original
owner prepares a joint timber management plan prepared and approved as to
content by a registered professional forester for the parcels to be created.
The joint timber management plan shall provide for the management and
harvesting of timber by the original and any subsequent owners, and shall be
recorded with the County Recorder as a deed restriction on all newly created
parcels. Such deed restriction shall run with the land rather than with the
owners, and shall remain in force for a period of not less than 10 years from
the date division is approved by the Board. Such division shall be approved
only by a four-fifths vote of the full Board and only after recording of the
deed restriction.
(Amended by Ord. 490.201 adopted 5-20-80)
B. LOT DIMENSIONS
No requirements.
C. POPULATION DENSITY
None, however, the provisions of Section 814.2-C and D shall apply.
D. BUILDING HEIGHT
No building or structure erected in this District shall have a height greater
than two (2) stories, not to exceed thrity-five (35) feet, with the exception
that structures over thirty-five (35) feet in height will be subject to a
review and approval by the Director.
"TPZ" District 61 Section 814.5-D
PAGE 84 Show Image
E. YARDS
The requirements of the `8AE-2O'8 District, Section 816.5E-1, 2, 3, 4, and 5
shall apply.
F. SPACE BETWEEN BUILDINGS
No requirements.
G. LOT COVERAGE
Permitted buildings and structures shall not exceed ten (10) percent of the
total lot area.
H. FENCES AND WALLS
No requirements.
I. OFFSTREET PARKING
No requirements except industrial uses permitted under Sections 814.2 and 814.3
shall meet the requirements of Section 843.5-I.
Je ACCESS
No requirements.
K. OUTDOOR ADVERTISING
The requirements of 88018 District, Section 815.5-K, shall apply.
L. LOADING
No requirements, except industrial uses permitted under Section 814.2 and 814.3
shall meet the requirements of Section 843.5-L.
SECTION 814.6 - CRITERIA FOR INCLUSION OF A PARCEL IN TIMBERLAND PRESERVE ZONE
(Added by Ord. 490.131 adopted 3-15-77)
A. The parcel shall meet the definition of timberland in Section 803.17.
B. The minimum permitted lot size shall be forty (40) acres.
C. A plan for forest management shall be prepared or approved as to content for
the property by a registered professional forester. Such a plan shall provide
for eventual harvest of the timber within a reasonable period of time, as
determined by the preparer of the plan. The guidelines set forth in the
California Department of Forestry Manual of Instruction, Section 3132, shall be
utilized in preparing the plan.
I8TPZg8 District 62 Section 814.6-C
PAGE 85 Show Image
D. The parcel shall currently meet the timber stocking standards as set forth in
Section 4561 of the Public Resources Code, and the Forest Practice Rules
adopted by the State Board of Forestry for the district in which the parcel is
located, or the owner must sign an agreement with the Board of Supervisors to
meet such stocking standards and forest practice rules by the fifth anniversary
of the signing of such agreement. Upon the fifth anniversary of the signing of
such an agreement, the Board shall determine whether the parcel meets the
timber stocking standards in effect on the date the agreement was signed. If
the parcel fails to meet the timber stocking standards, the Board shall
initiate proceedings to rezone the parcel and specify a new zone for such
parcel which is in conformance with the County General Plan and whose primary
use is other than timberland.
(Amended by Ord. 490.201 adopted 5-20-80)
E. The parcel shall be of site quality Class 3 or higher as specified in Section
434 of the Revenue and Taxation Code. Parcels of site quality Class 4 may be
included provided that a registered professional forester certifies that due to
factors of soil type and depth, moisture, species of trees, aspect, and slope,
the parcel can be harvested with no permanent negative impacts, and that the
stand will be capable of regeneration within a reasonable period of time. The
mapping grid for site quality determination shall be no greater than 10 acres.
F. The parcel shall be in compliance with the compatible uses listed in Sections
814.1, 814.2, and 814.3.
(Amended by Ord. 490.201 adopted 5-20-80)
SECTION 814.7 - PROCEDURES FOR INITIATING, FILING AND PROCESSING
PETITIONS RELATING TO TIMBERLAND PRESERVE ZONING
(Added by Ord. 490.131 adopted 3-15-77)
In addition to the requirements of Section 878, the following shall apply:
A. When land is zoned as timberland preserve or subsequently rezoned from a
timberland preserve zone and after exhaustion of appeals, a notice of
timberland preserve zone status, together with a map and Assessor's Parcel
Numbers describing such land, shall be filed for record by the County in the
Recorder's Office. The notice and map shall become a part of the official
records of the County Recorder upon its acceptance for filing. The filing for
record of a notice of timberland preserve, together with a map and Assessor's
parcel number describing such land, shall impart constructure notice thereof.
A fee sufficient to cover costs of recording said notice shall be paid by the
applicant at the time of filing.
(Amended by Ord. 490.201 adopted 5-20-80)
B. Parcels zoned as timberland preserve shall be zoned as such for an initial term
of ten (10) years. On the first and each subsequent anniversary date of the
initial zoning, a year shall be added to the initial term of ten (10) years,
unless a notice of rezoning is given as provided in Section 814.7-E.
"TPZ" District 63 Section 814.7-B
PAGE 86 Show Image
C. An owner with timberlands in a timberland preserve zone may petition the Board
to add to his timberland preserve, lands that meet the definition and uses of
timberland and that are contiguous to the timberland already zoned as
timberland preserve. Section 814.6 shall not apply to these lands.
(Amended by Ord. 490.201 adopted 5-20-80)
D. In the event of land exchanges with, or acquisitions from, a public agency in
which the size of an ~ parcel or parcels zoned as timberland preserve is
reduced, the timberland preserve zone shall not be removed from the parcel
except pursuant to Section 814.7-F, and except for a cause other than the
smaller parcel size.
E. Requests for rezoning by property owners will be considered subject to the
fol lowing:
1. If the owner desires in any year to rezone a parcel from its current
timberland preserve zone, the owner shall give written notice at least
ninety (90) days prior to the anniversary date of initial zoning.
2. Within one hundred twenty (120) days of receipt of the written notice of
an owner8s desire to rezone a parcel, the Board, after a public hearing,
shall rule on the request for rezoning.
3. The Board by a majority vote of the full body may remove the parcel from
the timberland preserve zone and shall specify a new zone for the parcel.
4. The new zone approved pursuant to subsection (3) shall become effective
ten (10) years from the date of approval. Only after the new zone takes
effect can any other zone district be considered in the normal manner
established in the Fresno County Zoning Ordinance.
(Amended by Ord. 490.201 adopted 5-20-80)
5. If the Board denies the owner's request for a change of zone pursuant to
Subsection (2), the owner may petition for a rehearing.
F. Rezoning initiated by the Board of Supervisors shall be administered in the
following manner:
1. If the Board, after public hearing and by a majority vote of the full
body, desires in any year not to extend the term of zoning, the County
shall give written notice of its intent to rezone.
Unless the written notice is given at least ninety (90) days prior to the
anniversary date of the initial zoning, the zoning term shall be deemed
extended.
2. Upon receipt by the owner of a notice of nonrenewal from the County, the
owner may make written protest of the notice and may appeal to the Board
within thirty (30) days of the notice from the County. The Board may at
any time prior to the anniversary date withdraw the notice of nonrenewal.
(Amended by Ord. 490.201 adopted 5-20-80)
"TPZ'1 District 64 Section 814.7-F
PAGE 87 Show Image
3. Within thirty (30) days of receipt from the owner of a written protest of
the zoning change, the Board shall hold a public hearing on the proposed
change and by a majority vote of the full body may reaffirm its intent to
change the zoning and specify a new zone.
4. A new zone of a parcel shall be effective ten (10) years from the date of
the date determined as provided in $ubsection Fl above, or in the case of
a public hearing following an owner's written protest, the date of the
reaffirmation vote pursuant to Subsection F3.
5. The owner may petition to be reheard.
G. Request for immediate rezoning will be considered as follows:
1. The immediate rezoning of timberland preserve zoned lands, whether timber
operations are involved or not, shall require an application for a State
Board of Forestry Conversion Permit except for the following:
A single conversion to a non-timber growing use of timberland of less
than three acres, whether or not it is a portion of a larger parcel,
under one contiguous ownership, conditioned upon conformance to the
County General Plan and Zoning Ordinance.
2. If application for conversion is required:
a. The Board may tentatively approve the immediate rezoning after notice
and hearing only if by a four-fifths vote of the Board, and:
(1) A public hearing is held with notice of the hearing being given
to all owners of lands situated within one mile of the exterior
boundary of the land upon which the immediate rezoning is
proposed.
(2) The Board makes written findings that immediate rezoning is not
inconsistent with the purposes of Subdivision (j) of Section 3
of Article XIII of the State Constitution and Chapter 6.7 of the
State Government Code.
(3) The Board makes written findings that immediate rezoning is in
the public interest.
b. The Board shall forward its tentative approval to the State Board of
Forestry, together with the application for immediate rezoning, a
summary of the public hearing and any other information required by
the State Board of Forestry.
c. Final approval to an immediate rezoning is given only if the Board of
Forestry has approved conversion pursuant to Section 4621.2 of the
Public Resources Code.
d. Upon such final approval of conversion, the Board of Forestry shall
notify the Board of such approval, and the Board shall remove the
parcel from the timberland preserve zone and shall specify a new zone
for such parcel.
"TPZ" District 65 Section 814.7-G
PAGE 88 Show Image
3. If an application for conversion is not required:
a. The Board may approve the immediate rezoning request only if by a
four-fifths vote of the full Board it makes written findings that:
(1) The immediate rezoning would be in the public interest; and
(2) The immediate rezoning does not have a significant and
unmitigated adverse effect upon the continued timber growing use
or open space use of other land zoned as timberland preserve and
situated within one mile of the exterior boundary of the land
upon which immediate rezoning is proposed;
(3) The soils, slopes, and watershed conditions will be suitable for
the uses proposed by the applicant if the immediate rezoning is
approved;
(4) The immediate rezoning is not inconsistent with the purposes of
Subdivision (j) of Section 3 of Article XIII of the Constitution
and Chapter 6.7 of the State Government Code.
b. The existence of an opportunity for an alternative use of the land
shall not alone be sufficient reason for granting a request for
immediate rezoning pursuant to Section 814.7-G.3. Immediate rezoning
shall be considered only if there is no proximate and suitable land
which is not zoned timberland preserve for the alternate use not
permitted within a timberland preserve zone.
c. The uneconomic character of the existing use shall not be sufficient
reason for the approval of immediate rezoning pursuant to Section
814.7-G.3. The uneconomic character of the existing use may be
considered only if there is no other reasonable or comparable timber'
growing use to which the land may be put.
d. Immediate rezoning action shall comply with all the applicable
provisions of State law and local ordinances.
(Section 814.7 amended by Ord. 490.210 adopted 5-20-80)
`8TPZ'8 District 66 Section 814.7-G
PAGE 89 Show Image
SECTION 815
11088 OPEN CONSERVATION OISTRICT
The ~ Open Conservation District is intended to provide for permanent open spaces
in the community and to safeguard the health, safety and welfare of the people by
limiting developments in areas where police and fire protection, protection against
flooding by storm water and dangers from excessive erosion are not possible without
excessive costs to be community.
SECTION 815.1 USES PERMITTED
The following uses shall be permitted in the `SO" District. All uses shall be
subject to the Property Development Standards in Section 815.5.
(Amended by Ord. 490.174 re-adopted 5-18-79)
A. Agricultural uses provided that no dwellings, either temporary or permanent, be
permitted in relation thereto.
B. Fisheries.
C. Flood control channels, spreading grounds, settling basins, freeways, parkways,
park drives.
D. Recreation areas, moderate intensity parks, playgrounds, wildlife preserves,
forest preserves and such buildings and structures as are related thereto.
(Amended by Ord. 490.175 re-adopted 5-28-79)
E. Signs subject to provisions of Section 815.5-K.
F. Temporary or permanent telephone booths.
SECTION 815.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval as provided
for in Section 872.
A. Microwave relay structures.
SECTION 815.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided for in Section 873.
A. Caretaker8s dwelling, and necessary accessory buildings.
B. Manufacture of concrete products including hot mix plants, batching plants or
the use of asphalt or petroleum products.
88080 District 67 Section 815.3-B
PAGE 90 Show Image
C. Temporary logging camps.
0. Temporary sawmills and planing mills.
SECTION 815.4 USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the `SO" District.
A. Advertising structures.
B. Commercial uses other than those related to and under the regulations of parks
or city, county, State, or Federal recreational agencies.
C. Industrial uses, excepting as listed in Section 815.1. 815.2, and 815.3
D. Residential uses, except as provided for in Section 815.3, above.
SECTION 815.5 PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all land and structures in the "0" District.
A. LOT AREA
There shall be a minimum lot area of five (5) acres. A nonconforming lot of
record under separate ownership at the time it became nonconforming may be used
for or occupied by any use permitted in this District.
B. LOT DIMENSIONS
No requirements.
C. POPULATION DENSITY
None, however the provisions of Section 815.3-A shall apply.
D. BUILDING HEIGHT
No building or structure erected in this District shall have a height greater
than one (1) story, not to exceed thirtyfive (35) feet, with the following
exceptions:
a. Public service structures.
b. All other exceptions shall be subject to review and approval by the
Director.
E. YARDS
The requirements of the "AE-40'8 District, Section 816.5-E-l, 2, 3, 4, and 5,
shall apply.
58088 District 68 Section 815.5-E
PAGE 91 Show Image
F. SPACE BETWEEN BUILDINGS
No requirements.
G. LOT COVERAGE
Permitted buildings and structures shall not exceed ten (10) percent of the
total lot area.
H. FENCES AND WALLS
1. A fence or wall shall be constructed along the perimeter of all areas
designated by the Commission to be dangerous to the health, safety and
general welfare.
(Deletion: Sec. 815.5-Hl by Ord. 490.55 adopted 6-17-69)
2. Corner Cut-Off Areas: The following regulations shall apply to all
intersections of streets, alleys, or private driveways in order to provide
adequate visibility for vehicular traffic. There shall be no visual
obstruction within the cut-off areas established herein.
a. There shall be a corner cut-off area at all intersecting streets or
highways. The cut-off line shall be in a horizontal plane, making an
angle of forty-five (45) degrees, with the side, front, or rear
property line, as the case may be. It shall pass through the points
located on both the side and front (or rear) property lines at a
distance of thirty (30) feet from the intersection of such lines at
the corner of a street or highway.
b. There shall be a corner cut-off area on each side of any private
driveway intersecting a street or alley. The cut-off lines shall be
in a horizontal plane, making an angle of forty-five (45) degrees
with the side, front or rear property line, as the case may be. They
shall pass through a point not less than ten (10) feet from the edges
of the driveway where it intersects the street or alley right-of-way.
c. There shall be a corner cut-off area on each side of any alley
intersecting a street or alley. The cut-off lines shall be in a
horizontal plane, making an angle of forty-five (45) degrees with the
side, front or rear property line as the case may be. They shall pass
through a point not less than ten (10) feet from the edges of the
alley where it intersects the street or alley right-of-way.
d. Where, due to an irregular lot shape, a line at a forty-five (45)
degree angle does not provide for intersection visibility, said
corner cut-off shall be defined by a line drawn from a point on the
front (or rear) property line that is not less than thirty (30) feet
from the intersection of the side and front (or rear) property lines
and through a point on the side property line that is not less than
thirty (30) feet from said intersection of the side and front (or
rear) property lines.
81081 District 69 Section 815.5-H
PAGE 92 Show Image
le OFF-STREET PARKING
No requirement, except that where a congregation of people is intended, there
shall be one (1) parking space for each five (5) persons which the facility is
intended or designed to serve.
Je ACCESS
No requirements other than where a congregation of people is intended, ,in which
case access to parking areas shall be from a dedicated and improved street or
by way of an easement legally established for vehicular traffic.
K. OUTDOOR ADVERTISING
1. Signs shall be permitted subject to the following standards:
a. No sign shall endanger the health and safety by causing distractions
to operators of motor vehicles on the streets or highways, nor shall
any sign be designed and located so as to be confused with traffic
signs and signals.
b. The sign shall advertise only the name of the operation, simple
directions to its location, and slogan, if any.
c. The sign shall not exceed one hundred (100) square meet in area.
d. The sign shall be set back not less than five (5) feet from the
street or highway right-of-way.
e. Signs shall not exceed the permitted building height in this district.
f. Signs shall be located at intervals of not less than one-half (1/2)
mile, provided, however, that this shall not be so interpreted to
prohibit neighboring property owners or lessees located at less than
one-half (1/2) mile intervals from erecting permitted signs on each
property.
(Deletion: Sec. 815.5-K.2 by Ord. 490.55 adopted 6-17-69)
SECTION 815.6 - OTHER CONDITIONS TO USE
Land may be placed in the £~O" District only under the following conditions:
A. PUBLIC USES
1. Flood control channels, creeks, and rivers.
2. Freeways, parkways and park drives.
3. Public parks, playgrounds, and wildlife preserves.
4. Publicly owned forest lands.
88018 District 70 Section 81 5.6-A
PAGE 93 Show Image
B. PRIVATELY OWNED LAND IN DANGEROUS AREAS
1. Areas too steep to build upon or where such building may cause a public
hazard due to excessive erosion or flooding.
2. Areas subject to flooding or inundation from storm water.
3. Areas beyond fire servicing, where development might endanger life,
property or the watershed.
4. Areas subject to geologic hazards.
(Added by Ord. T-008-263 adopted 4-1982)
18011 District 71 Section 81 5.6-B
PAGE 94 Show Image
PAGE 95 Show Image
SECTION 816
"AE" EXCLUSIVE AGRICULTURAL DISTRICT
The "AE" District is intended to be an exclusive district for agriculture
and for those uses which are necessary and an integral part of the
agricultural operation. This district is intended to protect the general
welfare of the agricultural community from encroachments of non-related
agricultural uses which by their nature would be injurious to the physical
and economic well-being of the agricultural district.
The "AE" District shall be accompanied by an acreage designation which
establishes the minimun size lot that may be created within the District.
Acreage designations of 640, 320, 160, 80, 40, 20, 5 are provided for this
purpose. Parcel size regulation is deemed necessary to carry out the intent
of this District.
(Amended by Ord. 490.38 adopted 11-21-67)
SECTION 816.1 - USES PERMITTED
The following uses shall be permitted in the IPAEH Districts, except as
otherwise provided in Subsection K of Section 816.2 for Interstate
Interchange Impact Areas. All uses shall be subject to the Property
Development Standards in Section 816.5
(Amended by Ord. 490.95 adopted 11-27-73; Ord. 490.174 re-adopted 5-8-79)
A. The maintaining, breeding, and raising of livestock of all kinds, except
as provided in Sections 816.2 and 816.3.
(Amended by Ord. 490.117 adopted 10-5-76; Ord. T-038-306 adopted 5-22-90)
B. The maintaining, breeding, and raising of poultry of all kinds, subject
to the provisions of Section 868.
(Added by Ord. T-038-306 adopted 5-22-90)
C. The raising of tree, vine, field, forage, and other plant life crops of
all kinds, except mushroom growing.
D. One family dwellings and accessory buildings and farm buildings of all
kinds, when located upon farms and occupied or used by the owner, farm
tenant or other persons employed thereon or the non-paying guests
thereof; provided, however, that a residence once constructed and used
for one of the foregoing uses, and no longer required for such use shall
acquire a nonconforming status and may be rented for residential
purposes without restriction.
E. Home Occupations, Class I, subject to the provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
"AE" District 73 Section 816
PAGE 96 Show Image
F. The harvesting, curing, processing, packaging, packing, shipping, and
selling of agricultural products produced upon the premises, or where
such activity is carried on in conjuction with, or as a part of, a bona
fide agricultural operation except as specified in 816.3.
G. When carried on as a clearly secondary occupation in conjuction with a
bona fide agricultural operation, where no more than ten (10) percent of
the total land is used and where no more than three (3) persons other
than the owner are employed in such activities, and which are owned and
operated by the owner or occupant of the premises, any of the following
uses:
1. The manufacturing, maintenance, repair, servicing, storage, sale or
rental of agricultural machinery, implements and equipment of all
kinds.
2. The manufacture, storage or sale of farm supplies of all kinds,
including but not limited to fertilizers, agricultural minerals and
insecticides.
3. The transportation of agricultural products, supplies or equipment
together with the maintenance, storage, repair and servicing of the
necessary trucks and equipment therefor.
4. Horticultural and landscaping services, when operated in
conjunction with horticultural nurseries.
(Added by Ord. 490.65 adopted 8-4-70)
H. The maintenance of temporary and permanent farm labor camps when carried
on as a secondary function in conjunction with a bona fide agricultural
operation. The density standards of Section 816.5-C shall not apply.
(Amended by Ord. 490.31 adopted 10-11-66)
I. The use, storage, repair and maintenance of tractors, scrapers, and land
leveling and development equipment when operated in conjunction with, or
as part of, a bona fide agricultural operation;
(Amended by Ord. 490.117 adopted 10-5-76)
3. Apiaries and honey extraction plants subject to the provisions of
Section 855-N.
K. Signs, subject to the provisions of Section 816.5-K.
L. Temporary or permanent telephone booths.
M. Storage of petroleum products for use by the occupants of the premises
but not for resale or distribution.
N. Trailer house occupancy consisting of one or more trailers, subject to
the provisions of Section 856 and 816.1-C.
(Amended by Ord. 490.18 adopted 12-29-64; Ord. 490.81 adopted 10-24-72)
"AE" Di stri ct 74 Section 816-N
PAGE 97 Show Image
0. Breeding and personal kennels.
(Added by Ord. 490.36 adopted 7-25-67)
p. Historic and monument sites.
(Added by Ord. 490.117 adopted 10-5-76)
Q. eater-well drilling or pump installation service.
(Added by Ord. 490.117 adopted 10-5-76; amended by Ord. 490.157 adopted
9-19-78)
R. gelding and blacksmith shops and farm equipment and machinery sales,
rental storage, and maintenance facilities when in conjunction with
welding and blacksmith shops.
(Added by Ord. 490.117 adopted 10-5-76)
SECTION 816.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval as
provided for in Section 872.
A. Churches, parsonages and other religious institutions.
B. Commercial stables and riding academies.
C. Communications equipment buildings and microwave relay structures.
D. Electrical transmission substations and electric distribution
substations.
E. Commercial specialty animal raising, including fish, furbearing animals,
wild or undomesticated animals, amphibians, insects and birds for
products, numerical increase, or, value increase.
(Amended by Ord. 490.117 adopted 10-5-76)
F. Philanthropic and eleemosynary institutions where agriculture is carried
on to a substantial degree.
G. Public schools, private or parochial schools of an elementary or
secondary level, colleges, and day nursery large.
(Amended by Ord. 490.188 adopted 10-29-79)
H. Public buildings and yards, fire stations.
I. Sale of food products produced off the premises provided that the sale
of such products is incidental and secondary to the sale of agricultural
products produced upon the premises.
(Added by Ord. 490.2 adopted 7-25-61)
11AE" District 75 Section 816.2-I
PAGE 98 Show Image
3. Veterinarian offices and animal hospitals.
(Amended by Ord. 490.195 adopted 2-26-80)
K. All uses listed in Section 816.1, except as provided in Subsection B
thereof, located within an Interstate Interchange Impact Area identified
in Section 816.7.
(Added by Ord. 490.95 adopted 11-27-73)
L. Home Occupations, Class II, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
M. Off-site directional signs for major recreational uses, hospitals and
colleges subject to the criteria set forth in Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
N. Farm labor contractor services.
(Added by Ord. 490.117 adopted 10-5-76)
0. Antique sales.
(Added by Ord. 490.117 adopted 10-5-76)
p. The maintenance and storage of agricultural equipment designed to be
used solely for the harvesting of crops, which equipment must be located
by the owner thereof upon his own premises when not operated as a
secondary occupation in conjunction with, or as part of, a bona fide
agricultural operation.
(Added by Ord. 490.117 adopted 10-5-76)
Q. Commercial land leveling and development establishments when they are
not operated in conjunction with, or as part of, a bona fide
agricultural operation.
(Added by Ord. 490.117 adopted 10-5-76)
R. Commercial crop planting, cultivating, and soil preparation service
establishments when they are not operated in conjunction with, or as
part of, a bona fide agricultural operation.
(Added by Ord. 490.117 adopted 10-5-76)
S. The maintenance and storage of trucks and trailers, when such vehicles
are devoted exclusively to the transportation of agricultural products,
supplies, and equipment.
(Added by Ord. 490.117 adopted 10-5-76)
"AE" District 76 Section 816.2-S
PAGE 99 Show Image
Temporary mobijehome occupancy subject to the provision o~ 3ection 85
A.1.b.
(Added by Ord. 490.i45 adopted 214-78; amended by Ord. 490.194 adopted
1-28-80)
U. Dog grooming in conjunction with a single ~ami1y residence limited to a
maximum o~ eight dogs per day.
(Added by Ord. 490.146 adopted 2-28-78)
V. Second dwelling units, subject to the provisions of section 855-N.
(Added by Ord. T-269 adopted 5-24-83; amended by Ord. T-280 adopted
12-18-84)
w. The maintaining, breeding, and raising o~ poultry of all kinds, when not
permitted by 816.1-B.
(Added by Ord. T-038-306 adopted 5-22-90)
x. Existing facilities intended ~or the commercial storage off agricultural
products, equipment, and supplies where such activity is not conducted as a
secondary occupation in conjunction with, or part off, a bona side
agricultural operation provided that such facilities were legally
established with building permits prior to the adoption o~ this ordinance
section.
(Added by Ord. T-057-326 adopted 6-4-96)
SECTION 816.3 - U$ES PERMITTED 3UBJECT TO CONDITIONAL ~3E PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided for in Section 873.
A. Commercial establishments ~or the processing of agricultural products when
the same is not operated in conjunction with, or as part of, a bona fide
agricultural operation. Agricultural cooperatives which' receive agricultural
products from parcels owned or operated by members of the cooperative are
included within the meaning of this section.
(Amended by Qrd. 490.155 adopted 9-5-78; Ord. 490.161 adopted 10-2-78; Ord.
490.179 re-adopted 6-26-79)
B. Commercial grain elevators when not operated as a secondary occupation in
conjunction with, or as part of, a bona fide agricultural operation.
C. Commercial stock feeding yards and feed iots when not operated as a
secondary occupation in connection with, or as part of, a bona fide
agricultural operation.
D. Commercial meat processing plants. Such plants may include all phases of
meat processing including slaughtering, meat packing, canning, stuffing,
smoking, rendering and hide curing.
(Added by Ord. 490.103 adopted 2-18-75; amended by Ord. 490.137 adopted
9-6-77)
E. Community auction and sale yards for sale of farm animals, products,
implements, supplies, or equipment.
"AE" District 77 Section 816.3-E
PAGE 100 Show Image
F. Guest ranches.
G. Mushroom growing.
H. Temporary and permanent ifarm labor camps that are not carried on as a
secondary function in conjunction with a bona tide agricultural operation.
(Amended by Ord. 490.31 adopted 10-11-66)
I. Permanent roadside stands for the sale of agricultural products and the sale
of wine to be consumed ~ the premises in conjunction with and secondary to
such roadside stands for the sale of agricultural products.
(Amended by Ord. 490.107 adopted 6-5-75)
J. The sale of beer to be consumed off~ the premises in conjunction with and
secondary to a permanent roadside stand ~or the sale off agricultural
products; that the percentage o~ beer sales to total roadside stand sales
shall be determined as a condition to the Conditional Use Permit.
(Added by Ord. 490.142 adopted 12-6-77)
K. Private use airports, heliports and crop dusting strips.
(Amended by Ord. 490.161 adopted 10-2-78)
L. Sewage disposal and treatment plants.
M. The commercial slaughtering of poultry or rabbits not raised upon the
premises.
N. Wineries and distilleries.
0. Commercial establishments for the processing, storage, sale, and off-site
application of agricultural chemicals, including but not limited to
fertilizers, insecticides (flammable and inflammable types) and pesticides.
(Added by Ord. 490.35 adopted 5-16-67)
P. Boarding and training kennels
(Added by Ord. 490.36 adopted 7-25-67)
Q. Horticultural and landscaping services in conjunction with horticultural
nurseries, when carried on as a primary use of the property.
(Added by Ord. 490.65 adopted 8-4-70)
R. Off-road vehicle areas consisting of recreational facilities for the
driving, testing and racing of motorcycles, trail bikes, 4-wheel drive
vehicles, or similar vehicles which are principally designed or commonly
used for off-highway recreation purposes. features of such sites may
include hill climb areas, race courses, or motor-cross/auto-cross. such
sites shall not be located on land which is productive or potentially
productive agricultural land as defined in the General Plan.
(Added by Ord. 490.107 adopted 9-8-75; amended by Ord. 490.125 adopted
12-7-76; and Ord. T-275 adopted 4-24-84)
"AE" District 78 Section 816.3-R
PAGE 101 Show Image
S. Swine, sheep, or goat feed lots or yards.
T. Commercial dehydration operations.
U. Liquified petroleum gas distribution and storage, retail.
(Amended by Ord. 490.179 adopted 6-26-79)
V. Feed and farm supply sales.
~. Farm equipment and machinery sales, rental, storage, and maintenance.
x. Irrigation systems administrative offices.
Y. Building materials sales.
z. Racetracks for non-motorized and motorized vehicles including bicycles,
motorcycles, automobiles, and similar vehicles when conducted on land
which is not productive or potentially productive agricultural land as
defined in the the General Plan. Off-road vehicle areas are excluded.
(Added by Ord. No. 490.125 adopted 12-7-76; amended by Ord. No. T-275
adopted 4-24-84)
AA. Swim schools operated in conjunction with a single family residence with
a maximum of fifteen (15) students at one time.
(Added by Ord. 490.143 adopted 1-24-78)
BB. Off-site rock, sand, and gravel trucking operations which may include a
newly created parcel size of not less than five acres (See Section
816.5-A.4) on sites located outside the Sphere of Influence of any City
or community and not located on producitve agricultural land as defined
in Section 204-02:3.02a of the General Plan.
(Amended by Ord. No. T-240 adopted 8-17-81 ; amended by Ord. No.
T-033-299 adopted 6-7-88)
CC. Agricultural Commercial center development subject to the provisions of
Section 867.
(Added by Ord. T-034-297 adopted 9-20-88)
DO. Assembly of equipment for the post-harvest processing of agricultural
products provided such equipment is sold directly to the farmer or
processor.
(Added by Ord. T-044-312 adopted 6-30-92)
SECTION 816.4 - USES EXPRESSLY PROHIBITED
The following uses shall be expressly prohibited in the "AE" District.
However, enumerating of these prohibited uses shall not by implication
enlarge upon the scope of permitted uses specified in Section 816.1, 816.2,
and 816.3, above, their enumeration herein being for purposes of clarity
only.
"AE" District 79 Section 816.4
PAGE 102 Show Image
A. All manufacturing, service, and commercial uses not specifically
permitted in Sections 816.1, 816.2, 816.3, 860, and 867.
(Amended by Ord. 490.60 adopted 4-28-70; amended by Ord. T-034-297
adopted 9-20-88)
B. Advertising structures, except freestanding signs for produce stands.
(Amended by Ord. 490.202 adopted 5-20-80)
C. Art, craft, music, or dancing schools or businesses, professional or
trade schools or colleges.
D. Columbaria, crematoriums, and mausoleums.
(Amended by Ord. 490.117 adopted 10-5-76)
E. Residential subdivisions.
F. Truck yards, terminals or facilities unless devoted exclusively to the
transportation of agricultural products, supplies and equipment.
G. Sawmills, pulp mills, and similar establishments for the processing of
logs, wood, and lumber.
H. Any use that utilizes coal, coke, or other coal-based fuel as an
industrial fuel source, excluding blacksmith shops.
(Amended by Ord. T-039-307 adopted 2-26-91)
SECTION 816.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall
apply to all land and structures in the "AE" District. For additional lot
exceptions in the Sierra-North and Sierra-South Regional Plan areas, see
Section 855-A.
A. LOT AREA
1. Each lot shall have a minimum acreage as indicated by the district
acreage designation. However, for the purpose of complying with
minimum lot area requirements, sections of land containing less
than 640 acres shall be deemed to be equivalent to 640 acres.
Parcels resulting from the division of sections with less than 640
acres into units of 112, 114, 1/8, 1/16, or 1132 of said section
shall also be deemed to be equivalent to the corresponding and
respective lot areas required by the acreage designations (320,
160, 80, 40, or 20) of the AE District. The acreage shall be
measured from the center of any abutting roadway, stream, railroad,
or other public right-of-way that serve as a boundary line.
(Amended by Ord. T-248 adopted 9-16-80)
"AE" District 80 Section 816.5-A
PAGE 103 Show Image
2. The creation of homesites less than the minimum acreage indicated
by the District acreage designation, but not greater than 2.5 gross
acres (5 gross acres in the Sierra-North and Sierra-South Regional
Plan areas designated Eastside Rangeland) may be permitted in the
Exclusive
Agricultural Zone District, excluding the AE-5 Zone District,
subject to the following criteria:
(Amended by Ord. 490.172 adopted 4-24-79)
a. The minimum lot size shall be 60,000 square feet of gross area
(two (2) acres in the Sierra-North and Sierra-South Regional
Plan areas) as measured from the center of any abutting
roadway, stream, railroad, or other public right-of-way
forming a boundary line, except that a lesser area shall be
permitted when the owner submits evidence satisfactory to the
Health Officer that the soils meet the California Regional
Nater Quality Control Board guidelines for liquid waste
disposal, but in no event shall the lot be less than one (1)
gross acre; and
b. One of the following conditions exist:
(1) The lot is to be created by the conveyance of a security
instrument to finance a single family residence to be
occupied by the owner thereof where the existing lot
before division is not less than ten (10) gross acres;
that said lot, together with the remaining acreage, shall
not be separately conveyed or devised without meeting the
district acreage designation, except for the purpose
aforesaid, unless such division occurs by judicial
foreclosure, trustee's sale or other legal proceedings
which discharge the lien of the security instrument.
(Amended by Ord. 490.132 adopted 5-25-77)
(2) The lot or lots to be created are intended as a
conveyance or devise exclusively for use by a person
related to the owner by adoption, blood, or marriage
within the third degree of consanguinity; the existing
lot before division contains a minimum of (ten) 10 gross
acres; there is only one (1) lot per related person, or
per related married couple, and there is no more than one
lot per each ten (10) gross acres, or
(Amended by Ord. 490.132 adopted 5-24-77)
(3) Outside of the Sierra-North and Sierra-South Regional
Plan areas, the present owner owned the property prior to
adoption of the Exclusive Agricultural Zone District and
wishes to retain his homesite and sell the remaining
acreage for agricultural purposes where the remaining
acreage is not less than fifteen (15) acres, or
(Amended by Ord. 490.132 adopted 5-24-77)
"AE" District 81 Section 816.5-A
PAGE 104 Show Image
(4) Outside of the Sierra-North and Sierra-South Regional
Plan areas, a homesite is to be retained from an existing
lot of less than fifteen (15) acres with the remaining
acreage to be added to an abutting lot, which with the
addition will have a total lot size of at least fifteen
(15) acres, and is to be used for agricultural purposes,
or
(5) The lot to be created is intended as a life estate.
(6) In the Sierra-North and Sierra-South Regional Plan areas
the present owner owned the property at the time of Plan
adoption (Hay 4, 1982, for Sierra-North, September 25,
1984 for Sierra-South), and wishes to retain his homesite
and sell the remaining acreage for agricultural purposes
where the acreage exceeded 15 acres.
c. Creation of homesites listed above excepting those for
financing purposes or life estates shall not be permitted in
addition to the divisions permited pursuant to Section
855A-5.c. and d. and 855A-6.b.
(Sec. 816.5-A.2 added by Ord. 490.117 adopted' 10-5-76; amended
by Ord. T-265 adopted 11-16-82; Ord. T-025-281 adopted 6-25-85)
3. The creation of lot sizes less than the forty (40) acre minimum of
the AE-40 (Exclusive Agricultural) Zone District may be permitted
subject to the following criteria:
a. The divisions shall be restricted to parcels fronting on State
Route 198, Los Gatos Creek Road, and Jacalitos Creek Road.
b. The minimum parcel size shall be five (5) acres for the
proposed lots and residual lots.
c. The owner has submitted evidence satisfactory to the County
Health Officer that:
(1) The soils meet the Hater Quality Board Guidelines for
liquid waste disposal.
(2) The water for domestic use is available on each of the
proposed lots.
d. A preliminary soil report shall be required if the proposed
lot is located on land with moderate or high risk landslide
potential, as delineated on Plate I, "Five County Seismic
Safety Study, Technical Report," April, 1974, or on land
mapped by the County where slopes exceed fifteen (15)
percent. The preliminary soil report shall be prepared in
accordance with the Fresno County Ordinance Code, Section
17.32.030, and shall indicate the land is suitable for
homesite development before the division is approved. If the
preliminary soil report indicates soil conditions could be
unstable, a detailed geologic report by a registered geologist
and registered civil engineer, or a registered engineering
geologist, shall be required indicating the suitability of any
proposed land division.
"AE" Di stri ct 82 Section 81 6.5-A
PAGE 105 Show Image
d. A preliminary soil report shall be required if the proposed
lot is located on land with moderate or high risk landslide
potential, as delineated on Plate I, "Five County Seismic
Safety Study, Technical Report," April, 1974, or on land
mapped by the County where slopes exceed fifteen (15)
percent. The preliminary soil report shall be prepared in
accordance with the Fresno County Ordinance Code, Section
17.32.030, and shall indicate the land is suitable for
homesite development before the division is approved. If the
preliminary soil report indicates soil conditions could be
unstable, a detailed geologic report by a registered geologist
and registered civil engineer, or a registered engineering
geologist, shall be required indicating the suitability of any
proposed land division.
e. An Environmental Assessment shall be conducted and a
determination made that the proposed land division will not
have a signifjcant detrimental impact on the environment.
(Sec 816.5-A.3 added by Ord. 490.172 re-adopted 4-24-79;
amended by Ord. T-275 adopted 4-24-84)
4. The creation of lots less than the minimum parcel size of the zone
district may be considered as a part of the Conditional Use Permit
for off-site rock, sand, and gravel trucking operations.
(Amended by Ord. 490.198 adopted 4-21-80); amended by Ord. No.
T-033-299 adopted 6-7-88)
5. All parcels approved for creation through the former Agricultural
Assessment process shall be deemed conforming and all legally
created parcels shall not merge.
(Added by Ord. T-275 adopted 4-24-84)
B. LOT DIMENSIONS
1. No requirements for lots greater than five (5) acres in size or
parcels created for financing purposes. The provisions of the "RR"
District, Section 820.5B, shall apply for all lots less than five
(5) acres in size. Public road frontage shall not be required for
lots created by Subsection A.2.b.(3), (4), and (5) of this Section
from an existing landlocked parcel.
(Amended by Ord. 490.117 adopted 10-5-76 and Ord. T-Oll-265 adopted
11-16-82)
2. The ratio of lot depth to lot width shall not exceed four (4) to
one (1) for lots created by Section 816.5-A.3.
(Added by Ord. 490.172 re-adopted 4-24-79)
C. POPULATION DENSITY
1. Not more than one (1) residence may be constructed or placed upon a
parcel of land which is less than five (5) acres in size, except
that one of the following may be permitted:
"AE" District 83 Section 816.5-C
PAGE 106 Show Image
a. A temporary mobijehome, subject to the provisions of Section
816.2.
b. A second dwelling unit, subject to the provisions of Section
816.2.
(Amended by Ord. T-269 adopted 5-24-83)
c. Residential uses subject to the provisions of Section 867.
(Added by Ord. T-034-297 adopted 9-20-88).
2. Not more than two (2) residences may be constructed or placed upon
a parcel of land which contains at least five (5) acres but does
not exceed twenty (20) acres in size.
3. Not more than one (1) additional residence may be constructed or
placed upon any parcel per each ten (10) acres contained in the
parcel in excess of twenty (20) acres.
D. BUILDING HEIGHT
No building may exceed thirty-five feet (35) feet in height. If the
building exceeds two (2) stories, an emergency exit (door or window no
less than two (2) feet wide and having a minimum area of six (6) square
feet) shall be provided to the uppermost story no more than twenty-eight
(28) feet above the finished grade below the opening. Non-dwelling
structures and other accessory farm buildings are excepted.
(Amended by Ord. T-243 adopted 7-28-80)
E. YARDS
1. General Yard Requirements
a. All required yards shall extend the full width or depth of the
lot and shall be open from the ground to the sky, except as
provided for below.
b. Swimming Pools
(1) Swimming pools shall not be located in any required front
yard or side yard and its projection to the rear property
line when abutting a street.
(2) Swimming pools shall not be located within five (5) feet
of any required front yard setback or within five (5)
feet of any required side yard setback and its projection
to the rear property line when abutting a street.
(3) Swimming pools may be located in any required interior
side yard and rear yard provided a space of not less than
five (5) feet is maintained from the side and rear
property lines.
"AE" Di stri ct 84 Section 816.5-E
PAGE 107 Show Image
(For swimming pool enclosure requirements see "Fences, Hedges,
and Nails." Section 816.5-H)
(Amended by Ord. T-245 adopted 4-27-81)
2. Front Yard
Each lot shall have a front yard of not less than thirty-five (35)
feet extending across the full width of the lot.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than
twenty (20) feet except for special conditions provided for
below.
b. Corner Lots
On corner lots, unless otherwise specified in this Division,
the side yard abutting the street shall be not less than
thirty-five (35) feet in width.
c. Accessory Buildings In Side Yards
(1) Any accessory building located less than one hundred
(100) feet from the front property line shall have the
same minimum side yard as that required for the main
building, regardless of whether or not said accessory
building is attached to the main building.
(2) An accessory building may be located on a side property
line when said building is located one hundred (100) feet
or more from the front property line.
(3) Accessory buildings located in the side yard or its
projection to the rear property line when abutting a
street shall be at least twenty (20) feet from the
property line on the side street'.
(4) Any accessory building permitted on a side property line
shall have provisions for all roof drainage to remain on
the subject lot.
(Amended by Ord. 490.153 adopted 9-5-78)
4. Rear Yard
The provisions of the side yard, Section 816.5-E.3.a, b, and c,
shall apply.
5. Exceptions: Permitted Prolections Into Required Yards
The provisions of the "R-A" District, Section 821.5-E.5.a through
c, shall apply.
"AE" District 85 Section 816.5-E
PAGE 108 Show Image
F. SPACE BETWEEN BUILDINGS
No animal or fowl pen, coop, stable, barn or corral shall be located
within forty (40) feet of any dwelling or other building used for human
habitation.
(Amended by Ord. 490.153 adopted 9-5-78)
G. LOT COVERAGE
No requirements.
H. FENCES HEDGES AND CALLS
The provisions of Section 855-H.2 shall apply.
(Added by Ord. 490.123 adopted 12-7-76)
I. OFF-STREET PARKING
No requirements.
3. ACCESS
No requirements for lots greater than five (5) acres in size except
those lots created by 816.5-A.3. The provisions of the "A-2" District,
Section 819.5-3, shall apply for all lots less than five (5) acres in
size and those created by 816.5-A.3.
(Amended by Ord. 490.172 re-adopted 4-24-79)
K. OUTDOOR ADVERTISING
1. One (1) non-flashing sign for each street frontage, total area of
such sign to contain not more than forty (40) square feet and
pertaining only to products for sale upon the premises or services
rendered thereon or therefrom, shall be permitted in this District.
2. Name signs shall be permitted but shall display only the following
conditions:
Name signs shall display only the:
(1) Name of the premises upon which it is displayed;
(2) Name of the owner, lessee of said premises;
(3) Address of said premises;
(4) Nature of the occupation engaged in on said premises.
"AE" Di stri ct 86 Section 816.5-K
PAGE 109 Show Image
3. For Rent" and "For Sale1' signs shall be permitted.
4. Signs for institutional uses including churches, hospitals, rest homes,
private clubs and similar uses shall be permitted subject to the
provisions of Section 855-K.
5. Off-site directional signs for major recreational uses, hospitals, and
colleges permitted under Section 816.2 shall be subject to the provisions
of Section 855-K.
6. Off-site freestanding signs for produce stands shall be permitted subject
to the following conditions:
a. Produce stand directional signs:
(1) The number of such signs shall be limited to two per each use,
excepting that stands located on properties adjacent to
intersections shall be permitted a maximum of four such signs.
(2) Lach sign shall not exceed forty (40) square feet in area,
exclusive of architectural features. The sign shall not exceed
twelve (12) feet in height.
(3) Each sign shall contain only the name and address of the produce
stand, a directional arrow, approximate distance to the produce
stand, and listing of the produce available for sale, not
including the prices thereof.
(4) Internally illuminated or floodlighted signs shall be
prohibited, but reflective materials may be used.
(5) The signs shall be located within 2,500 feet of the produce
stand structure.
(6) Each sign shall be located a minimum of ten (10) feet from the
paved portion of the adjacent road and outside of the public
road right-of-way. Jn no instance shall signs be located within
required rear or interior side yards.
(7) Such signs shall be prohibited in corner cut-off areas, the
location of which are described in Section 822.5-H.2. For
purposes of establishing corner cut-off areas, the property line
shall be considered to be not less than thirty (30) feet from
the centerline of the adjacent roadway.
(8) Before any sign is erected on any parcel in this District, a
Site Plan shall have been submitted to and approved by the
Director, pursuant to the provisions of Section 874.
"AE" District 87 Section 81 6.5-K
PAGE 110 Show Image
b. Temporary Produce Stand Approach Signs:
(1) The number of such signs shall be limited to two along each
public roadway to which the produce stand has direct access.
(2) Each sign shall not exceed sixteen (16) square feet in area,
exclusive of architectural features. The sign shall not exceed
ten (10) feet in height.
(3) Such signs shall be limited to advertising produce in season and
the price thereof.
(4) Internally illuminated or floodlighted signs shall be
prohibited, but reflective materials may be used.
(5) The signs shall be located within 1,300 feet of the produce
stand structure.
(6) Each sign shall be located a minimum of ten (10) feet from the
paved portion of the adjacent road and outside of the public
road right-of-way. In no instance shall signs be located within
required rear or interior side yards.
(7) Such signs shall be prohibited in corner cut-off areas, the
location of which are described in Section 822.5-H.2. For
purposes of establishing corner cut-off areas, the property line
shall be considered to be not less than thirty (30) feet from
the centerline of the adjacent roadway.
(Section 816.5-K.6 added by Ord. 490.202 adopted 5-20-80)
L. LOADING
No loading shall be permitted on a public road, street or highway.
SECTION 816.6 - PERMITS REQUIRED
The establishment of any use in the "AE" District which requires Director Review
and Approval or a Conditional Use Permit may be established only after such
approval or permit and shall be subject to all restrictions or conditions thereof.
(Amended by Ord. 490.38 adopted 11-21-76; Ord. 490.174 re-adopted 5-8-79)
`AE" District 88 Section 816.6
PAGE 111 Show Image
SECTJON 816.7 INTERSTATE INTERCHANGE IMPACT AREAS
The following areas are determined to be Jnterstate Interchange Impact Areas and
are described as follows:
1. Nees Avenue Highway Interchange Plan Area.
All of those portions of Section 28, 29, and 32, 1. 12 5., R. 11 E., N. D. B. &
M., lying within Fresno County, and Sections 27, 33 and 34, T. 12 5., R. 11 E.,
N. D. B. & ~.
2. Panoche Road Highway Interchange Plan Area.
Sections 1, 2, 11, 12, 13, and 14, 1. 15 5., R. 12 E., M. D. B. & N.
3. Derrick Avenue Highway Interchange Plan Area.
Sections 13, 24, and 25, T. 17 5., R. 14 E. N. D. B. & N., and Sections 18, 19,
and 30, T. 17 5., R. 15 E., N. D. B. & N.
4. Dorris Avenue Highway Interchange Plan Area.
Sections 20, 21, 22, 27, 28 and 29, 1. 19 5., R. 16 E., N. D. B. & N.
5. Jayne Avenue Highway Interchange Plan Area.
Sections 31 and 32, T. 20 5., R. 17 E., N. D. B. & N., and Sections 4, 5, and
6, T. 21 5., R. 17 E., N. D. B. & N.
(Sec. 816.7 added by Ord. 490.95 adopted 11-27-73)
(Sec. 816.8 deleted by Ord. 1-275 adopted 4-24-84)
RAE" District 89 Section 816.7
PAGE 112 Show Image
PAGE 113 Show Image
SECTION 817
"AL11 LIMITED AGRICULTURAL DISTRICT
The VVALVU District is a lirnited agricultural district. It is intended to protect
the general welfare of the agricultural community by limiting intensive uses in
agricultural areas where such uses may be incompatible with, or injurious to,
other less intensive agricultural operations. The District is also intended to
reserve and hold certain lands for future urban use by permitting limited
agriculture and by regulating those more intensive agricultural uses which, by
their nature, may be injurious to non-agricultural uses in the vicinity or
inconsistent with the express purpose of reservation for future urban use.
The 11AL" District shall be accompanied by an acreage designation which
establishes the minimum size lot that may be created within the District.
Acreage designation of 640, 320, 160, 80, 40, and 20 are provided for this
purpose. Parcel size regulation is deemed necessary to carry out the intent of
this District.
(Section 817 added by Ord. 490.117 adopted 10-5-76; amended by Ord. 490.188
adopted 10-29-79)
SECTION 817.1 - USES PERMITTED
The following uses shall be permitted in the "AL' Districts. All uses shall be
subject to the Property Development Standards in Section 817.5.
(Amended by Ord. 490.174 re-adopted 5-8-79; Ord. 490.188 adopted 10-29-79)
A. The maintaining, breeding and raising of bovine and equine animals except
dairies, feed lots and uses specified in Sections 817.2 and 817.3.
(Amended by Ord. 490.174 re-adopted 5-8-79)
B. The keeping of rabbits and other similar small fur-bearing animals for
domestic use.
(Amended by Ord. T-038-306 adopted 5-22-90)
C. The maintaining, breeding, and raising of poultry for domectic use not to
exceed five hundred (500) birds and the maintaining, breeding, and raising
of poultry for EFA, 4-H, and similar organizations.
(Added by Ord. T-038-306 adopted 5-22-90)
D. The raising of tree, vine, field, forage, and other plant life of all
kinds, except mushroom growing.
(Added by Ordinance 490.174 re-adopted 5-8-79)
E. One family dwellings, accessory buildings, and farm buildings of all kinds,
when located upon farms and occupied or used by the owner, farm tenant, or
other persons employed thereon or the non-paying guests thereof; provided,
however, that a residence once constructed and used for one of the
foregoing uses, and no longer required for such use shall acquire a
nonconforming status and may be rented for residential purposes without
restriction.
"AL" District 91 Section 817
PAGE 114 Show Image
F. Home Occupations, Class I, subject to the provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
G. The use, storage, repair, and maintenance of tractors, scrapers, and land
leveling and development equipment devoted primarily to agricultural uses
when operated in conjunction with, or as part of, a bona fide agricultural
operation.
H. Apiaries and honey extraction plants subject to the provisions of Section
855-N.
I. Signs, subject to the provisions of Section 817.5-K.
J. Temporary or permanent telephone booths.
K. Storage of petroleum products for use by the occupants of the premises but
not for resale or distribution.
L. Mobilehome occupancy consisting of one or more mobilehomes, subject to the
provisions of Section 856 and Section 817.l-D.
M. Historic and monument sites.
N. The harvesting curing, processing, packaging, pcaking, shipping, and
selling of agricultural products produced upon the premises, or where such
activity is carried on in conjunction with, or as a part of, a bona fide
agricultural operation.
(Added by Otd. T-052-286 adopted 3-8-94)
SECTION 817.2 - uses PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval as provided
for in Section 872.
A. Churches, parsonages, and other religious institutions.
B. Commercial stables or riding academies.
C. Communications equipment buildings, microwave relay structures.
D. Electrical transmission substations and electric distribution substation.
E. Temporary and permanent farm labor camps when carried on as a secondary
function in conjunction with a bona fide agricultural operation. The
density standards of Section 817.5-C shall not apply.
F. Philanthropic and eleemosynary institutions where agriculture is carried
on to a substantial degree.
G. Public schools, private or parochial schools of an elementary or secondary
level and colleges.
(Amended by Ord. 490.188 adopted 10-29-79; Ord. T-052-286 adopted 3-8-94)
"AL,, District 92 Section 817.2-G
PAGE 115 Show Image
H. Day Nursery large.
(Added by Ord. T-052-286 adopted 3-8-94)
I. Public buildings and yards, fire stations.
J. Sale of food products produced off the premises provided that the sale of
such products is incidental and secondary to the sale of agricultural
products produced upon the premises.
K. Veterinarian offices and animal hospitals.
(Amended by Ord. 490.195 adopted 2-26-80)
L. Home Occupations, Class II, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
M. Off-site directional signs for major recreational uses, hospitals, and
colleges subject to the criteria set forth in Section 855-K.
N. Temporary mobilehome occupancy subject to the provisions of Section
0 1 .b
(Added by Ord. 490.163 adopted 11-14-78; amended by Ord. 490.194 adopted
1-28-80)
0. Temporary stands for the sale of agricultural produce subject to obtaining
an occupancy permit, as provided for in Section 863-s.
(Added by Ord. T-256 adopted 7-20-81)
P. Breeding and personal Kennels.
Q. Second dwelling units, subject to the provisions of Section 855-N.
(Added by Ord. T-269 adopted 5-24-83; amended by Ord. T-280 adopted
12-18-84)
R. RacetracK for non-motorized vehicles, where there are no permanent
facilities.
(Added by Ord. T-052-286 adopted 3-8-94)
S. Commercial fish farms.
(Added by Ord. T-052-286 adopted 3-8-94)
SECTION 817.3 - USES PERMITTED SUBJECT TO CONDITIONAL ~jSE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as
provided for in Section 873.
A. The maintenance and storage of agriculLural equipment designed to be used
solely for the harvesting of crops, which equipment must be located by the
owner thereof upon his own premises when not operated as a secondary
occupation in conjunction with, or as part of, a bona fide agricultural
operation.
"AL" District 93 Section 817.3-A
PAGE 116 Show Image
B. Guest ranches.
C. Mushroom growing.
D. Private airports, heliports, and crop dusting strips.
E. Sewage disposal and treatment plants.
F. Boarding and training kennels.
G. Horticultural and landscaping services in conjunction with horticultural
nurseries, when carried on as a primary use of the property.
H. Liqui~ied petroleum gas distribution and storage, retail.
(Amended by Ord. 490.179 adopted 6-26-79)
I. When carried on as a clearly secondary occupation in conjunction with a
bona side agricultural operation, where no more than ten (10) percent of
the total land is used and where no more than three (3) persons other than
the owner are employed in such activities, and which are owned and operated
by the owner or occupant of the premises, any of the following uses:
1. The manufacturing, maintenance, repair, servicing, storage, sale or
rental of agricultural machinery, implements and equipment of all
kinds.
2. The manufacture, storage, or sale of farm supplies of all kinds,
including but not limited to fertilizers, agricultural minerals and
insecticides.
3. The transportation of agricultural products, supplies, or equipment,
together with the maintenance, storage, repair, and servicing of the
necessary trucks and equipment therefore.
4. Horticultural and landscaping services, when operated in conjunction
with horticultural nurseries.
J. Racetracks for remote control electric cars except within the boundaries
of the Kings River Regional Plan.
(Added by Ord T-045-315 adopted 10-27-92)
K. Racetrack for non-motorized vehicles, where there are permanent facilities.
(Added by Ord. T-052-286 adopted 3-8-94)
SECTION 817.4 - USES EXPRESSLY PROHIBITED
The following uses shall be expressly prohibited in the "ALe' District. However,
enumerating of these prohibited uses shall not by implication enlarge upon the
scope of permitted uses specified in Sections 817.1, 817.2, and 817.3, above,
their enumeration herein being for purposes of clarity only.
A. All manufacturing, service, and commercial uses not specifically permitted
in Sections 817.1, 817.2, 817.3, and 860.
B. Advertising structures.
"AL" District 94 Section 817.4-B
PAGE 117 Show Image
C. Art, craft, music, or dancing schools or BUsiness, professional or trade
schools or colleges.
D. Columbaria, crematoriums, and mausoleums.
E:. Private clubs and lodges except for the purposes of hunting.
F. Residential subdivisions.
G. Sawmills, pulp mills, and similar establishments for the processing of
logs, wood and lumber.
H. Truce yards, terminals, or facilities unless devoted exclusively to the
transportation of agricultural products, supplies, and equipment.
SECTION 817.5 PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall
apply to all land and structures in the "AL' District. ~or additional lot
exceptions in the Sierra-NQrth and Sierra-South Regional Plan areas, see Section
855-A.
A. LOT AREA
1. Each lot shall have a minimum acreage as indicated by the District
acreage designation. However, for the purpose of complying with
minimum lot area requirements, sections of land containing less than
640 acres shall be deemed to be equivalent to 640 acres. Parcels
resulting from the division of sections with less than 640 acres into
units of 1/2, 1/4, 1/8, 1/16, or 1/32 of said section shall also be
deemed to be equivalent to the corresponding and respective lot areas
required by the acreage designations (320, 160, 80, 40, and 20) of the
AL District. The acreage shall be measured from the center of any
abutting roadway, stream, railroad, or other public right-of-way that
serve as a boundary line.
(Amended by Ord. T-2~8 adopted 9-16-SO)
A nonconforming lot of record under separate ownership at the time it
became nonconforming may be used for or occupied by any use permitted
in this District. An existing parcel of land under one ownership when
divided by a developed public right-of-4a7, shall be considered as two
separate nonconforming lots under the provisions of this Section.
2. The creation of homesites less than the minimum acreage indicated by
the District acreage designation, but not greater than 2.5 gross acres
(5 gross acres in the Sierra-North and Sierra-South Regional Plan
areas) may be permitted in the Limited Agricultural Zone District
subject to the following criteria:
a. The minimum lot si~e shall be 60,000 square feet of gross area (two
(2) acres in the Sierra-North and Sierra-South Regional Plan areas)
as measured from the center of any abutting roadway, stream,
railroad, or other public right-of-way forming a boundary line,
except that a lesser area shall be permitted when the owner submits
evidence satisfactory to the Health Officer that the soils meet the
Water Quality Control Board Guidelines for liquid waste disposal,
but in no event shall the lot be less than one (1) gross acre, and
"AL,, District 95 Section 817.5-A
PAGE 118 Show Image
b. One of the fQllQwing OOfldItI~~~ exist:
(1) A lot less than the minimum acreage indicated by the
District acreage designation is necessary for financing
construction of a residence to be owned and occupied by the
owner of abutting property, or
(2) The lot or lots to be created are intended as a conveyance
exclusively for use by a person related to the owner by
adoption, blood, or marriage within the third degree of
consanguinity, the existing lot before division contains a
minimum of ten (10) gross acres, there is only one (1) lot
per related person or per related married couple, and there
is no more than one (1) lot per each ten (10) gross acres,
or
(3) Outside of the Sierra-North and Sierra-South Regional Plan
areas, the present owner owned the property on the
effective date of this provision and wishes to retain his
homesite and sell the remaining acreage for agricultural
purposes where the remaining acreage is not less than
fifteen (15) acres.
(4) The lot to be created is intended as a life estate.
(~) In the Sierra-North and Sierra-South Regional Plan areas,
the present owner owne
d the property at the time of Plan
adoption (May 4, 1982, for Sierra-North, September 25,
1984, for Sierra-South) , and wishes to retain his homesite
and sell the remaining acreage for agricultural purposes
where the acreage exceeded 15 acres.
c. Creation of homesites listed above excepting those for financing
purposes or life estates shall not be permitted in addition to the
divisions permitted pursuant to Sections 855A-5.c. and d. and
~55A-6.b.
(Section 817.5-A.2 amended by Ord. T-265 adopted 11-16-82; Ord.
T-025-281 adopted 6-25-85)
3. All parcels approved for creation through the former Agricultural
Assessment process shall be deemed conforming and all legally created
parcels shall nob merge.
(Amended by Ord. T-275 adopted 4-2~-84)
B. LOT DIMENSIONS
No requirements for lots greater than five (5) acres in size. The
provisions of the IVRRIV District, Section 820.5B, shall apply for all lots
less than five (5) acres in size.
(Amended by Ord. T-Oll-265 adopted 11-16-82)
"AL" District 96 Section 817.5-B
PAGE 119 Show Image
C. POPULATION DENSITY
1. Not rnore than one (1) residenoe may ~e constructed or placed upon a
parcel of land which is less than twenty (20) acres in size, except
that one of the following may also be permitted:
a. A temporary mobilehome subject to the provisions of Section 817.2.
b. A second dwelling unit subject to the provisions of Section 817.2.
(Amended hy Ord. T-269 adopted 5-24-83)
2. Not more than one (1) additional residence may he constructed or placed
upon any parcel per each ten (10) acres contained in the parcel in
excess of twenty (20) acres.
(Amended hy Ord. T-219 adopted 8-18-80)
D. BUILDING HEIGHT
No building may exceed two (2) stories or thirty-five (35) feet in height,
whichever is less, excepting non-dwelling structures, such as windmills,
silos, water tanks, and other accessory farm buildings.
E. YARDS
1. General Yard Reouirements
a. All required yards shall extend the full width or depth of the lot
and shati be open from the ground to the sky except as provided for
below.
b. Swimming Pools
(1) Swimming pools shall not be located in any required front
yard or side yard and its projection to the rear property
line when abutting a street.
(2) Swimming pools shale not be located within five (5) feet of
any required front yard setback or within five (5) feet of
any required side yard seLbacJ~ and its projection to the
rear property line when abutting a street.
(3) Swimming pools may be located in any required interior side
yard and rear yard provided a space of not less than five
(5) feet is maintained from the side and rear property
1ines.
(For swimming pool enclosure requirements see IvFences, Hedges, and
calls." Section 817.5-H.)
(Added by Ord. T-254 adopted 4-27-81)
"AL" District 97 Section 817.5-E
PAGE 120 Show Image
2. ront Yard
Each lot shall have a front yard of not less than thirty-five (35) feet
extending across the full width of the lot.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than
twenty (20) feet except for special conditions provided for below.
b. Corner Lots.
On corner lots, unless otherwise specified in this Division, the
side yard abutting the street shall be not less than thirty-five
(35) feet in width.
c. Accessory buildings in side yards.
(1) Any accessory building located less than one hundred (100)
feet from the front property line shall have the same
minimum side yard as that required for the main building,
regardless of whether or not said accessory building is
attached to the main building.
(2) An accessory building may be located on a side property
line when said building is located one hundred (100) feet
or more from the front property line.
(3) Accessory buildings located in the side yard or its
projection to the rear property line when abutting a street
shall be at least twenty (20) feet from the property line
on the side street.
(4) Any accessory building permitted on a side property line
shall have provisions for all roof drainage to remain on
the subject lot.
(Amended by Ord. T-254 adopted 4-27-81)
4. Rear Yard
The provisions of the side yard, Section 817.5-E.3.a, b, and c shall
apply.
5. Exceptions: Permitted protections into Required Yards
The provisions of the llR~Alv District, Section 821.5-E.5.a. through c,
shall apply.
F. SPACE BETWEEN BUILDINGS
No requirements.
G. LOT COVERAGE
No requirements.
"AL" District 98 Section 817.5-G
PAGE 121 Show Image
H. FENCES, HEDGES AND WALLS
The provisions of Section 855-H.2 shall apply.
I. OFF-STREET PARKING
No requirernents.
J. ACCESS
No requirements for lots greater than five (5) acres in size. The
provisions of the `A-2" District, Section 8l9.5-j, shall apply for all lots
less than five (5) acres in size.
K. OUTDOOR ADVERTISING
1. One (1) non-flashing sign for each street frontage, total area of such
sign to contain not ruore than forty (SO) square feet and pertaining
only to products for sale upon the prernises or services rendered
thereon or therefrom, shall be permitted in this District.
2. Name signs shall he permitted subject to the following conditions:
(1) Name of the premises upon which it is displayed,
(2) Name of the owner, lessee of said premises,
(3) Address of said premises,
(4) Nature of the occupation engaged in on said premises.
3. `1For Rent'1 and "For Sale" signs shall be permitted.
4. Signs for institutional uses including churches, hospitals, rest homes,
private cluhs and similar uses shall he permitted subject to the
provisions of Section 855-k.
5. Off-site directional signs for major recreational uses, hospitals, and
colleges permitted under Section 817.2 shall he suhject to the
provisions of Section 855-k.
L. LOADING
No requirements.
SECTION 817.6 - PERMITS REOUIRED
The establishment of any use in the "AL' District which requires Director Review
and Approval or a Conditional Use Permit may he estahlished only after such
approval or permit and shall he suhject to all restrictions or conditions
thereof.
(Amended by Ord. 490.174 re-adopted 5-8-79)
(Section 817.7 deleted hy Ord. T-275 adopted 4-24-8w)
"AL District" 99 Section 817.5-L
PAGE 122 Show Image
PAGE 123 Show Image
SECTION 819
"A-2" GENERAL AGRICULTURAL DISTRICT
The "A-2" District is intended to be a district which will protect those
areas desiring more protection than the "A-J" District provides and which do
not by their nature require exclusive agricultural zoning.
SECTION 819.1 USES PERMITTED
The following uses shall be permitted in the flA~2H District. All uses shall
be subject to the Property Development Standards in Section 819.5.
(Amended by Ord. 490.174 re-adopted 5-8-79)
A. The maintaining, breeding, and raising of livestock of all kinds,
including agricultural specialties such as fish and fur-bearing animals.
(Amended by Ord. T-038-306 adopted 5-22-90)
B. The maintaining, breeding, and raising of poultry of all kinds, subject
to the provisions of Section 868.
(Added by Ord. T-038-306 adopted 5-22-90)
C. The raising of tree, vine, field, forage, and other plant life crops of
all kinds, except mushroom growing.
D. One family dwellings and accessory buildings and farm buildings of all
kinds, when occupied or used by the owner, tenant or other persons
employed thereon or the non-paying guests thereof; provided, however,
that a residence once constructed and used for one of the foregoing
uses, and no longer required for such use shall acquire a nonconforming
status and may be rented for residential purposes without restriction.
(Amended by Ord. 490.31 adopted 10-11-66)
E. Home occupations, Class I, subject to the provisions of 855-N
(Amended by Ord. T-288 Adopted 2-25-86)
F. The harvesting, curing, processing, packaging, packing, shipping, and
selling of agricultural products produced upon the premises, or where
such activity is carried on in conjunction with, or as a part of, a bona
fide agricultural operation.
G. The use, storage, repair and maintenance of tractors, scrapers, and
land leveling and development equipment devoted primarily to
agricultural uses.
H. Apiaries and honey extraction plants subject to the provisions of
Section 855-N.
"A-2" District 101 Section 819
PAGE 124 Show Image
I. The maintenance of temporary and permanent farm labor camps when
carried on as a secondary function in conjunction with a bona fide
agricultural operation. The density standards of Section 819.5-C shall
not apply.
(Amended by Ord. 490.31 adopted 10-11-66)
3. Moderate intensity parks and golf courses.
(Amended by Ord. 490.175 adopted 4-24-79)
K. Storage of petroleum products for use by the occupants of the premises
but not for resale or distribution.
L. Private clubs and lodges.
M. Temporary roadside stands for the sale of agricultural products
produced upon the premises.
N. Signs subject to the provisions of Section 819.5-K.
0. Temporary or permanent telephone booths.
P. Trailer house occupancy consisting of one or more trailers, subject to
the provisions of Section 856 and 819.1-C.
(Amended by Ord. 490.18 adopted 12-29-64; Ord. 490.81 adopted 10-24-72)
Q. Horticultural and landscaping services in conjunction with horticultural
nurseries, when operated as a secondary function of a bona fide
agri cu 1 tural operation.
(Added by Ord. 490.65 adopted 8-4-70)
The following uses shall be permitted subject to review and approval as
provided for in Section 872.
A. Microwave relay structures.
B. Private or parochial schools of an elementary or secondary level,
colleges, and day nurseries large.
(Amended by Ord. 490.188 adopted 10-29-79)
C. Public schools.
0. Churches, parsonages, and other religious institutions.
E. Philanthropic and eleemosynary institutions where agriculture is carried
out to a substantial degree.
F. Communications equipment buildings.
G. Electric transmission or distribution substations.
"A-2" District 102 Section 819.2-G
PAGE 125 Show Image
H. Fire stations and public buildings and yards.
I. Sale of food products produced off the premises provided that the sale
of such products is incidental and secondary to the sale of agricultural
products produced upon the premises.
(Added by Ord. 490.2 adopted 725-61)
3. Veterinarian offices.
K. Personal kennels.
(Added by Ord. 490.36 adopted 7-25-67)
L. Home beauty service.
(Added by Ord. 490.96 adopted 4-22-74)
M. Off-site directional signs for major recreational uses, hospitals, and
colleges subject to the criteria set forth in Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
N. Temporary mobilehome occupancy subject to the provisions of Section
856-A.l .b.
(Added by Ord. 490.163 adopted 11-14-78; amended by Ord. 490.194 adopted
1-28-80)
0. Second dwelling units, subject to the provisions of Section 855-N.
(Added by Ord. T-269 adopted 5-24-83; amended by Ord. T-280 adopted
12-18-84)
P. The maintaining, breeding, and raising of poultry of all kinds, when not
permitted by 819.1-B
(Added by Ord. T-038-306 adopted 5-22-90)
SECTION 819.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided for in Section 873.
A. Commercial stables and riding academies.
B. Commercial stock feeding yards and feed lots.
C. Community auction and salesyards for sale of farm animals, products,
implements, supplies, and equipment.
D. Temporary and permanent farm labor camps that are not carried on as a
secondary function in conjunction with a bona fide agricultural
operation.
(Amended by Ord. 490.31 adopted 10-11-66)
`A-2" District 103 Section 819.3-D
PAGE 126 Show Image
E. Permanent roadside stands for the sale of agricultural products.
F. Hineries and distilleries.
G. The maintenance and storage of agricultural equipment designed to be
used solely for the harvesting of crops, which equipment must be located
by the owner thereof upon his own premises when not operated as a
secondary occupation in conjunction with or as part of a bona fide
agricultural operation.
(Added by Ord. 490.4 adopted 4-263)
H. Boarding, training and breeding kennels.
(Added by Ord. 490.36 adopted 7-25-67)
I. Horticultural and landscaping services in conjunction with horticultural
nurseries, when operated as a primary use of the property.
(Added by Ord. 490.65 adopted 8-4-70)
SECTION 819.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "A-2" District.
A. All industrial and commercial uses not specifically permitted in
Sections 819.1, 819.2, and 819.3.
B. Private hospitals.
(Amended by Ord. T-244 adopted 4-19-83)
C. Art, craft, music or dancing schools or businesses, professional or
trade schools or colleges.
D. Advertising structures.
SECTION 819.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall
apply to all land and structures in the "A-2'8 District.
A. LOT AREA
Each lot shall have a minimum net area of one hundred thousand (100,000)
square feet. A nonconforming lot of record under separate ownership at
the time it became nonconforming may be used for, or occupied by, any
use permitted in this District.
The restrictions of Section 855-A pertaining to creating a parcel of
land below the specified minimum size shall not apply to a division of
land by succession, will, partition, proceedings, sale on execution or
other division by operation of law.
(Amended by Ord. 490.28 adopted 5-31-66)
"A-2" District 104 Section 819.5-A
PAGE 127 Show Image
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots now existing may not be reduced below these standards. Each dimension
is minimum only. One or both shall be increased to attain the minimum lot area
required.
1. Width
a. Interior lots shall have a minimum width of one hundred sixty-five
(165) feet.
b. Corner lots and reversed corner lots shall be a minimum width of one
hundred sixty-five (165) feet.
c. Lots siding on freeways or railroad rights-of-way shall have a
minimum width of one hundred sixty-five (165) feet.
(Amended by Ord. 490.28 adopted 5-31-66)
d. Curve lots and cul-de-sac lots shall have a minimum street frontage
width of ninety (90) feet.
(Added by Ord. 490.197 adopted 3-31-79)
2. Depth
All lots shall have a minimum depth of one hundred seventy (170) feet.
C. POPULATION DENSITY
1. Not more than one (1) residence may be constructed upon a parcel of land
which does not exceed in size the minimum acreage, except that one of the
following may also be permitted:
a. A temporary mobilehome subject to the provisions of Section 819.2.
b. A second dwelling unit subject to the provisions of Section 819.2 and
Section 855-N.
(Amended by Ord. T-269 adopted 5-24-83)
2. Not more than one (1) additional residence may be constructed on any
parcel per each ten (10) acres contained in the parcel in excess of such
minimum size.
D. BUILDING HEIGHT
No building or structure erected in this District shall have a height greater
than two and one-half (2 1/2) stories, not to exceed thirty-five (35) feet,
with the following exceptions:
"A-2" District 105 Section 819.5-D
PAGE 128 Show Image
1. Roof Structures
Roof structures for the housing of elevators, stairways, tanks,
ventilating fans or similar equipment required to operate and maintain the
building, and fire or parapet walls, skylights, grain elevators, church
steeples, roof signs, flagpoles, chimneys, smokestacks, windmills, silos,
water tanks or wireless masts or accessory farm structures may be erected
above the height limits herein prescribed; provided that the same may be
safely erected and maintained at such height in view of the surrounding
conditions and circumstances, but no roof structures shall, or any space
above the height limit shall be allowed for the purpose of providing
additional living or floor space.
2. Hillside Lots
On lots located downhill from the street having a twenty-five (25) percent
or greater grade measured in the general direction of the side lot lines,
an additional story may be constructed on the main building, provided that
the ceiling of the lowest story shall be not more than two (2) feet above
the curb level measured at the center of the lot frontage.
E. YARDS
1. General Yard Requirements
All required yards shall extend the full width or depth of the lot and
shall be open from the ground to the sky, except as provided for below:
No main building shall be erected within fifty (50) feet of any railroad
line or freeway.
2. Front Yard
each lot shall have a front yard of not less than thirty-five (35) feet
extending across the full width of the lot.
3. Side Yard
a. each lot shall have a side yard of not less than twenty (20) feet
except for special conditions provided for below.
b. Corner Lots
On corner lots, unless otherwise specified in this Division, the side
yard abutting the street shall not be less than thirty-five (35) feet
in width.
c. Accessory Buildings In Side Yards
Any accessory building located less than seventy-five (75) feet from
the front property line shall have the same minimum side yard as that
required for the main building.
"A-2" District 106 Section 819.5-E
PAGE 129 Show Image
4. Rear Yard
The provisions of the rear yard, Section 816.5-E.4, shall apply.
5. Exceptions: Permitted Projections into Required Yards
The provisions of the ER-A" District, Section 821.5-E.5.a through c, shall
apply.
F. SPACE BETWEEN BUILDINGS
The minimum distance between buildings shall be as follows:
1. Accessory buildings shall be a minimum of six (6) feet from the main
building. Accessory buildings connected to the main building by a
breezeway roof shall also maintain a minimum six (6) foot separation.
2. Where an accessory building is used for garage purposes and where said
garage is located within the area defined by the projection of the side
lines of any main building, and where vehicular access to said garage
faces any main building and falls entirely or in part, within said area,
the garage shall be not less than twenty-five (25) feet from the main
building.
3. All structures housing livestock and poultry shall be located a minimum of
forty (40) feet from all buildings used for human habitation, twenty-five
(25) feet from side and rear property lines, and one hundred feet from
front property lines. However, this shall not apply to the pasturing of
animals within the above mentioned setbacks.
(Subsection F Amended by Ord. T-254 adopted 4-27-81)
G. LOT COVERAGE
No requirements.
H. FENCES, HEDGES AND WALLS
1. Permitted Fences, Hedges and Walls
a. Fences, hedges and walls, not greater than six (6) feet in height,
shall be permitted on or within all rear and side property lines on
interior lots and on or to the rear of all front yard setback lines.
b. No fence, wall or hedge over three (3) feet in height shall be
permitted in any required front yard or in the required side yard on
the street side of a reversed corner lot.
c. A fence, hedge or wall not greater than six (6) feet in height may be
located not closer than five (5) feet from the side property line on
the street side of a corner lot.
"A-2" District 107 Section 81 9.5-H
PAGE 130 Show Image
d. Fences or walls over six (6) feet in height to enclose tennis courts
or other game areas shall be permitted to the rear of the required
front yard subject to Director Review and Approval. The review shall
include consideration of the effect of mass, noise, and lighting upon
surrounding residences.
(Added by Ord. 490.187 adopted 5-21-79)
2. Swimming Pools
The provisions of Section 855-H.2 shall apply.
(Added by Ord. 490.123 adopted 12-7-76)
I. OFF-STREET PARKING
The following provisions shall apply, subject to the General Conditions,
Section 855-I:
1. For non-residential uses, the provisions in the General Conditions,
Section 855-I, shall apply.
2. For uses permitted by Conditional Use Permit, the provisions of Section
855-I shall apply for off-street parking requirements.
J. ACCESS
There shall be vehicular access from a dedicated road, street or highway to
off-street parking facilities on the property requiring off-street parking.
K. OUTDOOR ADVERTISING
1. One non-flashing sign for each street frontage containing not more than
forty (40) square feet and pertaining only to products for sale upon the
premises or services rendered thereon or therefrom, shall be permitted in
this District.
2. Name signs shall be permitted sub3ect to the following conditions:
Name signs shall display only the:
(1) Name of the premises upon which it is displayed,
(2) Name of the owner, lessee of said premises,
(3) Address of said premises,
(4) Nature of occupation engaged in on said premises.
3. "For Rent" and "For Sale" signs shall be permitted.
4. Signs for institutional uses including churches, hospitals, rest homes,
private clubs and similar uses shall be permitted subject to the
provisions of Section 855-K.
"A-2" District 108 Section 81 9.5-K
PAGE 131 Show Image
5. Offsite directional signs for major recreational uses, hospitals and
colleges permitted under Section 819.2 shall be subject to the provisions
of Section 855-K.
L. LOADJNG
No loading shall be permitted on a public road, street, or highway.
"A-?" District 109 Section 819.5-L
PAGE 132 Show Image
PAGE 133 Show Image
SECTION 820
11R-R1~ RURAL RESIDENTIAL DISTRICT
The `1R-R" District i~ intended to create or preserve rural or very large lot
residential homesites where a limited range of agricultural activitie5 may be
conducted. The `~R-R" Di3trict is intended to be applied to areas designated as
Rural Residential by the General Plan. The minimum lot size that may be created
within the 11R-R~~ District without a special acreage designation shall be two (2)
acres. The vYR~RYv District accompanied by the acreage designation of five (5)
establishes that the minimum lot size that may be created within the District
shall be five (5) acres.
(Added by Ord. 490.128 adopted 1-11-77; amended by Ord. 490.133 adopted 6-7-77)
SECTION 820.1 - USES PERMITTED
The following uses shall be permitted in the "R-R'1 District. All uses shall be
subject to the property development standards in Section 820.5.
A. One family dwelling units, not more than one (1) dwelling per lot.
B. Accessory buildings including servant~s quarters, accessory living
quarters, garages and farm buildings.
C. Agricultural crops, greenhouses, fruit trees, nut trees and vines.
D. Bovine animals, horses, sheep, and goats where the lot area is thirty-si:~
thousand (36,000) square feet or more and provided that the number
thereof shall not exceed a number per each thirty-six thousand (36,000)
square feet equal to four (4) adult animals in any combination of the
foregoing animals and their immature offspring with not more than three
(3) adult animals of a bovine or equine kind or combination thereof and
their immature offspring or not more than six (6) immature bovine or
equine animals or combination thereof where no adult animals are kept per
each thirty-six thousand (36,000) square feet. Where the lot is less
than thirty-six (36,000) square feet in area, but twenty thousand
(20,000) square feet or greater in area, horses may be maintained for
personal use in a number not to exceed two (2) animals with their
offspring less than one (1) year of age.
(Amended by Ord. 490.191 adopted 12-3-79)
E. Dogs and cats as domestic pets only (limited to three (3) or fewer
animals four (4) months of age or older).
(Amended by Ord. 490.133 adopted 6-7-77)
F. Home Occupations, Class I, in conjunction with a detached single family
residential unit, subject to the provisions of Section 855-N.
(Amended by Ord. T-027-288 adopted 2-25-86)
`1R-R1~ District 111 Section 820
PAGE 134 Show Image
G. Mobilehome occupancy, not more than one (1) mobilehome per lot, subject
to the provisions of Section 856.
H. Signs subject to the provisions of Section 820.5-K.
I. Storage of petroleum products for use by the occupants of the premises,
but not for resale or distribution.
3. Storage or parking of boats, trailers, recreational vehicles, or
commercial vehicles, limited to the private non-commercial use by the
occupants of the premises.
K. The keeping of rabbits and other similar small furbearing animals for
domestic use on a lot containing not less than thirty-six thousand
(36,000) square feet.
(Amended by Ord. T-038-306 adopted 5-22-90)
L. The maintaining, breeding, and raising of poultry for domestic use not
to exceed five hundred (500) birds and the maintaining, breeding, and
raising of poultry for FFA, 4-H and similar organizations. In no case
shall the poultry facility be kept or maintained on a lot containing
less than thirty-six thousand (36,000) square feet.
(Added by Ord. T-038-306 adopted 5-22-90)
M. The sale of agricultural products produced upon the subject property.
N. Day nursery small.
0. Plant nurseries limited to the sale of agricultural products produced on
the property.
SECTION 820.2 - USES PERMITTED SUB3ECT TO DIRECTOR REVIEN AND APPROVAL
The following uses shall be permitted subject to review and approval as
provided for in Section 872.
A. Apiaries subject to the provisions of Section 855-N.
B. Home Occupations, Class II, in conjunction with a detached single family
residential unit, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
C. Microwave relay structures.
D. Day nursery large.
(Amended by Ord. 490.188 adopted 10-29-79)
E. Off-site directional signs for major recreational uses, hospitals and
colleges, subject to the criteria set forth in Section 855-K.
F. Personal kennels.
"R-R" District 112 Section 820.2-F
PAGE 135 Show Image
G. Public, moderate intensity parks and playgrounds.
(Amended by Ord. 490.175 re-adopted 5-29-79)
H. Public, private or parochial schools of an elementary or secondary level.
I. Temporary tract homes and model homes in the tract being developed.
3. The teaching of swimming lessons for four (4) or less children per day
or five (5) or more children per day if for a period not to exceed two
continuous weeks in any year.
K. Nater pump stations.
L. Swine raising where the lot area is five (5) acres or greater, and
provided that the number thereof shall not exceed four (4) weaned
swine. The unweaned offspring of said weaned swine are permitted
without limitation of number.
(Added by Ord. 490.133 adopted 6-7-77)
M. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
N. Temporary mobilehome occupancy subject to the provisions of Section
856-A.l .b.
(Added by Ord. 490.163 adopted ll-l4~78; amended by Ord. 490.194 adopted
1-28-80)
0. Second dwelling units, subject to the provisions of Section 855-N.
(Added by Ord. T-269 adopted 5-24-83; amended by Ord. T-280 adopted
12-18-84)
P. Yard setback reduction for energy conservation purposes on single lots,
subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 820.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided for in Section 873.
A. Boarding, training, and breeding kennels.
B. Churches.
C. Commercial stables and riding academies.
D. Country clubs, golf courses, swim clubs, tennis clubs, high intensity
parks and fishing lakes.
(Amended by Ord. 490.175 re-adopted 5-29-79)
E. Electric distribution stations.
"R-R" District 113 Section 820.3-E
PAGE 136 Show Image
F. Day nursery institutional.
(Amended by Orci. 490.188 adopted 10-2979)
G. Subdivision signs off site, subject to conditions of Section 820.5-K.4.
H. The teaching of swimming lessons for five (5) or more children per day,
excluding swimming lessons for a period not to exceed two continuous
weeks in any year when authorized by the Director Review and Approval
procedure.
I. Planned Residential Developments.
(Added by Ord. 490.197 adopted 3-31-80, amended by Ord. T-255 adopted
8-2-82 and Ord. T-268 adopted 12-21-82)
3. Yard setback reduction or lot dimension modifications for energy
conservation purposes on multiple lots, subject to the provisions of
Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
K. Rural Commercial Center Development subject to the provisions of Section
867.
(Added by Ord. T-034-297 adopted 9-20-88)
SECTION 820.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "R-R" District.
A. Advertising structures.
B. Commercial uses, other than permitted by Section 820.1, 820.2, 820.3 and
867.
(Amended by Ord. T-034-297 adopted 9-20-88)
C. Industrial uses.
D. Multiple family residential uses, except as permitted by Section 820.2.
SECTION 820.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall
apply to all land and structures in the "R-R" District.
A. LOT AREA
Each lot without a special acreage designation shall have a minimum net
area of two (2) acres, exclusive of all road and canal rights-of~way,
recreation easements, permanent water bodies and public or quasi-public
common use areas. Each lot with an acreage designation of five (5)
shall have a minimum gross area of five (5) acres. A nonconforming lot
of record under separate ownership at the time it became nonconforming
may be used for or occupied by any use as permitted in this District.
`1R-R" District 114 Section 820.5-A
PAGE 137 Show Image
(Amended by Ord. 490.197 adopted 3-31-80 and Ord. T-O11-265 adopted
11-16-82)
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum
standards and lots now existing may not be reduced below these
standards. Each dimension is minimum only. One or both shall be
increased to attain the minimum lot area required. The ratio of lot
depth to lot width shall not exceed four to one.
1. Nidth
a. All lots, except curve and cul-de-sac lots, shall have a minimum
width of one hundred sixty-five (165) feet. Nithin the
Sierra-North and Sierra-South Regional Plan areas, each lot
shall have a minimum gross area of five (5) acres unless a
public road is provided. Nest of the Friant-Kern Canal public
road frontage shall not be required for lots twenty (20) acres
or larger.
(Amended by Ord. T-Oll-265 adopted 11-16-82; Ord. T-025-281
adopted 6-25-85)
b. Curve lots and cul-de-sac lots shall have a minimum street
frontage width of ninety (90) feet.
(Added by Ord. 490.197 adopted 3-31-80)
2. All lots shall have a minimum depth of one hundred seventy (170)
feet.
C. POPULATION DENSITY
Not more than one single family dwelling unit or one mobilehome shall be
permitted on any lot in the "R-R'1 District, except that one of the
following may be permitted:
1. A temporary mobilehome subject to the provisions of Section 820.2.
2. A second dwelling unit subject to the provisions of Section 820.2.
(Amended by Ord. 490.163 adopted 11-14-78; Ord. 490.169 re-adopted
4-24-79; Ord. T-269 adopted 5-24-83)
3. Residential uses subject to the provisions of Section 867-A.2.
(Added by Ord. T-034-297 adopted 9-20-88)
D. BUILDING HEIGHT
No building or structure erected in this District shall have a height
greater than two and one-half (2 1/2) stories, not to exceed thirty-five
(35) feet, with the following exceptions:
"R-R" District 115 Section 820.5-C
PAGE 138 Show Image
a. Roof Structures
Roof structures for the housing of elevators, stairways, tanks,
ventilating fans or similar equipment required to operate and
maintain the building, and fire or parapet walls, skylights, towers,
church steeples, roof signs, flagpoles, chimneys, smokestacks,
silos, water tanks or wireless masts or similar structures, when
approved by the Commission, may be erected above the height limits
herein prescribed, provided that the same may be safely erected and
maintained at such height in view of the surrounding conditions and
circumstances, but no roof structures, or any space above the height
limit shall be allowed for the purpose of providing additional
living or floor space.
b. Hillside Lots
On lots located downhill from the street and which have a
twenty-five (25) percent or greater grade measured in the general
direction of the side lot lines, an additional story may be
constructed on the main building, provided that the ceiling of the
lowest story shall not be more than two (2) feet above the curb
level measured at the center of the lot frontage.
E. YARDS
1. General Yard Requirements
a. All required yards shall extend the full width or depth of the
lot and shall be open from the ground to the sky, except as
provided by Section 820.5.E.3, 4 and 5 below.
b. Aggregate area for accessory buildings permitted in required
yards on any one lot shall not exceed five hundred (500) square
feet except that additional area may be approved subject to the
Director Review and Approval Procedures of Section 872.
(Added by Ord. 490.169 re-adopted 4-24-79)
c. No main building shall be erected within fifty (50) feet of the
right-of-way of any railroad or freeway.
d. Swimming pools.
(1) Swimming pools shall not be located in any required front
yard or side yard and its projection to the rear property
line when abutting a street.
(2) Swimming pools shall not be located within five (5) feet of
any required front yard setback or within five (5) feet of
any required side yard setback and its projection to the
rear property line when abutting a street.
(3) Swimming pools may be located in any required interior side
yard and rear yard, provided a space of not less than five
(5) feet is maintained from the side and rear property lines.
"R-R" District 116 Section 820.5-E
PAGE 139 Show Image
2. Front Yard
Each lot shall have a front yard of not less than thirty-five (35)
feet extending across the full width of the lot.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than
twenty (20) feet except for special conditions treated below.
b. Corner lots.
On corner lots, unless otherwise specified in this Division, the
side yard abutting the street shall be not less than twenty-five
(25) feet in width.
(Amended by Ord. 490.169 re-adopted 4-24-79)
c. Accessory buildings in side yards.
(1) Any accessory building located less than one hundred (100)
feet from the front property line shall have the same
minimum side yard as that required for the main building,
regardless of whether or not said accessory building is
attached to the main building.
(2) An accessory building may be located on a side property line
when said building is located one hundred (100) feet or more
from the front property line, except that no structure shall
be permitted in a required yard which abuts a street.
(3) Any accessory building permitted on a side property line
shall have provisions for all roof drainage to be taken care
of on the subject lot.
4. Rear Yards
a. Each lot shall have a rear yard of not less than twenty (20)
feet.
b. Accessory Buildings.
(1) An accessory building may be located on the rear property
line when said building is not located within an easement,
except that no structures shall be permitted in that portion
of the rear yard, which is an extension of a required street
yard, and setbacks for accessory structures on reverse
corner lots shall be not less than the required side yard
for the District.
(Amended by Ord. 490.169 re-adopted 4-24-79)
R-R" District 117 Section 820.5-E
PAGE 140 Show Image
(2) Any accessory building permitted on a rear property line
shall have provisions for all roof drainage to be taken care
of on the subject lot.
5. Exceptions: Permitted Prolections Into Required Yards
a. Cornices, eaves, belt courses, sills, fireplace chimneys, and
other similar architectural features may extend or project into
a required side yard not more than five (5) inches for one (1)
foot of the width of such required side yard and may extend or
project into a front or rear yard not more than forty-eight (48)
inches.
b. Uncovered unenclosed porches, platforms or landing places which
do not extend above the level of the first floor of the building
may extend into any front yard a distance of not more than six
(6) feet, and such features may not extend into a court more
than twenty (20) percent of the width of said court and in no
case more than six (6) feet, and may extend into any side or
rear yard not more than three (3) feet. An open work railing
may be installed or constructed on any such porch, platform or
landing place provided it does not exceed thirty-six (36) inches
in height.
c. Open, unenclosed stairways or balconies not covered by a roof or
canopy may extend or project into a required front yard not more
than thirty (30) inches.
F. SPACE BETWEEN BUILDINGS
The minimum distance between buildings shall be as follows:
1. Accessory buildings shall be a minimum of six (6) feet from the main
building. Accessory buildings connected to the main building by a
breezeway roof shall also maintain a minimum six (6) foot separation.
2. Nhere an accessory building is used for garage purposes and where
said garage is located within the area defined by the projection of
the side lines of any main building, and where vehicular access to
said garage faces any main building and falls entirely or in part,
within said area,the garage shall be not less than twenty-five (25)
feet from the main building.
3. All structures housing livestock and poultry shall be located a
minimum of forty (40) feet from all buildings used for human
habitation, twenty-five (25) feet from side and rear property lines,
and one hundred feet from front property lines. However, this shall
not apply to the pasturing of animals within the above mentioned
setbacks.
(Amended by Ord. T-254 adopted 4-27-81)
"R-R District 118 Section 820.5-F
PAGE 141 Show Image
G. LOT COVERAGE
No requirements.
H. FENCES HEDGES AND NALLS
This section is intended to provide for the regulation of the height and
location of fences, hedges and walls for the purpose of providing for
light, air and privacy, and safeguarding the public welfare by
preventing visual obstructions at street and highway intersections.
1 . Corner Cut-Off Areas
The following regulations shall apply to all intersections of
streets, alleys, or private driveways in order to provide adequate
visibility for vehicular traffic. There shall be no visual
obstruction within the cut-off areas herein.
a. There shall be a corner cut-off area at all intersecting streets
or highways. The cut-off line shall be in a horizontal plane,
making an angle of forty-five (45) degrees with the side, front
or rear property line as the case may be. It shall pass through
the points located on both the side and front or (rear) property
lines at a distance of thirty (30) feet from the intersection of
lines at the corner of a street or highway.
b. There shall be a corner cut-off area on each side of any private
driveway intersecting a street. The cut-off lines shall be in a
horizontal plane, making an angle of forty-five (45) degrees
with the side, front, or rear property line as the case may be.
They shall pass through a point not less than ten (10) feet from
the edges of the driveway where it intersects the street right
of way.
c. Nhere, due to an irregular lot shape, a line at a forty-five
(45) degree angle does not provide for intersection visibility,
said corner cut-off shall be defined by a line drawn from a
point on the front (or rear) property line that is not less than
thirty (30) feet from the intersection of the side and front (or
rear) property lines and through a point on the side property
line that is not less than thirty (30) feet from said
intersection of the side and front (or rear) property lines.
2. Permitted Fences Hedges and Nalls
a. Fences, hedges and walls, not greater than six (6) feet in
height, shall be permitted on or within all rear and side
property lines on interior lots and on or to the rear of all
front yard setback lines.
"R-R" District 119 Section 820.5-H
PAGE 142 Show Image
b. No fence, wall or hedge over three (3) feet in height shall be
permitted in any required front yard, or in the required side
yard on the street side of a reversed corner lot. However,
fences not greater than six feet in height shall be allowed in
the above referenced yard areas when not located in a corner
cut-off area, and when the fence has not less than 70 percent of
the vertical surface open to permit the transmission of light,
air, and vision. Nhen said fence encloses the main access to
the residence, a minimum four foot wide opening or gate is
required.
c. Fences or walls over six (6) feet in height to enclose tennis
courts or other game areas shall be permitted to the rear of the
required front yard subject to Director Review and Approval.
The review shall include consideration of the effect of mass,
noise, and lighting upon surrounding residences.
(Amended by Ord. 490.187 adopted 9-24-79; Ord. 1-037-305 adopted
4-24-90)
3. Swimming Pools
The provisions of Section 855-H.2 shall apply.
I. 0FF-STREET PARKING
The following provisions shall apply subject to the general conditions
of Section 855-I.
1. For Residential Uses
There shall be at least one (1) parking space for every dwelling
unit. These spaces shall be on the same lot with the main building
which they are intended to serve and located to the rear of the
required front yard, except for hillside lots.
2. For Non-Residential Uses
The provisions of Section 855-I shall apply for off-street parking
requirements.
3. ACCESS
1. There shall be vehicular access from a dedicated and improved road
or approved private road to off-street parking facilities on the
property requiring off-street parking.
2. There shall be an adequate turning area on lots facing on and having
access to collector or arterial roads or expressways to permit motor
vehicles to enter the roadway in a forward direction.
Il~~~I District 120 Section 820.5-3
PAGE 143 Show Image
K. OUTDOOR ADVERTISING
Signs and other commercial advertising shall be permitted in this
District only as herein provided.
1. Name plates shall be permitted subject to the following conditions:
a. Name plates shall not exceed two (2) square feet in area.
b. Name plates shall display only the:
(1) Name of the premises upon which it is displayed,
(2) Name of the owner or lessee of said premises,
(3) Address of said premises, and
(4) Nature of the home occupation engaged in on said premises.
2. "For Rent" and "For Sale" Signs
"For Rent" and "For Sale" signs shall be permitted.
3. Subdivision Signs On Site
a. Temporary real estate signs advertising real property which
has been subdivided for purposes of sale or lease shall be
permitted, subject to the following conditions:
(1) The construction of any sign shall be in strict
compliance with the provisions of this Division and all
other laws of the County.
(2) The sign shall remain only as long as some portion of
the property advertised for sale remains unsold, or for
a period of two (2) years from the recordation of the
final map whichever period is shorter. Subject to
Director Review and Approval, said time may be extended
for one (1) year. Not more than two (2) such extensions
may be granted.
(3) The signs shall be located on the premises which they
advertise.
(4) (No sign shall exceed four hundred eighty (480) square
feet in area.
(5) Not more than two (2) such signs per subdivision shall
be permitted in any subdivision under forty (40) acres
in size. In subdivisions involving more than forty
(40)acres, one (1) additional sign shall be permitted
for each additional twenty (20) acres.
"R-R" District 121 Section 820.5-K
PAGE 144 Show Image
b. Identification signs containing the tract name are
permitted, provided there shall be no more than one (1) such
sign for each three (3) lots. Said signs shall not exceed
four (4) square feet in area.
c. Signs are permitted on the same lot with a model home
provided they do not exceed four (4) in number and ten (10)
square feet each in area. Said signs shall be removed after
the developer concludes the initial sales of the lots or
homes to their initial owners.
4. 0ff-Site Subdivision Signs Temporary Real Estate Signs
Temporary real estate directional signs, subject to Conditional
Use Permit, directing prospective purchasers to a subdivision
having lots or houses for sale may be erected and maintained
provided said signs do not adversely affect the use or
appearance of existing buildings or landscaping and do not
create hazardous traffic conditions. Such signs will be subject
to the following standards:
a. The sign shall not exceed one hundred sixty (160) square
feet in area.
b. The sign shall be set back not less than eight (8) feet from
the front property line.
c. The sign shall be not less than six (6) nor more than
eighteen (18) feet above the crown of the nearest adjacent
road or the higher of the two crowns of two adjacent roads.
5. Temporary 0ff-Site Open House Signs
Temporary open house signs shall be permitted for a period of
forty-eight (48) hours provided that the sign shall be limited
to a double-faced sign not more than two (2) by three (3) feet
in size.
6. Signs for institutional uses including churches, hospitals, rest
homes, private clubs and similar uses shall be permitted subject
to the provisions of Section 855-K.
7. Off-site directional signs for major recreational uses,
hospitals and colleges permitted under Section 820.2 shall be
subject to the following provisions of Section 855-K.
L. LOADING
No loading shall be permitted on a public road, street or highway.
"R-R" District 122 Section 820.5-L
PAGE 145 Show Image
6. Si9ns for institutional uses includin9 churches, hospitals, rest
homes, private clubs and similar uses shall be permitted subject to
the provisions of Section 855K.
7. Off-site directional signs for major recreational uses, hospitals
and colleges permitted under Section 820.2 shall be subject to
the following provisions of Section 855-K.
L. LOADING
No loading shall be permitted on a public road, street or highway.
1k-R" District 123 Section 820.5-L
PAGE 146 Show Image
PAGE 147 Show Image
SECTION 821
"R-A" SINGLE FAMILY RESIOENTIAL-AGRICULTURAL DISTRICT
The "R-A" District is intended to provide for the development of single
family residential estate homes in a semi-rural environment on lots not less
than thirty-six thousand (36,000) square feet in area, not more than one (1)
dwelling unit permitted on any lot. All regulations for this District are
deemed to be necessary for the protection of the quality of the residential
environment and for the securing of the health, safety and general welfare
of the residents.
SECTION 821.1 - USES PERMITTED
The following uses shall be permitted in the "R-A" District. All uses shall
be subject to the Property Development Standards in Section 821.5.
(Amended by Ord. 490.174 re-adopted 5-8-79)
A. One family dwelling units, not more than one (1) dwelling per lot.
B. Accessory Buildings:
1. Garages.
2. Servants quarters and accessory living quarters on parcels of land
having a minimum lot area of thirty-six thousand (36,000) square
feet or more.
3. Dwellings for hired agricultural employees on farms or ranches
containing ten (10) acres or more.
4. Accessory farm buildings.
C. Agricultural crops, greenhouses, fruit trees, nut trees, vines,
nurseries for producing trees, vines and other horticultural stock.
(Amended by Ord. 490.31 adopted 10-11-66)
D. Bovine animals, horses, sheep, and goats where the lot area is
thirty-six thousand (36,000) square feet or more and provided that the
number thereof shall not exceed a number per each thirty-six thousand
(36,000) square feet equal to four (4) adult animals in any combination
of the foregoing animals and their immature offspring with not more than
three (3) adult animals of a bovine or equine kind or combination
thereof and their immature offspring or not more than six (6) immature
bovine or equine animals or combination thereof where no adult animals
are kept per each thirty-six thousand (36,000) square feet.
(Amended by Ord. 490.122 adopted 11-30-76)
`1R-A" District 125 Section 821
PAGE 148 Show Image
E. The keeping of rabbits and other similar small furbearing animals for
domestic or commercial use, provided that no commercial rabbitry or
commercial furbearing animal pen or coop shall be kept or maintained
upon a lot containing less than thirty-six thousand (36,000) square feet.
(Amended by Ord. T-038-306 adopted 5-22-90)
F. The maintaining, breeding and raising of poultry of all kinds for
commercial use, subject to the provisions of 868, provided that no
commercial poultry facility shall be kept or maintained upon a lot
containing less than thirty-six thousand (36,000) square feet.
(Added by Ord. T-038-306 adopted 5-22-90)
G. The maintaining, breeding, and raising of poultry for domestic use not
to exceed five hundred (500) birds and the maintaining, breeding, and
raising of poultry for FFA, 4-H and similiar organizations. In no case
shall the poultry facility be kept or maintained upon a lot containing
less than thirty-six thousand (36,000) square feet.
(Added by Ord. T-038-306 adopted 5-22-90)
H. Storage of petroleum products for use by the occupants of the premises
but not for resale or distribution.
I. The sale of agricultural products produced upon the subject property.
3. Apiaries subject to the provisions of Section 855-N.
K. Home Occupations, Class I, subject to the provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
L. Dogs and cats as domestic pets only.
M. Signs subject to the provisions of Section 821.5-K.
N. House trailer parking.
0. Temporary tract offices and model homes, in the tract being developed.
(Added by Ord. 490.39 adopted 12-5-67)
p. Day nursery small.
(Amended by Ord. 490.188 adopted 10-29-79)
The following uses shall be permitted subject to review and approval as
provided for in Section 872.
A. Microwave relay structures.
B. Day nursery large.
(Amended by Ord. 490.188 adopted 10-29-79)
HR~AII District 126 Section 821.2-B
PAGE 149 Show Image
C. Private or parochial schools of an elementary or secondary level,
colleges, public moderate intensity parks and playgrounds.
(Amended by Ord. 490.175 re-adopted 5-29-79)
0. Public schools.
E. Temporary construction materials storage yards in the tract being
developed.
F. Temporary or permanent telephone booths.
G. Hater pump stations.
H. The maintenance of temporary and permanent farm labor camps when carried
on as a secondary function in conjuction with a bona fide agricultural
operation on farms or ranches containing twenty (20) acres or more.
(Added by Ord. 490.96 adopted 4-22-74)
I. Home Occupations, Class II, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
3. Off-site directional signs for major recreational uses, hospitals and
colleges subject to the criteria set forth in Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
K. Swimming lessons - small group, subject to the provisions of Section
855-N.
L. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
M. Temporary mobilehome occupancy subject to the provisions of Sections
856-A-l.a. and b.
(Added by Ord. 490.163 adopted 11-14-78; amended by Ord. 490.194 adopted
1-28-80 and Ord. T-269 adopted 5-24-83)
N. Single mobile home occupancy, subject to the provisions of Section 856.
(Added by Ord. T-271 adopted 12-1-87)
0. Second dwelling units, not more than one per lot, subject to the
provisions of Section 855-N.
(Added by Ord. T-269 adopted 5-24-83)
P. Yard setback reduction for energy conservation purposes on single lots,
subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
~ District 127 Section 821.2-P
PAGE 150 Show Image
Q. The maintaining, breeding, and raising of poultry of all-kinds, when not
permitted by 821.1-F.
(Added by Ord. T-038-306 adopted 5-22-90)
SECTION 821.3 - USES PERMITTED SUB3ECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided in Section 853.
A. Churches.
B. Country clubs and golf courses.
C. Boarding, training, breeding, and personal kennels.
(Amended by Ord. 490.36 adopted 7-25-67)
D. Day nursery institutional.
(Amended ~y Ord. 490.188 adopted 10-29-79)
E. Subdivision signs (off-site) subject to conditions of Section 821.5-K.4.
F. Electric distribution substations.
G. Radio broadcasting studios in conjunction with radio antenna and
transmi tters.
(Added by Ord. 490.9 added 10-7-63)
H. Swimming lessons large group, subject to the provisions of Section
855-N.
I. Public, high intensity parks.
Added by Ord. 490.175 re-adopted 5-29-79)
J. Yard setback reduction or lot dimension modifications for energy
conservation purposes on multiple lots, subject to the provisions of
Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 821.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "R-A" District.
A. Advertising structures.
B. Commercial uses.
C. Industrial uses.
D. Multiple family residential uses, except as permitted by Section 821.2.
uR~AIu District 128 Section 821.4-D
PAGE 151 Show Image
E. Temporary and permanent farm labor camps that are not carried on as a
secondary function in conjunction with a bona fide agricultural
operation.
(Amended by Ord. 490.31 Adopted 10-11-66)
SECTION 821.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall
apply to all land and structures in the "R-A" District.
A. LOT AREA
Each lot shall have a minimum net area of thirty-six thousand (36,000)
square feet. A nonconforming lot of record under separate ownership at
the time it became nonconforming may be used for or occupied by any use
permitted in this district.
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum
standards and lots now existing may not be reduced below these
standards. Each dimension is minimum only. One or both shall be
increased to attain the minimum lot area required.
1. Width
a. Interior lots shall have a minimum width of one hundred thirty
(130) feet.
b. Corner lots and reversed corner lots shall have a minimum width
of one hundred thirty (130) feet.
C. Lots siding on freeways or railroad rights-of~way shall have a
minimum width of one hundred sixty (160) feet.
d. Curve lots and cul-de-sac lots shall have a minimum street
frontage width of ninety (90) feet.
(Added by Ord. 490.197 adopted 3-31-80)
2. Depth
All lots shall have a minimum depth of one hundred seventy (170)
feet.
C. POPULATION DENSITY
The provisions of Section 821.1 and 821.2 shall apply.
(Amended by Ord. 490.163 adopted 11-14-78)
ER-A" District 129 Section 821.5-C
PAGE 152 Show Image
D. BUILDING HEIGHT
1. No main building or structure erected in this District shall have a
height greater than two and one-half (2-1/2) stories, not to exceed
thirty-five (35) feet.
2. No accessory building erected in this District shall have a height
greater than one (1) story, not to exceed twelve (12) feet, to plate
height.
3. Exceptions:
All buildings hereafter designed or erected and existing buildings
which may be reconstructed, altered, moved, or enlarged, shall
comply with the height regulations of the District in which they may
be located, with the following exceptions:
a. Roof Structures
Roof structures for the housing of elevators, stairways, tanks,
ventilating fans or similar equipment required to operate and
maintain the building, and fire or parapet walls, skylights,
towers, church steeples, roof signs, flagpoles, chimneys,
smokestacks, silos, water tanks or wireless masts or similar
structures, when approved by the Commission, may be erected
above the height limits herein prescribed, provided that the
same may be safely erected and maintained at such height in view
of the surrounding conditions and circumstances, but no roof
structures, or any space above the height limit shall be allowed
for the purpose of providing additional living or floor space.
b. Hillside Lots
On lots located downhill from the street having a twenty-five
(25) percent or greater grade measured in the general direction
of the side lot lines, an additional story may be constructed on
the main building, provided that the lowest story shall be not
more than two (2) feet above the curb level measured at the
center of the lot frontage.
E. YARDS
1. General Yard Requirements
a. All required yards shall extend the full width or depth of the
lot and shall be open from the ground to the sky, except as
hereinafter provided.
(Amended by Ord. 490.169 re-adopted 4-24-79)
"R-A'8 District 130 Section 821.5-E
PAGE 153 Show Image
b. Aggregate areas for accessory buj1djng~ permitted in required yards
on any one lot shall not exceed five hundred (500) square feet except
that additional area may be approved subject to the Director Review
and Approval Procedures of Section 872.
(Added by Ord. 490.169 re-adopted 4-24-79)
c. No main buildin9 shall be erected within fifty (50) feet of the
right-of-way of any railroad line or freeway.
d. Swimming Pools
(1) Swimming pools shall not be located in any required front yard
or side yard and its projection to the rear property line when
abutting a street.
(2) Swimming pools shall not be located within five (5) feet of any
required front yard setback or within five (5) feet of any
requireci side yard setback and its projection to the rear
property line when abutting a street.
(3) Swimming pools may be located in any required interior side yard
and rear yard provided a space of not less than five (5) feet is
maintained from the side and rear property lines.
e. Garages or carports shall be located not less than twenty (20) feet
from any street frontage where the garage door or carport opening
faces the street. Where yard requirements pose a greater setback,
such setback shall apply.
2. Front Yard
a. Each lot shall have a front yard of not less than thirty-five (35)
feet extending across the full width of the lot except for special
conditions treated below. Where a front yard is proposed to be more
than fifty (50) feet, a Site Plan Review shall be required as
provided for in Section 874.
b. Cul-de-sac lots shall have a front yard of not less than twenty-five
(25) feet.
c. Partially Build-up Blocks
Where lots comprising fifty (50) percent or more of the block
frontage are developed with a front yard either greater or lesser in
depth than that prescribed' herein, the average of such existing front
yards shall establish the front yard for the remaining lots in the
block frontage. However, a front yard determined in this way shall
not be less than twenty (20) feet. Existing front yards of more than
fifty (50) feet shall be counted as fifty (50) feet in calculating
the average.
11R-A" District 131 Section 821.5-E
PAGE 154 Show Image
d. Neighborhood Unit Plans
Where an entire block frontage is designed and developed as a unit,
the minimum front yard requirements may be varied by not more than
five (5) feet in either direction provided that the average front
yard for the entire frontage is not less than than required in the
District.
e. Access from Highways
Each Jot with vehicular access from a major or secondary highway as
shown on the Circulation Element of the General Plan shall have a
front yard of not less than sixty (60) feet, extending across the
full width of the lot except for the special conditions set forth
above, and Site Plan Review shall only be required if the depth of
the front yard exceeds seventyfive (75) feet.
(Amended by Ord. 490.169 re-adopted 4-24-79)
3. Side Yard
a. Each lot shall have a side yard on each side of not less than fifteen
(15) feet except for special conditions treated below.
b. Corner Lots
On corner lots, unless otherwise specified in this Division, the side
yard abutting the street shall be not less than twenty-five (25) feet
in width.
c. Reversed Corner Lots
On a reversed corner lot, the side yard abutting the street shall be
not less than twenty-five (25) feet.
(Amended by Ord. 490. 169 re-adopted 4-24-79)
d. Accessory Buildings in Side Yard
(1) Any accessory building located less than one-hundred (100) feet
from the front property line shall have the same minimum side
yard as that required for the main building, regardless of
whether or not said accessory building is attached to the main
building.
(2) An accessory building may be located on a side property line
when said building is located one hundred (100) feet or more
from the front property line, except that no structure shall be
permitted in a required yard which abuts a street.
(Amended by Ord. 490.169 re-adopted 4-24-79)
"R-A" District 132 Section 821.5-E
PAGE 155 Show Image
(3) An accessory buildin9 having an opening on an alley shall be
located not less than twentyfive (25) feet from the opposite
side of the alley; provided, however, that no such accessory
building shall be located less than five (5) feet from the
property line.
(4) Any accessory building permitted on a side property line shall
have provisions for all roof drainage to be taken care of on the
subject lot.
e. Main Building Abutting Alley
When siding on an existing alley, a main building shall be located
not less than thirty (30) feet from the opposite side of the alley.
4. Rear Yard
a. Each lot shall have a rear yard of not less than twenty (20) feet.
For exceptions for the main building, the General Conditions, Section
855-E.4 shall apply.
(Deletion: Sec. E.3.d(4) by Ord. 490.169.re-adopted 42479)
b. Accessory Buildings
Non-residential accessory buildings may be permitted in a required
rear yard except that portion which is an extension of a required
street side yard, in accordance with Section 855-N and as follows:
(Amended by Ord. 490.169 re-adopted 4-24-79)
(1) Any accessory builoing may be located on the rear property line
when said building is not abutting an existing alley and is not
located on an easement, except that the required setback for
accessory structures on reverse corner lots shall be not less
than the required side yard for the District.
(Amended by Ord. 490.169 re-adopted 4-24-79)
(2) An accessory building having an opening on an alley shall be
located not less than the twenty-five (25) feet from the
opposite side of the alley or not less than five (5) feet from
the property line.
(3) Any accessory building permitted on a rear property line shall
have provisions for all roof drainage to be taken care of on the
subject lot.
"k-A" District 133 Section 821.5-E
PAGE 156 Show Image
(4) Where any building or structure, except swimming or wading
pools, occupies space in a required rear yard, the amount of
space so occupied shall be provided elsewhere on the lot,
exclusive of required yard areas. Said substitute space shall
have minimum dimensions of eight (8) feet by eight (8) feet.
5. Exceptions: Permitted Projections into Required Yards
a. Cornices, eaves, belt courses, sills, fireplace chimneys and other
similar architectural features may extend or project into a required
side yard not more than five (5) inches for one (1) foot of the width
of such required side yard and may extend or project into a front or
rear yard not more than thirty (30) inches.
b. Uncovered, unenclosed porches, platforms or landing places which do
not extend above the level of the first floor of the building may
extend into any front yard a distance of not more than six (6) feet,
and such features may not extend into a court more than twenty (20)
percent of the width of said court and in no case more than six (6)
feet, and may extend into any side or rear yard not more than three
(3) feet. An open work railing may be installed or constructed on
any such porch, platform or landing place provided it does not exceed
thirty-six (36) inches in height.
c. Open, unenclosed stairways or balconies not covered by a roof or
canopy may extend or project into a required front yard not more than
thirty (30) inches.
F. SPACE BETWEEN BUILDINGS
The minimum distance between buildings shall be as follows:
1. Accessory buildings shall b a minimum of six (6) feet from the main
building. Accessory buildings connected to the main building by a
breezeway roof shall also maintain a minimum six (6) foot separation.
2. Where an accessory building is used for garage purposes and where said
garage is located within the area defined by the projection of the side
lines of any main building, and where vehicular access to said garage
faces any main building and falls entirely or in part, within said area,
the garage shall be not less than twenty-five (25) feet from the main
building.
3. All structures housing livestock and poultry shall be located a minimum of
forty (40) feet from all buildings used for human habitation, twenty-five
(25) feet from side and rear property lines, and one hundred (100) feet
from front property lines. However, this shall not apply to the pasturing
of animals in the above mentioned setbacks.
(Amended by Ord. T-254 adopted 4-27-81)
11k-A'9 District 134 Section 821.5-F
PAGE 157 Show Image
G. LOT COVERAGE
aximum lot coverage by buildings and structures shall not exceed thirty (30)
percent of the total lot area.
H. FENCES, HEDGES AND WALLS
This Section is intended to provide for the regulation of the height and
location of fences, hedges and walls for the purpose of providing for light,
air and privacy, and safeguarding the public welfare by preventing visual
obstructions at street and highway intersections.
1. Corner Cut-Off Area
The following regulations shall apply to all intersections of streets,
alleys, or private driveways in order to provide adequate visibility for
vehicular traffic. There shall be no visual obstruction within the
cut-off areas established herein.
a. There shall be a corner cut-off area at all intersecting streets or
highways. The cut-off line shall be in a horizontal plane, making an
angle of forty-five (45) degrees with the side, front or rear
property line as the case may be. It shall pass through the points
located on both the side and front (or rear) property lines at a
distance of thirty (30) feet from the intersection of lines at the
corner of a street, alley or highway.
b. There shall be a corner cut-off area on each side of any private
driveway intersecting a street or alley. The cut-off lines shall be
in a horizontal plane, making an angle of forty-five (45) degrees
with the side, front, or rear property line, as the case may be.
They shall pass through a point not less than ten (10) feet from the
edges of the driveway where it intersects the street or alley
right-of-way.
c. There shall be a corner cut-off area on each side of any alley
intersecting a street or alley. The cut-off lines shall be in a
horizontal plane, making an angle of forty-five (45) degrees with the
side, front or rear property line as the case may be. They shall
pass through a point not less than ten (10) feet from the edges of
the alley where it intersects the street or alley right-of-way.
d. Where, due to an irregular lot shape, a line at a forty-five (45)
degree angle does not provide for intersection visibility, said
corner cut-off shall be defined by a line drawn from a point on the
front (or rear) property line that is not less than thirty (30) feet
from the intersection of the side and front (or rear) property lines
and through a point on the side property line that is not less than
thirty (30) feet from said intersection of the side and front (or
rear) property lines.
uR~A5I District 135 Section 821.5-H
PAGE 158 Show Image
2. Swimming Pools
The provisions of Section 855H.2 shall apply.
(Added by Ord. 490.123 adopted 12-7-76)
3. Permitted Fences, Hedges and Walls
a. Fences, hedges and walls, not greater than six (6) feet in height,
shall be permitted on or within all rear and side property lines on
interior lots and on or to the rear of all front yard setback lines.
b. No fence, wall or hedge over three (3) feet in height shall be
permitted in any required front yard, or in the required side yard on
the street side of a reversed corner lot, except on parcels of five
(5) acres or more.
c. Fences or structures over six (6) feet in height to enclose tennis
courts or other game areas shall be permitted to the rear of the
required front yard subject to Director Review and Approval. The
review shall include consideration of the effect of mass, noise, and
lighting upon surrounding residences.
I. OFF-STREET PARKING
The following provisions `shall apply, subject to the General Conditions,
Section 855-I.
1. For Residential Uses
There shall be at least one (1) parking space for every dwelling unit.
These spaces shall be on the same lot with the main building which they
are intended to serve and located to the rear of the required front yard,
except for hillside lots.
2. For Uses Permitted by Conditional Use Permit
The provisions of Section 855-I shall apply for off-street parking
requ i rement ~.
J. ACCESS
1. There shall be vehicular access from a dedicated and improved street or
alley or recognized private road to off-street parking facilities on the
property requiring off-street parking.
2. There shall be pedestrian access from a dedicated and improved street,
alley or recognized private road to property used for residential purposes.
"R-A" District 136 Section 821.5-3
PAGE 159 Show Image
3. There shall be an adequate turning area on lots facing on and having
access to streets shown on the Circulation Element of the General Plan to
permit motor vehicles to head into the street.
(Amended by Ord. 490.169 adopted 3-5-79)
4. If vehicular access is by way of a driveway parallel with a side lot line,
there shall be an accessway of not less than ten (10) feet from the street
or alley to the building site, said way to be for both pedestrian and
vehicular access.
K. OUTDOOR ADVERTJSJNG
Signs and other commercial advertising shall be permitted in this District only
as herein provided.
1. Name Plates
Name plates shall be' permitted subject to the following conditions:
a. Name plates shall not exceed two (2) square feet in area.
b. Name plates shall display only the:
(1) Name of the premises upon which it is displayed,
(2) Name of the owner or lessee of said premises,
(3) Address of said premises, and
(4) Nature of the home occupation engaged in on said premises.
2. "For Rent" and `1For Sale" Signs
"For Rent" and "For Sale" signs shall be permitted.
3. Subdivision Signs - On Site
a. Temporary real estate signs advertising real property which has been
subdivided for purposes of sale or lease shall be permitted, subject
to the following conditions:
(1) The construction of any sign shall be in strict compliance with
the provisions of this Division and all other laws of the County.
(2) The sign shall remain only as long as some portion of the
property advertised for sale remains unsold, or for a period of
tw6 (2) years from the recordation of the Final Map whichever
period is shorter. Subject to Director Review and Approval,
said time may be extended for one (1) year. Not more than two
(2) such extensions may be granted.
"R-A" District 137 Section 821.5-K
PAGE 160 Show Image
(3) The signs shall be located on the premises which they advertise.
(4) No sign shall exceed four hundred eighty (480) square feet in
area.
(5) Not more than two (2) such signs per subdivision shall be
permitted in any subdivision under forty (40) acres in size. In
subdivisions involving more than forty (40) acres, one (1)
additional sign shall be permitted for each additional twenty
(20) acres.
b. Identification signs containing the tract name are permitted,
provided there shall be no more than one (1) such sign for each three
(3) lots. Said sign shall not exceed four (4) square feet in area.
c. Signs are permitted on the same lot with a model home provided they
do not exceed four (4) in number and ten (10) square feet each in
area. Said signs shall be removed after the developer concludes the
initial sale of the lots or homes to their initial owners.
4. Off-Site Subdivision Signs Temporary Real Estate Signs
Temporary real estate directional signs, subject to Conditional Use
Permit, directing prospective purchasers to a subdivision ha~ng lots or
houses for sale may be erected and maintained provided said signs do not
adversely affect the use or appearance of existing buildings or land-
scaping and do not create hazardous traffic conditions. Such signs will
be subject to the following standards:
a. The sign shall not exceed one hundred sixty (160) square feet in area.
b. The sign shall be set back not less than eight (8) feet from the
front property line.
c. The sign shall be not less than six (6) nor more than eighteen (18)
feet above the crown of the nearest adjacent road or the higher of
the two crowns of two adjacent roads.
5. Temporary Off-Site Open House Signs
Temporary open house signs shall be permitted for a period of forty-eight
(48) hours provided that the sign shall be limited to a double-faced sign
not more than two (2) by three (3) feet in size.
I£R~AH District 138 Section 821 .5-K
PAGE 161 Show Image
6. Signs for institutional uses includin9 churches, hospitals, rest homes,
private clubs and similar uses shall be permitted subject to the
provisions of Section 855-K.
7. Off-site directional signs for major recreational uses, hospitals and
colleges permitted under Section 821.2 shall be subject to the provisions
of Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
`1R-A" District 139 Section 821.5-K
PAGE 162 Show Image
PAGE 163 Show Image
SECTION 822
"R-1-A" AND IIR~1~AHu SINGLE FAMILY RESIDENTIAL DISTRICTS
The "R-1-A" and "k-i-AH" Districts are intended to provide for the (1evelopment of
single family residential homes at urban standards on lots not less than twenty
thousand (20,000) square feet in area, not more than one (1) ciwelliny unit
permitted on any lot.
(Amended by Ord. 490.45 adopted 7-9-68)
SECTION 822.1 - USES PERMITTED
The following uses shall be permitted in the "R-l-A" and "R-l-AH" Districts. All
uses shall be subject to the Property Development Stanciar~s in Section 822.5
(Amended by Ord. 490.174 re-adopted 5-8-79)
A. One family dwelling unit, not more than one (1) dwelling per lot.
B. Accessory buildings, including garage.
C. Private greenhouses an~ horticultural collections, flower and vegetable gardens.
D. Orchards, vineyards, pasture crops, hay crops and row crops.
E. Poultry raising (limited to hens only) rabbits or similar small furbearin9
animals not to exceeci twenty-four (24) of any kind or combination thereof for
domestic purposes only.
F. Horses may be maintained for personal use in the "R-l-AH11 District upon an area
not less than twenty thousand (20,000) square feet in area in a number not to
exceed two (2) animals, with their off-spring less than one (1) year of age.
An additional horse may be permitted for each additional twenty thousand
(20,000) square feet of lot area, provided that the total number shall not in
any case, exceed four (4) horses.
(Amended by Ord. 490.46 adopted 8-31-68)
G. Storage of petroleum products only for use of the occupants of the premises,
but not for resale or distribution.
H. Home Occupations, Class I, subject to the provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
I. Signs, subject to the provisions of Section 822.5-K.
3. House trailer parking, subject to the provisions of Section 855-1.1.
"R-l-A" and "R-l-AH" Districts 141 Section 822
PAGE 164 Show Image
Ke Temporary tract offices and modes homes, in the tract being aevelopeci.
(Added by Ord. 490.39 adopted 1Z-5-67)
L. Day nursery small.
(Amended by Ord. 490.188 aclopted 10-29-79)
The following uses shall be permitted subject to review and approval as provioed
for in Section 872.
A. Day nursery large.
(Amended by Ord. 490.188 adopted 10-29-79)
B. Microwave relay structures.
C. Public moderate intensity parks and playgrounds.
(Amended by Ord. 490.175 re-adopted 5-29-79)
D. Public schools.
E. Sales of agricultural products produced upon the property.
F. Temporary construction materials storage yarns in the tract being aeveloped.
G. Temporary or permanent telephone booths.
H. Water pump stations.
I. Home Occupations, Class II, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
3. Off-site directional signs for major recreational uses, hospitals and colle9es
subject to the criteria set forth in Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
K. Swimming lessons - small group, subject to the provisions of Section 855-N.
L. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
"R-l-A38 and "R-1-AH'8 Districts 142 section 822.2-L
PAGE 165 Show Image
M. Second dwelling units, not more than one per lot, subject to the provisions of
Section 855-N.
(~ded by Ord. T-269 adopted 5-24-83)
N. Single mobile home occupancy, subject to the provisions of Section 856.
(Added by Ord. T-031-271 adopted 12-1-87)
0. Yard setback reduction for energy conservation purposes on single lots, subject
to the provisions of Section 855-N.
(added by Ord. T-266 adopted 9-6-83)
SECTION 822.3 - USES PERMITTED SUBJECT TU CONDITIONAL USE PEHMlT
The following uses shall be permitted subject to Conditional Use Permit as pruvioeu
for in Section 873.
A. Churches and parochial schools.
B. Country clubs and golf courses.
C. Day nursery institutional.
(Amended by Ord. 490.188 adopted 10-29-79)
D. Private schools.
E. Public libraries.
F. Subdivision signs (off-site) subject to the conciitions of Section 822.5-K.4.
G. Electric distribution substations.
H. Swimming lessons - large group, subject to the provisions of Section 855-N.
I. Public, high intensity parks.
(Added by Ord. 490.175 readopted 5-29-79)
3. Yard setback reduction or lot dimension modifications for energy conservation
purposes on multiple lots, subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
K. Private roads, as specified in the Fresno County Improvement Standards and the
provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
vIR~l~AIY and `1R-l-AH" Districts 143 Section 822.3-K
PAGE 166 Show Image
SECTION 822.4 USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "R-l-A" and "R-l-AH" Districts.
~e Multiple family residential uses, except as permitted by Section 822.2.
B. Commercial uses.
C. Industrial uses.
D. Agricultural uses not specificaly listed as permitted.
E. Advertising structures.
(amended by Ord. 490.45 adopted 7-9-68)
SECTION 822 . 5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all lands and structures in the R-l-A and R-l-AH Districts.
A. LOT AREA
Each lot shall have a minimum net area of twenty thousand (20,000) square
feet. A nonconforming lot of record under separate ownership at the time it
became nonconforming may be used for or occupied by any use permitted in this
District.
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots not existiny may not be reduced below these standards. Each dimension
is minimum only. One or `~oth shall be increased to attain the minimum lot area
required .
1. Width
a. Interior lots shall have a minimum width of one hundred ten (110)
feet.
b. Corner lots shall have a minimum width of one hundred ten (110) feet.
c. Reversed corner lots shall have a minimum width of one hundred ten
(110) feet.
d. Lots siding on freeways or railroad rights-of-way shall have a
minimum width of one hundred thirty (130) feet.
e. Curve lots and cul-de-sac lots shall have a minimum street frontage
width of eight (80) feet.
"R-l-A" and "R-l-AH" Districts 144 Section 822.5-B
PAGE 167 Show Image
2. Oepth
a. Lots facing on local streets shall have a minimum depth of one
hundred thirty (130) feet.
b. Lots facing on streets shown on the Circulation Element of the
General Plan shall have a minimum depth of one hundred thirty (130)
feet.
c. Lots backing on freeways or railroad rights of way shall have a
minimum depth of one hundred fifty (150) feet.
C. POPULATION DENSITY
The provisions of Section 822.1 and 822.2 shall apply.
D. BUILDING HEIGHT
1. No main building or structure erected in this District shall have a height
greater than two and one-half (2 1/2) stories, not to exceed thirtyfive
(35) feet.
2. No accessory building erected in this District shall have a height greater
than one (1) story, not to exceed twelve (12) feet, to p)ate height.
3. Exceptions:
All buildings hereafter designed or erected and existing buildings which
may be reconstructed, altered, moved, or enlarged, shall comply with the
height regulations of the District in which they may be located, with the
following exceptions:
a. Roof Structures
Roof structures for the housing of elevators, stairways, tanks,
ventilating fans or similar equipment required to operate and
maintain the building, and fire or parapet walls, skylights, towers,
church steeples, roof signs, flagpoles, chimneys, smokestacks, silos,
water tanks or wireless masts or similar structures, when approved by
the Commission, may be erected above the height limits herein
prescribed; provided that the same may be safely erected and main-
tamed at such height in view of the surrounding conditions and
circumstances, but no roof structures, or any space above the height
limit shall be allowed for the purpose of providing additional living
or floor space.
b. Hillside Lots
On lots located downhill from the street having a twenty-five (25)
percent or greater grade measured in the general direction of the
side lot lines, an additional story may be constructed on the main
building, provided that the ceiling of the lowest story shall be not
more than two (2) feet above the curb level measured at the center of
the lot frontage.
"R-l-A'~ and `8R-l-AH' Districts 145 Section 822.5-D
PAGE 168 Show Image
E. YARDS
~. General Yard Requirements
a. A~1 required yards shall be extended the full width or depth of the
lot and shall be open from the ground to the sky, except as herein-
after provided.
(Amended by Ord. 490.169 re-adopted 4-24-79)
b. Aggregate area of accessory buildings permitted in required yards on
any one lot shall not exceed five hundred (500) square feet except
that additional area may be approved subject to Director Review and
Approval Procedure of Section 872.
(Added by Ord. 490.169 re-adopted 4-24-79)
c. No main building shall be erected within fifty (50) feet of the
right-of-way of any railroad or freeway.
d. Swimming Pools
(1) Swimming pools shall not be located in any required front yard
or side yard and its projection to the rear property line when
abutting a street.
(2) Swimming pools shall not be located within five (5) feet of any
required front yard setback or within five (5) feet of any
required side yard setback and its projection to the rear
property line when abutting a street.
(3) Swimming pools may be located in any required interior side yard
and rear yard provided a space of not less than five (5) feet is
maintained from the side and rear property lines.
(For swimming pool enclosure requirements see "Fences, Hedges, and
Walls.88 Section 855-H.2).
e. Garages or carports shall be located not less than twenty (20) feet
from any street frontage where the garage door or carport opening
faces the street. Where yard requirements pose a greater setback,
such setback shall apply.
2. Front Yard
a. Each lot shall have a front yard of not less than thirty-five (35)
feet extending across the full width of the lot except for special
conditions treated below. Where a front yard is proposed to be more
than fifty (50) feet, a Site Plan Review shall be required as
provided for in Section 874.
`8R-l-A" and ~ Districts 146 Section 822.5-E
PAGE 169 Show Image
b. Curve lots and cul-de-sac lots shall have a front yard of not less
than twentyfive (25) feet.
C. Hillside Lots
Any lot having a grade of more than twentyfive (25) percent from the
curb line to a point midway between the side lot lines at a distance
of fifty (50) feet from the front lot line may have a front yard
which is not less than fifty (50) percent of the depth required for a
front yard in the district in which said lot is located. A private
garage or carport may be erected in said front yard provided said
garage or carport:
(1) Is located not less than five (5) feet from the front line, and
(2) Shall have no doorways or other openings equipped in such a
manner that when open or being opened will project beyond said
front lot line.
d. Partially Built-up Blocks
Where lots comprising fifty (50) percent or more of the block
frontage are developed with a front yard either greater or lesser in
depth than that prescribed herein, the average of such existing front
yards shall establish the front yards for the remaining lots in the
block frontage. However, a front yard determined in this way shall
be not less than twenty (20) feet. Existing front yards of more than
fifty (50) feet shall be counted as fifty (50) feet in calculating
the average.
e. Neighborhood Unit Plans
Where an entire block frontage is designed and developed as a unit,
the minimum front yard requirements may be varied by not more than
five (5) feet in either direction provided that the average front
yard for the entire frontage is not less than that required in the
District.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than ten
(10) feet except for special conditions treated below.
b. Hillside Lots
In hillside areas where all the following conditions exist:
(1) The top of the slope is at the property line between adjoining
lots held under separate ownerships;
"R-l-A" and `8R-l-AH" Districts 147 Section 822.5-E
PAGE 170 Show Image
(2) The difference in vertical elevation between the top and the toe
of the slope is six (6) feet or more; and
(3) The grade of the slope between the property line and the top of
said slope is two (2) feet horizontal to one (1) foot vertical
(2:1) or greater;
(4) The minimum distance from the toe or top of the slope to a main
building shall be not less than five (5) feet. On the lower
lot, this distance shall be increased one (1) foot for every
additional one (1) foot of height above six (6) feet.
c. Corner Lots
On corner lots, unless otherwise specified in this Division, the side
yard abutting the street shall be not less than twenty-five (25) feet
in width.
d. Reversed Corner Lots
On a reversed corner lot, the side yard abutting the street shall be
not less than twenty-five (25) feet.
(Amended by Ord. 490.169 re-adopted 4-2479)
e. Accessory Buildings in Side Yard
(1) Any accessory building located less than eighty-five (85) feet
from the front property line shall have the same minimum side
yard as that required for the main building, regardless of
whether or not said accessory building is attached to the main
building.
(2) An accessory building may be located on a side property line
when said building is located eighty-five (85) feet or more from
the front property line, except that no structure shall be
permitted in a required yard which abuts a street.
(Amended by Ord. 490.169 readopted 4-24-79)
(3) An accessory building having an opening on an alley shall be
located not less than twenty-five (25) feet from the opposite
side of the alley; provided, however, that no such accessory
building shall be located less than five (5) feet from the
property line.
(4) Any accessory building permitted on a side property line shall
have provisions for all roof drainage to be taken care of on the
subject lot.
88R-l-A" and I8R~l~AH:8 Districts 148 Section 822.5-E
PAGE 171 Show Image
fe Main Building Abutting Alley
When siding on an existing alley, a main building shall be located
not less than thirty (30) feet from the opposite side of the alley.
4. Rear Yard
a. Each lot shall have a rear yard of not less than twenty (20) feet.
For exceptions for the main building, the General Conditions, Section
855E.4 shall apply.
b. Hillside Lots
In hillside areas where all the following conditions occur:
(1) Where the top of the slope is a property line between adjoining
lots held under separate ownerships;
(2) Where the difference in vertical elevation between the top and
the toe of the slope is six (6) feet or more; and
(3) Where the grade of the slope between the property line and the
toe of said slope is two (2) feet horizontal to one (1) foot
vertical (2:1) or greater;
(4) The minimum distance from the toe or top of the slope to any
main building on said lot shall be not less than fifteen (15)
feet and said distance on the lower lot shall be increased by
one (1) foot for every additional one (1) foot of height above
six (6) feet.
c. Accessory Buildings
Non-residential accessory buildings may be permitted in a required
rear yard, except that portion which is an extension of a required
street side yard, in accordance with Section 855-N and as follows:
(Amended by Ord. 490.169 re-adopted 4-24-79)
(1) Any accessory building may be located on the rear property line
when said building is not abutting an existing alley and is not
located on an easement, except that the required setback for
accessory structures on reversed corner lots shall be not less
than the required side yard for the District.
(Amended by Ord. 490.169 re-adopted 4-24-79)
(2) An accessory building having an opening on an alley shall be
located not less than the twenty-five (25) feet from the
opposite side of the alley, or not less than five (5) feet from
the property line.
"R-l-A" and "R-l-AH" Districts 149 Section 822.5-E
PAGE 172 Show Image
(3) Any accessory building permitted on a rear property line shall
have provisions for all roof drainage to be taken care of on the
subject lot.
(4) Where any building or structure, except swimming or wading
pools, occupies space in a required rear yard, the amount of
space so occupied shall be provided elsewhere on the lot,
exclusive of required yard areas. Said substitute space shall
have minimum dimensions of eight (8) feet by eight (8) feet.
5. Exceptions: Permitted Projections Into Required Yards
a. Cornices, eaves, belt courses, sills, fireplace chimneys and other
similar architectural features may extend or project into a required
side yard not more than five (5) inches for one (1) foot of the width
of such required side yard and may extend or project into a required
front or rear yard not more than thirty (30) inches.
b. Uncovered, unenclosed porches, platforms or landing places which do
not extend above the level of the first floor of the building may
extend into any front yard a distance of not more than six (6) feet,
and such features may not extend into a court more than twenty (20)
percent of the width of said court and in no case more than six (6)
feet, and may extend into any side or rear yard not more than three
(3) feet. An open work railing may be installed or constructed on
any such porch, platform or landing place provided it does not exceed
thirty-six (36) inches in height.
c. Open, unenclosed stairways or balconies not covered by a roof or
canopy may extend or project into a required front yard not more than
thirty (30) inches.
F. SPACE BETWEEN BUILDINGS
The minimum distance between buildings shall be as follows:
1. Accessory buildings shall be a minimum of six (6) feet from the main
building. Accessory buildings connected to the main building by a
breezeway roof shall also maintain a minimum six (6) foot separation.
2. Where an accessory building is used for garage purposes and where said
garage is located within the area defined by the projection of the side
lines of any main building, and where vehicular access to said garage
faces any main building and falls entirely or in part, within said area,
the garage shall be not less than twenty-five (25) feet from the main
building.
3. All structures housing livestock and poultry shall be located a minimum of
forty (40) feet from all buildings used for human habitation, twenty-five
(25) feet from side and rear property lines, and one hundred (100) feet
from front property lines. (For through lots, both frontages shall be
considered front property lines.) However, horses may be pastured upon
irrigated pasture in the above mentioned side and rear yards.
(Amended by Ord. T-254 adopted 4-27-81)
"R-l-A" and "R-l-AH88 Districts 150 Section 822.5-F
PAGE 173 Show Image
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed thirty (30)
percent of the total lot area.
H. FENCES, HEDGES ANO WALLS
This section is intended to provide for the regulation of the height and
location of fences, hedges and walls for the purpose of providing for light,
air and privacy, and safeguarding the public welfare by preventing visual
obstructions at street and highway intersections.
1. Required Fences and Walls
a. Where lots are one (1) acre or less, a fence or wall not less than
five (5) feet nor greater than six (6) feet in height shall be
constructed at the tops of all slopes when all of the following
conditions apply:
(1) Where the top of the slope is a property line between adjoining
lots held under separate ownerships,
(2) Where the difference in vertical elevation between the top and
the toe of the slope is six (6) feet or more, ~nd
(3) Where the grade of the slope between the property line and the
toe of said slope is two (2) feet horizontal to one (1) foot
vertical (Z:l) or greater.
b. Swimming Pools
The provisions of Section 855-H-2 shall apply.
(Amended by Ord. 490.123 adopted 12-776)
2. Corner Cut-Off Area
The following regulations shall apply to all intersections of streets,
alleys, and private driveways in order to provide adequate visibility for
vehicular traffic. There shall be no visual obstruction within the
cut-off areas established herein.
a. There shall be a corner cut-off area at all intersecting and
intercepting streets or highways. The cut-off line shall be in a
horizontal plane, making an angle of forty-five (45) degrees with the
side, front or rear property line, as the case may be. It shall pass
through the points located on both the side and front (or rear)
property lines at a distance of thirty (30) feet from the inter-
section of such lines at the corner of a street or highway.
"R-l-A" and uR~l~AHIa Districts 151 Section 822.5-H
PAGE 174 Show Image
b. There shall be a corner cut-off area on each side of any private
driveway intersecting a street or alley. The cut-off lines shall be
in a horizontal plane, making an angle of forty-five (45) degrees
with the side, front, or rear property line, as the case may be.
They shall pass through a point not less than ten (10) feet from the
edges of the driveway where it intersects the street or alley
right-of-way.
c. There shall be a corner cut-off area on each side of any alley
intersecting a street or alley. The cut-off lines shall be in a
horizontal plane, making an angle of forty-five (45) degrees with the
side, front or rear property line as the case may be. They shall
pass through a point not less than ten (10) feet from the edges of
the alley where it intersects the street or alley right-of-way.
d. Where, due to an irregular lot shape, a line at a forty-five (45)
degree angle does not provide for intersection visibility, said
corner cut-off shall be defined by a line drawn from a point on the
front (or rear) property line that is not less than thirty (30) feet
from the intersection of the side and front (or rear) property lines
and through a point on the side property line that is not less than
thirty (30) feet from said intersection of the side and front (or
rear) property lines.
3. Permitted Fences, Hedges and Walls
a. Fences, hedges and wails, not greater than six (6) feet in height,
shall be permitted on or within all rear and side property lines on
interior lots and on or to the rear of all front yard setback lines.
b. No fence, wall or hedge over three (3) feet in height shall be
permitted in any required front yard, or in the required side yard on
the street side of a reversed corner lot.
c. Fences or structures over six (6) feet in height to enclose tennis
courts or other game areas shall be permitted to the rear of the
required front yard subject to Director Review and Approval. The
review shall include consideration of the effects of mass, noise, and
lighting upon surrounding residences.
(Amended by Ord. 490.187 adopted 9-24-79)
I. OFF-STREET PARKING
The following provisions shall apply, subject to the General Conditions,
Section 855-I.
88R-l-A88 and uR~l~AHII Districts 152 Section 822.5-I
PAGE 175 Show Image
1. For Residential Uses
a. There shall be at least one (1) parking space in a garage or carport
for every dwelling unit. These spaces shall be on the same lot with
the main building which they are intended to serve and located to the
rear of the required front yard, except for hillside lots.
b. Hillside Lots
On a lot having a grade of more than twenty-five (25) percent
(measured from the curb line to a point midway between the side lot
lines at a distance of fifty (50) feet from the front lot line), a
private garage or carport may be erected in the front yard provided
it is located not less than five (5) feet from the front lot line and
further provided it shall have no doors or other openings equipped in
such a manner that when open or being opened they will project beyond
said front lot line.
2. For Uses Permitted by Conditional Use Permit
The provisions of Section 855-I shall apply for off-street parking
requirements.
J. ACCESS
1. There shall be vehicular access from a dedicated and improved street,
recognized private road or alley to off-street parking facilities on the
property requiring off-street parking.
2. There shall be pedestrian access from a dedicated and improved street or
recognized private road to property used for residenttal purposes.
3. There shall be an adequate turning area on lots facing on and having
access to major and secondary streets shown on the Circulation Element of
the General Plan to permit motor vehicles to head into the street.
(Amended by Ord. 490.169 adopted 3-5-79)
4. If vehicular access is by way of a driveway parallel with a side lot line,
there shall be an accessway of ten (10) feet from the street or alley to
the building site, said way to be for both pedestrian and vehicular access.
K. OUTDOOR ADVERTISING
Signs and other commercial advertising shall be permitted in this District only
as herein provided.
1. Name Plates
Name plates shall be permitted subject to the following conditions:
a. Name plates shall not exceed two (2) square feet in area.
"R-l-A" and `8R-l-AH" Districts 153 Section 822.5-K
PAGE 176 Show Image
b. Name plates shall display only the:
(1) Name of the premises upon which it is displayed.
(2) Name of the owner or lessee of said premises.
(3) Address of said premises.
(4) Nature of the home occupation engaged in on said premises.
(Amended by Ord. 490.169 adopted 3-5-79)
2. "For Rent'8 and `For Sale88 Signs
"For Rent" and ~`For Sale'8 signs shall be permitted. Not more than two (2)
such signs, not exceeding a total of six (6) square feet in area, shall be
permitted on any lot or parcel.
(Added by Ord. 490.32 adopted 12-13-66; amended by Ord. 490.45 adopted
7-9-68)
3. Subdivision Signs - On Site
a. Temporary real estate signs advertising real property which has been
subdivided for purposes of sale or lease shall be permitted, subject
to the following conditions:
(1) The construction of any sign shall be in strict compliance with
the provisions of this Division and all other laws of the County.
(2) The sign shall remain only as long as some portion of the
property advertised for sale remains unsold, or for a period of
two (2) years whichever period is shorter. Subject to Director
Review and Approval, said time may be extended for one (1)
year. Not more than two (2) such extensions may be granted.
(3) The signs shall be located on the premises which they advertise.
(4) No sign shall exceed four hundred eighty (480) square feet in
area.
(5) Not more than two (2) such signs shall be permitted in any
subdivision under forty (40) acres in size. In subdivisions
involving more than forty (40) acres, one (1) additional sign
shall be permitted for each additional twenty (20) acres.
b. Identification signs containing the tract name are permitted,
provided there shall be no more than one (1) such sign for each three
(3) lots. Said signs shall not exceed four (4) square feet in area.
"R-l-A'8 and "R-l-AH" Districts 154 Section 822.5-K
PAGE 177 Show Image
C. Signs are permitted on the same Jot with a model home provided they
do not exceed four (4) in number and ten (10) square feet each in
areae Said signs shall be removed after the developer concludes the
initial sales of the lots or homes to their initial owners.
(Amended by Ord. 490.169 adopted 3-5-79)
4. Off-Site Subdivision Signs - Temporary Real Estate Directional Signs
Temporary real estate directional signs, subject to Conditional Use
Permit, directing prospective purchasers to a subdivision having lots or
houses for sale may be erected and maintained provided said signs do not
create hazardous traffic conditions. Such signs shall be subject to the
following standards:
a. The sign shall not exceed one hundred sixty (160) square feet in area.
b. The sign shall be set back not less than eight (8) feet from the
front property line.
c. The sign shall be not less than six (6) nor more than eighteen (18)
feet above the crown of the nearest adjacent road or the higher of
the two crowns of two adjacent roads.
(Amended by Ord. 490.169 adopted 3-5-79)
5. Temporary Off-Site Open Houses Signs
Temporary open house signs shall be permitted for a period of forty-eight
(48) hours provided that the sign shall be limited to a doublefaced sign
not more than two (2) by three (3) feet in size.
6. Signs for institutional uses including churches, hospitals, rest homes,
private clubs and similar uses shall be permitted subject to the
provisions of Section 855-K.
7. Off-site directional signs for major recreational uses, hospitals and
colleges permitted under Section 822.2 shall be subject to the provisions
of Section 855-K.
"R-l-A" and `8R-l-AH81 Districts 155 Section 822.5-K
PAGE 178 Show Image
PAGE 179 Show Image
SECTION 823
"R-1-E'8 AND "R-1-EH81 SINGLE FAMILY kESIDENTIAL
STATE DISTRICTS
The "R-1-E" and "R-1-EH" Districts are intended to provide for the development of
single family residential estate homes at a semi-rural density on lots of not less
than 37,500 square feet in area.
The regulations for both districts are identical except that horses are a permitted
use in the "k-l-EH" Distirct.
(Added by Ord. 490.45 adopted 7-9-68)
SECTION 823.1 - USES PERMITTED
The following uses shall be permitted in the "R-l-E'1 and ~R-l-EH" Districts. ~ll
uses shall be subject to the Property Development Stanoards in Section 823.5.
A. All uses permitted in the ~R-l-A" District, Section 822.1, and under the same
restrictions, conditions and limitations as specified in said Section 822.1.
B. Horses may be maintained for personal use in the "R-l-EH" District upon an area
not less than thirty-seven thousand five hundred (37,500) square feet in a
number not to exceed two (2) adult animals with their off-spring less than one
(1) year of age. An additional horse may be permitted for each adoitional
twenty thousand (20,000) square feet of lot area, provided that the total
number shall not, in any case, exceed four (4) horses.
(Amended by Ord. 490.46 adopted 8-13-68)
SECTION 823.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval by the
Director.
A. The uses listed in the "R-l-A" District, Section 822.2, shall apply.
SECTION 823.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as provicied
for in Section 853.
The uses listed in the "R-l-A" District, Section 822.3, shall apply.
IIR~l~EH and "R-l-EH" Districts 157 Section 823
PAGE 180 Show Image
SECTION 823.4 USS EXPRESSLY PROHIBITED
The uses listed in Section 822.4 are uses expressly prohibited.
SECTION 823.5 PROPERTY DEVELOPMENT STANDARDS
The following property development standards an~ those in Section 855 shall apply
to all land and structures in the `8R-l-E" and flR~l~EHu districts.
A. LOT AREA
Each lot shall have a minimum area of thirtyseven thousanci five hundrea
(37,500) square feet.
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standarcis
and lots now existing may not be re~ucecl below these standards. Each airnension
is minimum only.
1. Width
a. Interior, corner and reversed corner lots shall have minimum wiaths
of one hundred fifty (150) feet.
b. Lots siding on freeways, or railroad rights-of~way shall have minimum
widths of one hundred sixty (160) feet.
c. Curve lots and cul-de-sac lots shall have a minimum street frontage
width of one hundred (100) feet.
(Added by Ord. 490.197 adopted 3-31-80)
2. Depth
All lots shall have minimum depths of two hundred (200) feet.
C. POPULATION DENSITY
The provisions of Section 822.1 and Section 822.2 shall apply.
D. BUILDING HEIGHT
The provisions of Section 822.5-D shall apply.
E. YARDS
1. General Yard Requirements
The provisions of Section 822.5-E.l shall apply.
"R-l-E'8 and "R-l-EH'5 Districts 158 Section 823.5-E
PAGE 181 Show Image
2. Front Yard
a. Each lot shall have a front yard of not less than fifty (50) feet
extending across the full wicith of the lot except for special
conditions provided for below. Where a front yard is proposed to be
more than one hundred (100) feet, the site plan review shall be
required as provided for in Section 874.
b. Curve lots and cul-de-sac lots shall have a front yara of not less
than (40) feet.
(Added by Ord. 490.197 adopted 3-31-80)
c. Hillside Lots
The provisions of Section 822.5-E.2.c shall apply.
d. Partially Built-up Blocks
Where lots comprising fifty (50) percent or more of the block
frontage are developed with a front yard either greater or lesser in
depth than that prescribed herein; the average of such existin9 front
yards shall establish the front yard for the remaining lots in the
block frontage. However, a front yard determined in this way shall
not be less than thirty-five (35) feet.
Existing front yards of more than one hunoreci (100) feet shall be
counted as one hundred (100) feet in calculating the average.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than fifteen
(15) feet except for special conditions treated below.
b. Hillside Lots
The provisions of Section 822.5-E.3.b shall apply.
c. Corner and Reversed Corner Lots
On corner and reversed corner lots, unless otherwise specified in
this Ordinance, the side yard abutting the street shall be not less
that thirty-five (35) feet.
d. Accessory Buildings in Side Yards
The provisions of Section 822.5-E.3.e shall apply.
e. Main Building Abutting Alley
The provisions of Section 822.5-E.3.f shall apply.
"R-l-E" and "R-l-EH" Districts 159 section 8~3.5-E
PAGE 182 Show Image
4. Rear Yard
The provisions of Section 822.5-E.4, shall apply.
5. Exceptions: Permitted Projections Into Required Yards
The provisions of Section 822.5-E.5 shall apply.
F. SPACE BETWEEN BUILDINGS
The provisions of Section 822.5-F shall apply.
G. LOT COVERAGE
The provisions of Section 822.5-G shall apply.
H. FENCES, HEDGES AND WALLS
The provisions of Section 822.5-H shall apply.
I. OFF-STREET PARKING
The provisions of Section 822.5-1 shall apply.
J. ACCESS
The provisions of Section 822.5-J shall apply.
K. OUTDOOR ADVERTISING
The provisions of Section 822.5-K shall apply.
l5R-l~EIu and "R-l-EH'8 Districts 160 section 823.5-K
PAGE 183 Show Image
SECTION 824
"k-i-B" SINGLE FAMILY RESIDENTIAL DISTRICT
The ~ District is intended to provicie for the Gevelopment of sin9le family
residential homes at urban standards on lots not less than twelve thousand five
hundred (12,500) square feet in area, not more than one (1) owelliny unit permitteci
on any lot, except within Planned Developments. All regulations for this District
are deemed to be necessary for the protection of the quality of tne residential
environment and for the securing of the health, safety and general welfare of the
residents.
(Amended by Ord. 490.66 adopted 2-2-71)
SECTION 824.1 - USES PERMITTED
The following uses shall be permitted in the "R-l-B'1 District. All uses shall be
subject to the Property Development Standaros in Section 824.5.
(Amended by Ord. 490.174 re-adopted 5-8-79)
A. One family dwelling units, not more than one (1) dwelling per lot.
B. Accessory buildings, including garage.
C. Private greenhouses and horticultural collections, flower and vegetable garciens.
D. Home Occupations, Class I, in conjunction with a detached single family
residential unit, subject to the provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
F. House trailer parking subject to the provisions of Section 855-I.l.f.
G. Temporary tract offices and model homes, in the tract being developea.
(Added by Ord. 490.39 adopted 12-5-76)
H. Day nursery - small
(Added by Ord. 490.188 adopted 10-29-79)
SECTION 824.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval as provicied
for in Section 872.
A. Day nursery - large
(Amended by Ord. 490.188 adopted 10-29-79)
"R-l-B" District 161 Section 824
PAGE 184 Show Image
B. Microwave relay structures.
C. Public moderate intensity parks and playgrounds.
(Amended by Ord. 490.175; re-adopted 5-29-79)
D. Public schools.
E. Temporary construction materials storage yards in the tract being developed.
F. Temporary or permanent telephone booths.
G. Water pump stations.
H. Home Occupations, Class II, in conjunction with a detached single family
residential unit, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
I. Off-site directional signs for major recreational uses, hospitals and colleges
subject to the provisions of Section 855-K.
J. Swimming lesson - small group, subject to the provisions of Section 855-N.
K. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
L. Second dwelling units, not more than one per lot, subject to the provisions of
Section 855-N.
(Added by Ord. T-269 adopted 5-24-83)
M. Yard setback reduction for energy conservation purposes on single lots, subject
to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 824.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as provideo
for in Section 873.
A. Churches and parochial schools.
B. Country clubs and golf courses.
C. Day nursery institutional
(Amended by Ord. 490.188 adopted 10-29-79)
D. Off-site subdivision signs subject to the conditions of Section 824.5-K.
`8R-l-B" District 162 Section 824.3-D
PAGE 185 Show Image
E. Private schools.
F. Public libraries.
G. Electric distribution substations.
H. Planned Residential Developments.
(Added by Ord. 490.66 adopted 22-71, amended by Ord. T-255 adopted 8282)
I. Swimming lessons large group, subject to the provisions of Section 855N.
J. Civic and social clubs of 250 or less members.
K. Public high intensity parks.
(Added by Ord. 490.175 re-adopted 59-79)
L. Yard setback reduction or lot dimension modifications for energy conservation
purposes on multiple lots, subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
M. Private roads, as specified in the Fresno County Improvement Standards and the
provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 824.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "R-l-B'8 District.
A. Multiple family residential uses except as permitted by Sections 824.2 and
824.3.
(Amended by Ord. 490.66 adopted 2-2-71)
B. Commercial uses except as permitted by Section 855-N (Planned Residential
Development).
(Amended by Ord. 490.66 adopted 2-2-71 and Ord. T-255 adopted 8-2-82)
C. Industrial uses.
D. Agricultural uses not specifically listed as permitted.
E. Advertising structures.
SECTION 824.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all lands and structures in the `8R-l-B" District.
~ District 163 Section 824.5
PAGE 186 Show Image
A. LOT AREA
Each ~ot shall have a minimum area of twelve thousand five hundred (12,500)
square feet. A nonconforming lot of record under separate ownership at the
time it became nonconforming may be used for or occupied by any use permitted
in this District.
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots now existing may not be reduced below these standards. Each dimension
is minimum, only. One or both shall be increased to attain the minimum lot
area required.
1. Width
a. Interior lots shall have a minimum width of eighty (80) feet.
b. corner lots shall have a minimum width of ninety (90) feet.
c. Reversed corner lots shall have a minimum width of ninetyfive (95)
feet.
d. Lots siding on freeways, or railroad rights-of~,ay shall have a
minimum width of one hundred (100) feet.
e. Curve lots and cul-de-sac lots shall have a minimum street frontage
width of sixty (60) feet.
2. Depth
a. Lots facing on local streets shall have a minimum depth of one
hundred ten (110) feet.
b. Lots facing on streets shown on the Circulation Element of the
General Plan shall have a minimum depth of one hundred twenty (120)
feet.
c. Lots backing on freeways, or railroad rights-of-way shall have a
minimum depth of one hundred fifty (150) feet.
C. POPULATION DENSITY
The provisions of Section 824.1 and Section 824.2 shall apply except for
Planned Residential Developments wherein the density shall not exceed one
dwelling unit for each twelve thousand five hundred (12,500) square feet of lot
area.
(Amended by Ord. 490.118 adopted 10-19-76 and Ord. T-255 adopted 8-2-82)
D. BUILDING HEIGHT
1. No main building or structure erected in this District shall have a height
greater than two and one-half (2-1/2) stories, not to exceed thirty-five
(35) feet.
`8R-l-B'8 District 164 Section 824.5-D
PAGE 187 Show Image
2. No accessory building erected in this District shall have a height greater
than one (1) story, not to exceed twelve (12) feet, to plate height.
3. Exceptions:
The provisions of the "R-l-A'£ District, Section 822.5-D.3, shall apply.
E. YARDS
1. General Yard Requirements
The provisions of the "R-l-A££ District, Section 822.5-E.l, shall apply.
2. Front Yard
a. Each lot shall have a front yard of not less than thirtyfive (35)
feet extending across the full width of the lot except for special
conditions treated below. Where a front yard is proposed to be more
than fifty (50) feet, the site plan review shall be required as
provided for in Section 874.
b. Curve lots and culde-sac lots shall have a front yard of not less
than twenty-five (25) feet.
c. For hillside lots, partially built-up blocks, and neighborhood unit
plans, the provisions of the "R-l-A£' District, Section 822.5-E.2.c,
d, and e, shall apply.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than ten
(10) feet except for special conditions treated below.
b. For hillside lots, accessory buildings in side yards, and main
buildings abutting an alley, the provisions of the uR~l~AII District,
Section 822.5-E.3.b, e and f shall apply.
c. Corner Lots
On corner lots the side yard abutting the street shall be not less
than twenty (20) feet.
d. Reversed Corner Lots
On reversed corner lots, the side yard abutting the street shall be
not less than twenty-five (25) feet.
(Amended by Ord. 490.49 adopted 10-29-68; amended by Ord. 490.169
adopted 3-5-79)
4. Rear Yard
a. Each lot shall have a rear yard of not less than twenty (20) feet.
For exceptions for the main building, the General Conditions, Section
855-E.4, shall apply.
"R-l-B81 District 165 Section 824.5-E
PAGE 188 Show Image
be For hillside lots and accessory buildings, the provisions of the
`8R-l-A" District, Section 822.5-E.4.b and c, shall apply.
5. Exceptions: Permitted Projections into Required Yards
The provisions of the "RlA" District, Section 822.5-E.5.a through c,
shall apply.
F. SPACE BETWEEN BUILDINGS
The provisions of the IuR~lAIu District, Section 822.5F.l and 3, shall apply.
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed thirty-five
(35) percent of the total lot area.
H. FENCES, HEDGES AND WALLS
The provisions of the UIR-l-AIU District, Section 822.5-H.l 2, and 3, shall apply.
I. OFF-STREET PARKING
The provisions of the `£R-l-A'8 District, Section 822.5-1.1 and2, shall apply.
J. ACCESS
The provisions of the `5R-l-A58 District, Section 822.5-J.l 2, 3, and 4, shall
apply.
K. OUTDOOR ADVERTISING
The provisions of the "R-l-A'8 District, Section 822.5-K.l, 2, 3, 4, 5, 6, and
7, shall apply.
(Amended by Ord. 490.32 adopted 12-13-66; Ord. 490.105 adopted 4-22-75)
uR~l~BII District 166 Section 824.5-K
PAGE 189 Show Image
SECTION 825
`8R-1-C" SINGLE FAMILY RESIDENTIAL DISTRICTS
The `5R-1-C'8 District is intended to provicle for the development of single family
residential homes at urban standards on lots not less than nine thousand (9,000)
square feet in area, not more than one (1) dwelling unit permitteci on any lot,
except within Planned Developments. All regulations for this District are deemea
to be necessary for the protection of the quality of the residential environment
and for the securing of the health, safety and general welfare of the residents.
(Amended by Ord. 490.66 adopted 2-2-71)
SECTION 825.1 - USES PERMITTED
The following uses shall be permitted in the "R-l-C" District. All uses shall ~e
subject to the Property Development Stanoarcis in Section 825.5.
(Amended by Ord. 490.174 re-adopted 5-8-79)
A. One family dwelling units, not more than one (1) dwelling per lot.
B. Accessory buildings, including garage.
C. Private greenhouses and horticultural collections, flower and vegetable gardens.
D. Home Occupations, Class I, in conjunction with a detached single family
residential unit, subject to the provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
E. Signs, subject to the provisions of Section 825.5-K.
F. House trailer parking, subject to the provisions of Section 855-I.l.f.
G. Temporary tract offices and model homes, in the tract being developed.
(Added by Ord. 490.39 adopted 12-5-67)
H. Day nursery - small.
(Added by Ord. 490.188 adopted 10-29-79)
SECTION 825.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval as provicied
for in Section 872.
A. Day nursery - large.
(Amended by Ord. 490.188 adopted 10-29-79)
B. Microwave relay structures.
"R-l-C" District 167 Section 825
PAGE 190 Show Image
Ce Public moderate intensity parks, public playgrounds and public scbools.
(Amended by Ord. 490.175; re-adopted 5-29-79)
D. Temporary construction materials storaye yards in the tract being developeci.
E. Temporary or permanent telephone booths.
F. Water pump stations.
G. Home Occupations, Class II, in conjunction with a detached sin9le family
residential unit, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
H. Off-site directional signs for major recreational uses, hospitals and colleges
subject to the provisions of Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
I. Swimming lessons - small group, subject to the provisions of Section 855-N.
J. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
K. Second dwelling units, not more than one per lot, subject~to the provisions of
Section 855-N.
(Added by Ord. T-269 adopted 5-24-83)
L. Yard setback reduction for energy conservation purposes on single lots, subject
to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 825.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as provided
in Section 873.
A. Churches, parochial, and private schools.
B. Country clubs and golf courses.
C. Day nursery - institutional.
(Amended by Ord. 490.188 adopted 10-29-79)
D. Public libraries.
E. Subdivision signs - off site, subject to provisions of Section 825.5-K.
F. Electric distribution substations.
"R-l-C'8 District 168 Section 825.3-F
PAGE 191 Show Image
G. Planned residential developments.
(Added by Ord. 490.66 adopted 22-71, amended by Ord. T-255 adopted 8-2-82)
H. Swimming lessons - large group, subject to the provisions of Section 855-N.
I. Civic and Social Clubs of 250 or less members.
K. Public high intensity parks.
(Added by Ord. 490.175 re-adopted 5-29-79)
L. Yard setback reduction or lot dimension modifications for energy conservation
purposes on multiple lots, subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
M. Private roads, as specified in the Fresno County Improvement Standards and the
provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 825.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the lIR~l~Cu District.
A. Multiple residential uses except as permitted by Section 825.2 and Section
825.3.
(Amended by Ord. 490.66 adopted 2-2-71)
B. Commercial uses, except as permitted by Section 855-N (Planned Residential
Development).
(Amended by Ord. 490.66 adopted 2-2-71 and Ord. T-255, adopted 8-2-82)
C. Industrial uses.
D. Agricultural uses not specifically listed as permitted.
E. Advertising structures.
SECTION 825.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all lands and structures in the "R-l-C" District.
A. LOT AREA
Each lot shall have a minimum net area of nine thousand (9,000) square feet,
except as provided in Section 825.5-C below. A nonconforming lot of record
under separate ownership at the time it became nonconforming may be used for or
occupied by any use permitted in this District.
"R-l-C£' District 169 Section 825.5-A
PAGE 192 Show Image
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots now existing may not be reduced below these standards. Each dimension
is minimum, only. One or both shall be increased to attain the minimum lot
area required.
1. Width
a. Interior lots shall have a minimum width of seventy (70) feet.
b. Corner lots shall have a minimum width of eighty (80) feet.
c. Reversed corner lots shall have a minimum width of eightyfive (85)
feet.
d. Lots siding on freeways or railroad rights-of-way shall have a
minimum width of ninety (90) feet.
e. Curve lots and culde-sac lots shall have a minimum street frontage
width of fifty (50) feet.
2. Depth
a. Lots facing on local streets shall have a mini~um depth of one
hundred ten (110) feet.
b. Lots facing on streets shown on the Circulation Element of the
General Plan shall have a minimum depth of one hundred twenty (120)
feet.
(Amended by Ord. 490.169 adopted 3-5-79)
c. Lots backing on freeways, or railroad rights-of-way shall have a
minimum depth of one hundred thirty (130) feet.
C. POPULATION DENSITY
The provisions of Section 825.1 and Section 825.2 shall apply except for
Planned Residential Developments wherein the density shall not exceed one
dwelling unit for each nine thousand (9,000) square feet of lot area.
(Amended by Ord. 490.52 adopted 11-19-68; Ord. 490.66 adopted 2-2-71; Ord.
490.118 adopted 10-19-76; and Ord. T-255 adopted 8-2-82)
D. BUILDING HEIGHT
1. No building or structure erected in this District shall have a height
greater than two and one-half (2 1/2) stories, not to exceed thirty-five
(35) feet.
2. No accessory building erected in this District shall have a height greater
than one (1) story, not to exceed twelve (12) feet, to plate height.
`8R-l-C££ District 170 Section 825.5-D
PAGE 193 Show Image
3. Exceptions:
The provisions of the "R1-A'8 District, Section 822.5-0.3, shall apply.
E. YARDS
1. General Yard Requirements
The provisions of the "R-l-A18 District, Section 822.5-E.l, shall apply.
2. Front Yard
a. Each lot shall have a front yard of not less than twenty-five (25)
feet extending across the full width of the lot except for special
conditions treated below. Where a front yard is proposed to be more
than fifty (50) feet, a site plan review shall be required as
provided for in Section 874.
b. Curve lots and cul-de-sac lots shall have a front yard of not less
than twenty-five (25) feet.
c. For hillside lots, partially built-up blocks and neighborhood unit
plans, the provisions of the "R-l-A" District, Section 822.5-E.2ec, d
and e, shall apply.
(Amended by Ord. 490.169 re-adopted 4-24-79)
3. Side Yard
a. Each lot shall have a side yard on each side of not less than seven
(7) feet except for special conditions treated below:
(1) Where a lot is developed with a side yard setback of less than
seven (7) feet, additions may be made at same side yard setback
but in no case at less than five (5) feet.
(2) Where subdivisions of record on the effective date of this
Division are developing with less than a seven (7) foot side
yard, said subdivision may be completed with the lesser side
yard setback, but in no case less than five (5) feet.
b. For hillside lots, accessory buildings in side yards, and main
buildings abutting an alley, the provisions of the "R-l-A51 District,
Section 822.5-E.3.b, e and f, shall apply.
c. Corner Lots
On corner lots, unless otherwise specified in this division, the side
yard abutting the street shall be not less than fifteen (15) feet in
width.
"R-l-C" District 171 Section 825.5-E
PAGE 194 Show Image
d. Reversed Corner Lots
On a reversed corner lot, the side yard abutting the street shall be
not less than twenty (20) feet.
(Amended by Ord. 490.169 re-adopted 4-24-79)
4. Rear Yard
a. Each lot shall have a rear yard of not less than twenty (20) feet.
For exceptions for the main building, the General Conditions, Section
855-E.4, shall apply.
b. For hillside lots and accessory buildings, the provisions of the
IIR~l~Alu District, Section 822.5-E.4.b and c, shall apply.
5. Exceptions: Permitted Projections, into Required Yards
The provisions of the "R-l-A'8 District, Section 822.5-E.5.a through c,
shall apply.
F. SPACE BETWEEN BUILDINGS
The provisions of the `8R-l-A'8 District, Section 822.5-F.l and3, shall apply.
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed forty (40)
percent of the total area.
(Amended by Ord. 490.169 re-adopted 4-24-79)
H. FENCES, HEDGES AND WALLS
The provisions of the `~R-l-A" District, Section 822.5-H.l, 2 and 3, shall apply.
I. OFF-STREET PARKING
The provisions of the uR~l~AII District, Section 822.5-1.1, and 2, shall apply.
J. ACCESS
The provisions of the "R-l-A" District, Section 822.5-J.l, 2, 3, and 4, shall
apply.
K. OUTDOOR ADVERTISING
The provisions of the `8R-l-A'8 District, Section 822.5-K shall apply.
(Amended by Ord. 490.32 adopted 12/13/66; amended by Ord. 490.105 adopted
4-22-75)
"R-l-C" District 172 Section 825.5-K
PAGE 195 Show Image
SECTION 826
"R-1" SINGLE FAMILY RESIDENTIAL DISTRICT
The 11R-1" District is intended to provide for the development of single
family residential homes at urban standards on lots not less than six
thousand (6,000) square feet in area, not more than one (1) dwelling unit
permitted on any lot, except within Planned Developments. All regulations
for this District are deemed to be necessary for the protection of the
quality of the residential environment and for the securing of the health,
safety and general welfare of the residents.
(Amended by Ord. 490.66 adopted 2-2-71)
SECTION 826.1 - USES PERMITTED
The following uses shall be permitted in the ~R-l" District. All uses shall
be subject to the Property Development Standards in Section 826.5.
(Amended by Ord. 490.174 re-adopted 5-8-79)
A. One family dwelling units, not more than one (1) dwelling per lot.
B. Accessory buildings, including garages.
C. Private greenhouses and horticultural collections, flower and vegetable
gardens.
D. Home Occupations, Class I, in conjunction with a detached single family
residential unit, subject to the provisions of section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
E. Signs, subject to the provisions of Section 826.5-K.
F. House trailer parking, sdbject to the provision of Section 855-I.l.f.
G. Temporary tract offices and model homes, in the tract being developed.
(Added by Ord. 490.39 adopted 12-5-67)
H. Day nursery small.
(Added by Ord. 490.188 adopted 10-29-79)
SECTION 826.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval as
provided for in Section 872.
A. Day Nursery large.
(Amended by Ord. 490.188 adopted 10-29-79)
B. Microwave relay structures.
"R-l" District 173 Section 826
PAGE 196 Show Image
C. Public moderate intensity parks and playgrounds.
(Amended by Ord. 490.175 re-adopted 5-29-79)
D. Public schools.
E. Temporary construction materials storage yards in the tract being
developed.
F. Temporary or permanent telephone booths.
G. eater pump stations.
H. Home Occupations, Class II, in conjunction with a detached single family
residential unit, subject to the provisions of section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
I. Off-site directional signs for major recreational uses, hospitals and
colleges subject to the provisions of Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
3. Swimming lessons - small group, subject to the provisions of Section
855-N.
K. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
L. Second dwelling units, not more than one per lot, subject to the
provisions of Section 855-N.
(Added by Ord. T-269 adopted 5-24-83)
M. Single mobile home
occupancy, subject to the provisions of Section 856.
(Added by Ord. T-271 adopted 12-1-87)
N. Yard setback reduction for energy conservation purposes on single lots,
subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 826.3 - USES PERMITTED SUB3ECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as
provided in Section 873.
A. Churches and parochial schools.
B. Country clubs and golf courses.
C. Day nursery institutional.
(Amended by Ord. 490.188 adopted 10-29-79)
D. Off-site subdivision signs, subject to the conditions of Section 826.5-K.
"R-l" District 174 Section 826.3-E
PAGE 197 Show Image
Private schools.
F. Public libraries.
G. electric distribution substations.
H. Planned residential developments subject to the provisions of Section 855-N.
(Added by Ord. 490.66 adopted 2-2-71; amended by Ord. T-255 adopted 8-2-82; Orci.
T-032-289 adopted 12-1-87)
I. Swimming lessons - large group, subject to the provisions of Section 855-N.
3. Civic and Social Clubs of 250 or less members.
K. High intensity parks.
(Added by Ord. 490.175 re-adopted 5-29-79)
L. Yard setback reduction or lot dimension modifications ~or energy conservation
purposes on multiple lots, subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
M . Private roads , as specified in the Fresno County Improvement Standards and the
provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
N. Reduced property development standards for affordable housing subject to the
provisions of Section 855-N.
(amended by Ord. T-032-289 adopted 12-1-87)
SECTION 826.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "R-l" District.
A. Multiple residential uses except as permitted by Section 826.2 and Section
826.3.
(Amended by Ord. 490.66 adopted 2-2-71)
B. Commercial uses, except as permitted by Section 855-N (Planned Residential
Development).
(I~mended by Ord. 490.66 adopted 2-2-71)
C. Industrial uses.
D. Poultry and rabbit raising.
E. Agricultural uses not specifically listed as permitted.
F. Advertising structures.
"R-l'1 District 175 section 826.4
PAGE 198 Show Image
SCTION 826.5 PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all lands and structures in the "R-l" District.
A. LOT AREA
Each lot shall have a minimum net area of six thousand (6,000) square meet,
except as provided in Section 826.5-C below. A nonconforming lot of record
under separate ownership at the time it became nonconforming may be used for or
occupied by any use permitted in this District.
If, on the effective date of this Division, two or more nonconforming lots each
with a separate and distinct number or other designation on an official map or
approved record of survey recorded in the Office of the County Recorder, or
delineated on a recorded subdivision map on file in the office of the Puolic
~orks & Development Services Department, an~ abutting at least one public
street or right-ofway are held in separate ownership:
(Amended by Ord. T-252 adopted 12-9-80)
1. Each such lot may be used as a separate lot if it contains at least five
thousand (5,000) square feet of lot area and has a minimum wicith of fifty
(50) feet.
2. If three or more such nonconforming lots are held in separate ownership,
they may be divided into lots each of which contains at least five thousand
(5,000) square feet of lot area and has a minimum width of fifty (50)
feet. If such division requires a change of any existing lot line, a
parcel map shall be filed with the Public corks & Development Services
Department.
(Amended by Ord. T-252 adopted 12-9-80)
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots now existing may not be reduced below these standards. Each oimension
is minimum only. One or both shall be increased to attain the minimum lot area
required.
1. Width
a. Interior lots shall have a minimum width of sixty (60) feet.
b. Corner lots shall have a minimum width of sixty five (65) feet.
c. Reversed corner lots shall have a minimum width of seventy (70) feet.
d. Lots siding on freeways, or railroad rights-of-way shall have a minimum
width of eighty (80) feet.
e. Curve lots and cul-de-sac lots shall have a minimum street frontage
width of forty (40) feet.
"R-l" District 176 Section 826.5w
PAGE 199 Show Image
2. Depth
a. Lots racing on local streets shall have a minimum uepth of one hunared
(100) meet.
b. Lots facing on streets shown on the Circulation element of the General
Plan shall have minimum depth of one hundred twenty (120) feet.
c. Lots backing on freeways or railroad rights-of~way shall have a minimum
depth of one hundred thirty (130) feet.
C. POPULATION DENSITY
The provisions of Section 826.1 and Section 826.2 shall apply except for
Planned Residential Developments wherein the density shall not exceed one
dwelling for each six thousand (6,000) square feet of lot area, or for smaller,
more affordable dwellings, forty-five hundred (4,500) square feet of lot area.
(amended by Ord. 490.52 adopted 11-19-68; Ord. 490.66 adopted 2-2-71; Ord.
490.118 adopted 10-19-76; Ord. T-255 adopted 8-2-82; Ord. 1-032-289 aciopted
12-1-87.)
D. BUILDING HEIGHT
1. No main building or structure erected in thi5 District shall have a height
greater than two (2) stories, not to exceed twenty-five (25) feet.
2. No accessory building erected in this District shall have a height greater
than one (1) story, not to exceed twelve (12) feet, to plate height.
3. Exceptions:
The provisions of the `1R-l-I\" District, Section 822.5-D.3, shall apply.
E. Yf\RDS
1. General Yard Requirements
The provisions of the 11R-l-~" District, Section 822.5-E.l, shall apply.
2. Front Yard
a. Each lot shall have a front yard of not less than twenty (20) feet
extending across the full width of the lot except for special
conditions provided for below. there a front yard is proposed ~o ~e
more than fifty (50) feet, a site plan review shall be required as
provided for in Section 874.
b. Curve lots and cul-de-sac lots shall have a front yard of not less than
twenty (20) feet.
c. For hillside lots, partially built-up blocks, and neighborhood unit
plans, the provisions of the "R-l-~" District, 822.5-E.2, c, d and e,
shall apply.
"R-l" District 177 Section 826.5-E
PAGE 200 Show Image
3. Side Yard
a. Each lot shall have a side yard on each side of not less than five
(5) feet except for special conditions treated below.
b. For hillside lots, accessory buildings in side yards, ano main
buildings abutting an alley, the provisions of the "R-l-~" District,
Section 822.5-E.3.b, e and f shall apply.
c. Corner Lots
On corner lots, unless otherwise specified in this Division, the sire
yard abutting the street shall be not less that ten (10) feet in
width.
d. Reversed Corner Lots
On reversed corner lots, the side yard abutting the street shall be
not less than ten (10) feet.
(Pinended by Ord. 490.169 re-adopted 4-24-79)
4. Rear Yard
a. each lot shall have a rear yard of not less than twenty (20) feet.
For exceptions for the main building, the Ceneral Conditions, Section
855-E.4, shall apply.
b. For hillside lots and accessory buildings, the provisions of the
II R-l-A" Districts, Section 822.5-~.4.b and c, shall apply.
5. exceptions: Permitted Projections into Required Yards
The provisions of the "R-l-A" District, Section 822.5-E.5.a Lhrough c,
shall apply.
F. SPACE BETWEEN BUILDINGS
The provisions of the "R-l-A" District, Section 822.5-F, 1 and 3, shall apply.
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed forty (40)
percent of the total lot area.
H. FENCES, HEDGES AND VIALLS
The provisions of the `~R-l-A" District, Section 822.5-H.l, 2 and 3, shall apply.
I. OFF-STREET PARKING
The provisions of the "R-l-A" District, Section 822.5-1.1, and 2, shall apply.
"R-l" District 178 Section 826.5-I
PAGE 201 Show Image
3. ACCESS
The provisions of the "R-1-A'1 District, Section 822.5-3.1, 2, 3, and 4, shall
apply.
K. OUTDOOR ADVERTISING
The provisions of the "R-l-A" District, Section 822.5-K.l, 2, 3, 4, 5, 6, ano
7, shall apply.
(Amended by Ord. 490.32 adopted 12-13-66; Ord. 490.105 adopted 4-22-75)
"R-l" District 178.1 Section 826.5-K
PAGE 202 Show Image
PAGE 203 Show Image
SECTION 827
`8R-2'8 AND "R-2-A81 LOW DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICTS
The "R2" and `8R-2-A'8 Districts are intended to provide for the development of low
density multiple family residential structures where such buildings are reasonably
spaced on the lot to provide for light, privacy, air, safety and insulation against
transmission of sound, on lots not less than six thousand six hundred (6,600)
square feet in area.
The regulations for both districts are identical except that building heights are
limited to a single story in the "R-2-A'8 District.
(Amended by Ord. 490.42 adopted 6-11-68)
SECTION 827.1 USES PERMITTED
The following uses shall be permitted in the `8R-2" and R-2-A" Districts subject to
the Property Development Standards in Section 827.5 and those in Section 855.
(Amended by Ord. 490.42 adopted 6-11-68; Ord. 490.174 re-adopted 5-8-79)
A. Those uses permitted in the `8R-l" District, Section 826.1 shall apply.
B. Accessory buildings and uses customarily incidental to any of the above uses,
when located on the same lot and not involving the conduct of a business.
C. Food, drink and cigarette vending machines, providing the machines are located
within the main structure and their use is intended primarily for persons
resident upon the premises.
(Added by Ord. 490.29 adopted 9-27-66)
D. One-family or multiple family dwellings. When more than one (1) single family
residence is placed on a lot, the provisions of Section 827.6 shall apply.
(Added by Ord. 490.39 adopted 12-5-67)
SECTION 827.2 - USES PERfiIITED SUBJECT TO DIRECTOR ~EVIE~ AND APPROVAL
The following uses shall be permitted subject to review and approval as provided
for in Section 872.
A. Churches and parochial schools.
B. Day nursery large.
(Amended by Ord. 490.188 adopted 10-29-79)
C. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
`8R-2" and "R-2-A15 Districts 179 Section 827
PAGE 204 Show Image
D. Identification signs for multiple family dwellings subject to the criteria set
forth in the Property Development Standards of Section 827e5K.2.
(Added by Ord. T250 adopted 8-18-80)
E. Microwave relay structures.
F. 0ff-site directional signs for major recreational uses, hospitals and colleges
subject to the provisions of Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
G. Private schools.
H. Public libraries.
I.. Public moderate intensity parks and playgrounds.
J. Public schools.
K. Temporary construction materials storage yards in the tract being developed.
L. Temporary or permanent telephone booths.
M. Water pump stations.
N. Walk-in, reach-in, cold storage boxes designed to hold
refrigerated food for
sale upon, and to occupants of the premises within apartment complexes of fifty
(50) units or more, subject to the provisions of Section 855-N.
(Added by Ord. 490.47 adopted 9-10-68)
0. Yard setback reduction for energy conservation purposes on single lots, subject
to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 827.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as provided
for in Section 873.
A. Civic and Social Clubs of 250 or less members.
B. Country clubs and golf courses.
C. Electric distribution substations.
D. High intensity parks.
(Added by Ord. 490.175 re-adopted 5-29-79)
"R-288 and uR~2~AII Districts 180 Section 827.3-D
PAGE 205 Show Image
E. Hospitals.
(Amended by Or. T244 adopted 4-19-83)
F. Off-site subdivision signs, subject to the conditions of Section 826.5-K.
G. Planned Residential Developments.
(Amended by Ord. T-255 adopted 8-2-82)
H. Yard setback reduction or lot dimension modifications for energy conservation
purposes on multiple lots, subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
I. Private roads, as specified in the Fresno County Improvement Standards and the
provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 827.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited.
A. Commercial uses, including commercial uses such as hotels, apartment hotels,
motor courts, motel or other buildings wherein housing facilities are furnished
to transient boarders and roomers.
B. Industrial uses.
C. Agricultural uses.
D. Advertising structures.
(Amended by Ord. 490.42 adopted 6-11-68)
SECTION 827.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all land and structures in the `8R-258 and "R-2-A," Districts.
(Amended by Ord. 490.169 adopted 3-5-79)
A. LOT AREA
Each lot shall have a minimum net area of six thousand six hundred (6,600)
square feet, except as provided in Section 827.5-C below.
(Amended by Ord. 490.22 adopted 12-28-65; Ord. 490.42 adopted 6-11-68)
"R-288 and `8R-2-A" Districts 181 Section 827.5-A
PAGE 206 Show Image
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots now existing may not be reduced below these standards. Each dimension
is minimum only. One or both shall be increased to attain the maximum lot
width required.
1. Width
a. Interior lots shall have a minimum width of sixty (60) feet.
b. Corner lots shall have a minimum width of sixty-five (65) feet.
c. Reversed corner lots shall have a minimum width of seventy (70) feet.
d. Lots siding on freeways or railroad rights-ofway shall have a
minimum width of eighty (80) feet.
e. Curve lots and cul-de-sac lots shall have a minimum street frontage
width of forty (40) feet.
2. Depth
a. Lots facing on local streets shall have a minimum depth of one
hundred (100) feet.
b. Lots facing on streets shown on the Circulation Element of the
General Plan shall have a minimum depth of one hundred twenty (120)
feet.
c. Lots backing on freeways or railroad rights-of~way shall have a
minimum depth of one hundred thirty (130) feet.
C. POPULATION DENSITY
1. The density shall not exceed one dwelling unit for each two thousand four
hundred (2,400) square feet of lot area.
(Amended by Ord. 490.42 adopted 6-11-68; Ord. 490.121 adopted 11-9-76)
2. A non-conforming lot of record under separate ownership at the time it
became non-conforming may be used for or occupied by any use permitted in
this Section subject to the following limitations:
(Amended by Ord. 490.42 adopted 6-11-68)
a. Where a lot has less than four thousand (4,000) square feet of lot
area, said lot shall not be used for more than one (1) dwelling unit.
b. Where the lot has four thousand (4,000) square feet of lot area, but
less than six thousand (6,000) square feet of lot area, said lot
shall not be used for more than two (2) dwelling units.
(Amended by Ord. 490.22 adopted 12-28-65)
"R-258 and "R-2-A" Districts 182 Section 827.5-C
PAGE 207 Show Image
D. BUILDING HEIGHT
1. No main building or structure erected in the "k-2" District shall have a
height greater than two and one-half (2-1/2) stories not to exceed
thirty-five (35) feet.
(Amended by Ord. 490.42 adopted 6-11-68)
2e No accessory building erected in either the "R-2 18 or ii R-2-A" District
shall have a height greater than one (1) story, not to exceed twelve (12)
feet to plate height.
(Amended by Ord. 490.42 adopted 6-11-68)
3 Within the "R-2-A11 District, no main building or structure erected shall
have a height greater than one (1) story, not to exceed twenty (20) feet.
(Added by 490.42 adopted 6-11-68)
4. Exceptions:
The provisions of the "R-l-A" District, Section 822.5-D.3, shall apply.
(Amended by Ord. 490.42 adopted 6-11-68)
E. YARDS
1. General Yard Requirements
The provisions of the IuR~l~AIu District, Section 822.5-E.l, shall apply.
2. Front Yard
a. Each lot shall have a front yard of not less than twenty (20) feet
extending across the full width of the lot except for special
conditions provided for below.
Where a front yard is proposed to be more than fifty (50) feet, a
site plan review shall be required as provided for in Section 874.
b. Curve lots and cul-de-sac lots shall have a front yard of not less
than twenty (20) feet.
c. For hillside lots, partially built-up blocks, and neighborhood unit
plans, the provisions of the `8R-l-A" District, Section 822.5-E.2.c,
d, and e, shall apply.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than five
(5) feet except for special conditions treated below.
b. For hillside lots, accessory buildings in side yards, and main
buildings abutting an alley, the provisions of the "R-l-A'8 District,
Section 822.5-E.3.b, e and f shall apply.
"R-288 and 51R-2-A'8 Districts 183 Section 827.5-E
PAGE 208 Show Image
C. Corner Lots
The provisions of the `5R-1" District, Section 826.5-E.3.c, shall
apply.
d. Reversed Corner Lots
On reversed corner lots, the side yard abutting the street shall be
not less than ten (10) feet.
(Amended by Ord. 490.169 re-adopted 424-79)
e. When side yard is used for driveway access to serve parking
faci 1 ities:
(1) The minimum space shall be ten (10) feet.
(2) If pedestrian access is required to a rear dwelling, or
dwellings, and said access is to be by means of a driveway, then
said space shall be increased to thirteen (13) feet, three (3)
feet of which shall be a paved walk for such pedestrian access.
4. Rear Yard
a. Each lot shall have a rear yard of not less than twenty (20) feet.
For exceptions for the main building, the General Conditions, Section
855-E.4, shall apply.
b. For hillside lots and accessory buildings, the provisions of the
88R-l-A" District, Section 822.5-E.4.b and c, shall apply.
5. Exceptions: Permitted Projections Into Required Yards
The provisions of the £`R-l-A'8 District, Section 822.5-E.5-a. through C,
shall apply.
F. SPACE BETWEEN BUILDINGS
1. Minimum S ace Between Exterior Walls Of Main Buildin 5 On The Same Lot
a. For buildings side to side the minimum space shall be ten (10) feet.
b. For buildings rear to side, front to side, with entries or exits into
space, the minimum space shall be fifteen (15) feet.
C. For buildings front to rear, rear to front with entries or exits into
space, the minimum space shall be twenty (20) feet.
d. For buildings front to front arranged about interior court permitting
a ten (10) foot wide driveway in said interior court, said driveway
being access to parking area or building, the minimum space shall be
thirty (30) feet. Without said driveway, said space shall be
twenty-five (25) feet.
81~-~I~ and "R-2-A" Districts 184 Section 827.5-F
PAGE 209 Show Image
e. Unenclosed porch or entry facilities may extend into a required yard
or space not more than three (3) feet. Porch cover may extend into
said space not more than eighteen (18) inches.
fe In no event should the minimum space between buildings be less than
ten (10) feet.
2. Minimum S ace Between Exterior Walls Of Main Buildin 5 And Accessor
Bui dings On The Same Lot
a. Garages and other non-dwelling structures shall be located not less
than six (6) feet from any main building unless such structure is
attached to the main building with a common wall or party wall.
b. Where a garage is located within the area defined by the projections
of the side lines of any main building, and where said garage faces
and is detached from any main building and the vehicular access to
said garage falls entirely or in part within said area, the garage
Shall be not less than twenty-five (25) feet from the main building
or buildings.
c. Where accessory buildings are attached to a main building by a
breezeway roof, the provisions of paragraph luau and `8b" shall apply.
d. The minimum distance between accessory buildings shall be not less
than six (6) feet unless said buildings have a common or party wall.
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed fifty (50)
percent of the total lot area, except as hereafter provided:
Where community water supply or a private water supply and an individual
sewage disposal system exists, the maximum lot coverage shall be
determined by the County Health Department, upon the basis of soil
analysis tests approved by the County Health Department. Said maximum lot
coverage shall not be greater than fifty (50) percent.
H. FENCES, HEDGES AND WALLS
1. For residential uses, the provisions of the `£R-l-A'8 District, Section
822.5-H.l, 2, and 3, shall apply.
2. For non-residential uses, the provisions in the General Conditions,
Section 855-1.3, shall apply.
I. OFF-STREET PARKING
The following provisions shall apply, subject to the General Conditions,
Section 855-I.
81R-2'8 and `8R-2-A81 Districts 185 Section 827.5-I
PAGE 210 Show Image
1. There shall be at least one (1) parking space in a garage or carport for
every dwelling unit. These spaces shall be on the same lot with the main
building which they are intended to serve and located to the rear of the
required front yard, except for hillside lots where the provisions of the
88Rl-A'8 Distict, Section 822.5-I.l.b, shall apply.
2. For non-residential uses, the off-street parking provisions in the General
Conditions, Section 855-I, shall apply.
J. ACCESS
The requirement in the `8R-l-A'8 District, Section 822.5-J.l, 2, 3, and 4, shall
apply.
K. OUTDOOR ADVERTISING
1. The provisions of the ~ District, Section 822.5-K.l, 2, 3, 4, 5, and
6, shall apply.
(Amended by Ord. 490.32 adopted 12-13-66)
2. Identification signs for Multiple Family Dwellings shall be permitted
subject to the following conditions:
a. One freestanding or face-mounted sign will be allowed.
b. The sign shall contain only the name and/or address of the premises
on which it is located.
c. The sign shall be a maximum of twelve (12) square feet in area,
including architectural features. Larger signs, not exceeding
twenty-five (25) square feet may be perrnitted subject to a Director
Review and Approval as set forth in Section 872.
d. The sign face shall not be internally illuminated but may be
floodlighted.
(Added by Ord. T-250 adopted 8-18-80)
SECTION 827.6 - SITE PLAN REVIEW
Before any building or structure is erected on any lot, a site plan shall have been
submitted to and approved by the Director pursuant to the provisions of Section 874.
(Amended by Ord. 490.17 adopted 11-24-64; Ord. 490.42 adopted 6-11-68; Ord. T-252
adopted 12-9-80)
81R-2" and `5R-2-A" Districts 186 Section 827.6
PAGE 211 Show Image
SECTION 828
luR~3u AND "R-3-A" MEDIUM DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICTS
The "R-381 AND "R-3-A'8 Districts are intended to provide for the development of
medium density multiple family residential structures for purposes of rental or
sale to permanent occupants on lots not less than seven thousand five hundred
(7,500) square feet in area.
The regulations for both districts are identical except that building heights are
limited to a single story in the IuR3~AIu District.
(Amended by Ord. T-254 adopted 4-27-81)
SECTION 828.1 - USES PERMITTED
The following uses shall be permitted in the "R-3" and "R-3-A'8 Districts. All uses
shall be subject to the Property Development Standards in Section 828.5.
(Amended by Ord. 490.174 re-adopted 5-8-79)
A. Those uses permitted in the uR~2au and "R-2-A£' Districts, Section 827.1. shall
apply.
(Amended by Ord. 490.29 adopted 9-27-66)
B. Multiple housing facilities including rooming and boarding houses, apartment
houses and apartment court, but not to include housing facilities furnished to
transient boarders or roomers.
C. Fraternities and sororities.
D. Churches and parochial schools.
E. Public schools.
F. Private schools.
G. Public libraries.
H. Public moderate intensity parks and playgrounds.
Amended by Ord. 490.175 re-adopted 5-29-79)
I. Accessory buildings and uses customarily incident to any of the above uses,
when located on the same lot and not involving the conduct of a business.
SECTION 828.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval as provided
for in Section 872.
`8R-3" and "R-3-A'£ Districts 187 Section 828
PAGE 212 Show Image
A. Day nursery large.
(Amended by Ord. 490.188 adopted 10-29-79)
B. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
C. Identification signs for multiple family dwellings subject to the criteria set
forth in the property development standards of Section 828.5-K.2.
(Added by Ord. T-250 adopted 8-18-80)
D. Microwave relay structures.
E. 0ff-site directional signs for major recreational uses, hospitals and colleges
subject to the provisions of Section 855-K.
(Added by Ord. 490.105 adopted 4-22-75)
F. Temporary construction materials storage yards in the tract being developed.
G. Temporary or permanent telephone booths.
H. Walk-in, reach-in, cold storage boxes designed to hold refrigerated food for
sale upon, and to occupants of the premises within apartment complexes of fifty
(50) units or more, subject to the provisions of Section 855-N.
(Added by Ord. 490.47 adopted 9-10-68)
I. Water pump stations.
J. Yard setback reduction for energy conservation purposes on single lots, subject
to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 828.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as provided
in Section 873.
A. Country clubs and golf courses.
B. Electric distribution substations.
C. High intensity parks.
(Added by Ord. 490.175 re-adopted 5-29-79)
D. Hospitals.
(Amended by Ord. T-244 adopted 4-19-83)
uIR~3u and `8R-3-A" Districts 188 Section 828.3-D
PAGE 213 Show Image
Ee Off-site subdivision signs subject to provisions of Section 828.5-K.
F. Private clubs and lodges, excepting those the principal activity of which is a
service customarily carried on as a business.
G. Yard setback reduction or lot dimension modifications for energy conservation
purposes on multiple lots, subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
H. Private roads, as specified in the Fresno County Improvement Standards and the
provisions of Section 855-N.
Added by Ord. T-266 adopted 9-6-83)
SECTION 828.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the uR~3u and "R-3-A'8 Districts.
A. Advertising structures.
B. Agricultural uses.
C. Commercial uses, including commercial residential uses such as hotels,
apartment hotels, motor courts, motels or other buildings wherein housing
facilities are furnished to transient boarders or roomers.
D. Industrial uses.
E. Professional offices.
SECTION 828.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all land and structures in the `8R-3" and `8R-3-A" Districts.
A. LOT AREA
Each lot shall have a minimum area of seven thousand five hundred (7,500)
square feet, except as provided in Section 828.5-C, below.
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots now existing may not be reduced below these standards. Each dimension
is minimum only. One or both shall be increased to attain the minimum lot area
required.
1. Width
a. Interior lots shall have a minimum width of sixty (60) feet.
~a~~3Pa and 18R-3-A£' Districts 189 Section 828.5-B
PAGE 214 Show Image
b. Corner lots shall have a minimum width of sixty-five (65) feet.
C. Reversed corner lots shall have a minimum width of seventy (70) feet.
d. Lots siding on freeways or railroad rights-of~way shall have a
minimum width of one hundred ten (110) feet.
e. Curve lots and cul-de-sac lots shall have a minimum street frontage
width of forty-five (45) feet.
2. Depth
a. Lots facing on local streets shall have a minimum depth of one
hundred ten (110) feet.
b. Lots facing on streets shown on the Circulation Element of the Fresno
County General Plan shall have a minimum depth of one hundred twenty
(120) feet.
c. Lots backing on freeways or railroad rights-of-way shall have a
minimum depth of one hundred fifty (150) feet.
C. POPULATION DENSITY
1. The following population density standards shall apply to all lots in the
District:
a. Where both community water supply and public sewage disposal systems
exist, there shall be a minimum of one thousand five hundred (1,500)
square feet of lot area for each dwelling unit.
b. Where community water supply or a private water supply and individual
sewage disposal systems exist, the minimum lot area for each dwelling
unit shall be determined by the County Health Department upon the
basis of soil analysis tests approved by the County Health
Department. In no case shall the minimum lot area be less than one
thousand five hundred (1,500) square feet for each dwelling unit.
2. A nonconforming lot of record under separate ownership at the time it
became nonconforming may be used for or occupied by any use permitted in
this District subject to the following limitations:
a. Where the lot has less than three thousand (3,000) square feet of lot
area, said lot shall not be used for more than one (1) dwelling unit.
b. Where the lot has three thousand (3,000) square feet of lot area or
more but less than four thousand five hundred (4,500) square feet of
lot area, said lot shall not be used for more than two (2) dwelling
units.
c. Where the lot has four thousand five hundred (4,500) square feet of
lot area or more but less than six thousand (6,000) square feet of
lot area, said lot shall not be used for more than three (3) dwelling
units.
81R-3" and `8R-3-A" Districts 190 Section 828.5-C
PAGE 215 Show Image
d. Where the lot has six thousand (6,000) square feet of lot area or
more but less than seven thousand (7,000) square feet of lot area,
said lot shall not be used for more than four (4) dwelling units.
0. BUILDING HEIGHT
1. No main building or structure erected in the "R3" District shall have a
height greater than three (3) stories, not to exceed forty (40) feet.
2. No accessory building erected in either the `8R-3" or IIR~3~Au District
shall have a height greater than one (1) story, not to exceed twelve (12)
feet, to plate height.
3. Within the IIR~3~Au District, no main building or structure erected shall
have a height greater than one (1) story, not to exceed twenty (20) feet.
4. Exceptions:
The provisions of the "R-lA" District, Section 822.5-D.3, shall apply.
E. YARDS
1. General Yard Requirements
The provisions of the HR~lAII District, Section 822.5E.1, shall apply.
2. Front Yard
a. Each lot shall have a front yard of not less than fifteen (15) feet
extending across the full width of the lot except for special
conditions provided for below. Where a front yard is proposed to be
more than fifty (50) feet, a site plan review shall be required as
provided for in Section 874.
b. For hillside lots, partially built-up blocks, and neighborhood unit
plans, the provisions of the "R-l-A" District, Section 822.5-E.2.c, d
and e, shall apply.
3. Side Yard
a. Each lot shall have a side yard on each side of not less than five
(5) feet except for special conditions treated below.
b. For hillside lots, accessory buildings in side yards, and main
buildings abutting an alley, the provisions of the `8R-l-A" District,
Section 822.5-E.3.b, e and f, shall apply.
Corner Lots
The provisions of the ~I~-~lI District, Section 826.5-E.3.c, shall apply.
88R-3" and "R-3-A" Districts 191 Section 828.5-E
PAGE 216 Show Image
Reversed Corner Lots
On reversed corner lots, the side yard abutting the street shall be not
less than ten (10) feet.
(Amended by Ord. 490.169 re-adopted 4-24-79)
4. Rear Yard
a. Each lot shall have a rear yard of not less than fifteen (15) feet.
For exceptions for the main building, the General Conditions, Section
855-E.4, shall apply.
b. For hillside lots and accessory buildings, the provisions of the
88R-l-A88 District, Section 822.5-E.4.b and c., shall apply.
5. Exceptions: Permitted Projections into Required Yards
The provisions of the 81R-l-A" District, Section 822.5-E.a through C, shall
apply.
F. SPACE BETWEEN BUILDINGS
The minimum space requirements of the "R-2" District, Section 827.5-F.l, and 2,
shall apply.
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed fifty (50)
percent of the total lot area, except as hereafter provided:
Where community water supply or a private water supply and an individual
sewage disposal system exists, the maximum lot coverage shall be
determined by the County Health Department upon the basis of soil analysis
tests approved by the County Health Department. Said maximum lot coverage
shall not be greater than fifty (50) percent.
H. FENCES, HEDGES AND WALLS
1. The provisions of the 8£R-l-A" District, Section 822.5-H.l, 2, and 3, shall
apply.
2. For non-residential uses, the provisions in the General Conditions,
Section 855-1.3, shall apply.
I. OFF-STREET PARKING
The following provisions shall apply, subject to the General Conditions,
Section 855-I.
1. For residential use, the provisions of the "R-2" District, Section
827.5-1.1, shall apply.
`8R-3'8 and `8R-3-A" Districts 192 Section 828.5-1
PAGE 217 Show Image
2. For non-residential uses, the off-street parking provisions in the General
Conditions, Section 855-I, shall apply.
Je ACCESS
The requirement in the 15R-l-A" District, Section 822.5-J.l, 2, 3, and 4, shall
apply.
K. OUTDOOR ADVERTISING
1. The provisions of the "R-l-A'8 District, Section 822.5-K.l, 2, 3, 4, 5, and
6, shall apply.
(Amended by Ord. 490.32 adopted 12-13-66)
2. Identification signs for Multiple Family Dwellings shall be permitted
subject to the following conditions:
a. One freestanding or face-mounted sign will be allowed.
b. The sign shall contain only the name and/or address of the premises
on which it is located.
c. The sign shall be a maximum of twelve (12) square feet in area,
including architectural features. Larger signs, not exceeding
twenty-five (25) square feet may be permitted subject to a Director
Review and Approval as set forth in Section 872.
d. The sign face shall not be internally illuminated but may be
floodlighted.
(Added by Ord. T-250 adopted 8-18-80)
SECTION 828.6 SITE PLAN REVIEW
Before any building or structure is erected on any lot in this District, a site
plan shall have been submitted to and approved by the Director pursuant to the
provisions of Section 874.
(Amended by Ord. 490.17 adopted 11-24-64; Ord. T-252 adopted 12-9-80)
"R-3'8 and "R-3-A" Districts 193 Section 828.6
PAGE 218 Show Image
PAGE 219 Show Image
SECTION 829
"R-4" HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICTS
The "R-4'5 is intended to provide for the high density multiple family
residential development on lots not less than ten thousand (10,000) square
feet in area.
SECTION 829.1 USES PERMITTED
The following uses shall be permitted in the "R-4" District. All uses shall
be subject to the Property Development Standards in Section 829.5.
A. Uses permitted in the "R-3" District, Section 828.1-A through I, shall
apply.
B. Day nursery large or day nursery institutional.
(Amended by Ord. 490.188 adopted 10-29-79)
C. Multiple housing facilities including (in addition to those permitted in
the "R-3" District) apartment hotels and rooming and boarding houses
furnishing housing to transient roomers and boarders.
D. Private clubs and lodges, excepting those the principal activity of
which is a service customarily carried on as a business.
E. Rest homes, licensed as such, with not more than five (5) patients.
F. Temporary tract offices and model homes, in the tract being developed.
(Added by Ord. 490.39 adopted by 12-5-67)
SECTION 829.2 - USES PERMITTED SUB3ECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval by the
Di rector.
A. Ham radio towers.
(Added by Ord. 490.160 adopted 10-2-78)
B. Hospitals.
(Amended by Ord. T-244 adopted 4-19-83)
C. Identification signs for multiple family dwellings subject to the
criteria set forth in the property development standards of Section
829.5-K.2.
(Added by Ord. T-250 adopted 8-18-80)
IIR~4u District 195 Section 829
PAGE 220 Show Image
0. Microwave relay structures.
E. Off-site directional signs for major recreational uses, hospitals and
colleges subject to the criteria set forth in Section 855-K.l.e, and the
property development standards of Section 822.5-K.7.
(Added by Ord. 490.105 adopted 4-22-75)
F. Temporary construction materials storage yards in the tract being
developed.
G. Temporary or permanent telephone booths.
H. Halk-in, reach-in, cold storage boxes designed to hold refrigerated food
for sale upon, and to occupants of the premises within apartment
complexes of fifty (50) units or more. There shall be no signs
advertising this use and it shall be completely screened from adjacent
properties and public or private road rights-of~way. Lighting shall not
be directed toward or illuminate any apartment unit, adjacent properties
or public or private road rights-of~way. Operation shall be limited to
either the resident manager, property manager or the property owner and
there shall be no employees.
(Added by Ord. 490.47 adopted 9-10-68)
I. Hater pump stations.
(Added by Ord. 490.39 adopted 12-5-67)
3. Yard setback reduction for energy conservation purposes on single lots,
subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 829.3 - USES PERMITTED SUB3ECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided for in Section 853.
A. Building over four (4) stories.
B. Country clubs and golf courses.
C. Electric distribution substations.
D. Off-site subdivision signs subject to the provisions of Section 829.5-K.
E. Yard setback reduction or lot dimension modifications for energy
conservation purposes on multiple lots, subject to the provisions of
Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
"R-4" District 196 Section 829.3-E
PAGE 221 Show Image
F. Private roads, as specified in the Fresno County Improvement Standards and the
provisions of Section 855N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 829.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "R-4" District.
A. Commercial uses, excepting the commercial-residential uses listed as permitted
in Section 829.1.
B. Industrial uses.
C. Agricultural uses.
D. Hotels and motels.
E. Professional offices.
F. Advertising structures.
SECTION 829.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all lands and structures in the IuR~4u District:
A. LOT AREA
Each lot shall have a minimum net area of ten thousand (10,000) square feet
except as provided in Section 829.5-C below.
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards
and lots now existing may not be reduced below these standards. Each dimension
is minimum, only. One or both shall be increased to attain the minimum lot
area required.
1. Width
a. Interior lots shall have a minimum width of sixty-five (65) feet.
b. Corner lots and reversed corner lots shall have a minimum width of
seventy-five (75) feet.
c. Reversed corner lots shall have a minimum width of eighty (80) feet.
"R-4'8 District 197 Section 829.5-B
PAGE 222 Show Image
d. Lots siding on freeways or railroad rights-of~way shall have a
minimum width of forty-five (45) feet.
2. Depth
a. Lots facing on local streets shall have a minimum depth of one
hundred ten (110) feet.
b. Lots facing on major or secondary highways shall have a minimum depth
of one hundred twenty (120) feet.
c. Lots backing on freeways or railroad rights~of-way shall have a
minimum depth of one hundred fifty (150) feet.
C. POPULATION DENSITY
1. The following population density standards shall apply to all lots in thee
District.
a. Where both community water supply and public sewage disposal Systems
exist, there shall be a minimun of one thousand (1,000) square feet
of lot area for each dwelling unit.
b. Where community water supply or a private water supply and individual
sewage disposal systems exist, the minimum lot area for each dwelling
unit shall be determined by the County Health Department upon the
basis of soil analysis tests approved by the County Health
Department. In no case shall the minimum lot area be less than one
thousand (1,000) square feet for each dwelling unit.
2. A nonconforming lot of record under separate ownership at the time it
became nonconforming may be used for or occupied by any use permitted in
this District subject to the following limitation:
a. Where the lot has less than three thousand (3,000) square feet of lot
area, said lot shall not be used for more than one (1) dwelling unit.
b. Where the lot has three thousand (3,00) square feet of lot area or
more than but less than four thousand (4,000) square feet of lot
area, said lot shall not be used for more than two (2) dwelling units.
c. Where the lot has four thousand (4,000) square feet of lot area or
more but less than five thousand (5,000) square feet of lot area,
said lot shall not be used for more than three (3) dwelling units.
d. Where the lot has five thousand (5,000) square feet of lot area or
more but less than six thousand (6,000) square feet of lot area, said
lot shall not be used for more than four (4) dwelling units.
81R-4" District 198 Section 829.5-C
PAGE 223 Show Image
e. Where the lot has six thousand (6,000) square feet of lot area or
more but less than seven thousand (7,000) square feet of lot area,
said lot shall not be used for more than five (5) dwelling units.
fe Where the lot has seven thousand (7,000) square feet of lot area or
more but less than eight thousand (8,000) square feet of lot area,
said lot shall not be used for more than six (6) dwelling units.
g. Where the lot has eight thousand (8,000) square feet of lot area or
more but less than nine thousand (9,000) square feet of lot area,
said lot shall not be used for more than seven (7) dwelling units.
h. Where the lot has nine thousand (9,000) square feet of lot area or
more but less than nine thousand five hundred (9,500) square feet of
lot area, said lot shall not be used for more than eight (8) dwelling
units.
1. Where the lot has nine thousand five hundred (9,500) square feet of
lot area or more but less than ten thousand (10,000) square feet of
lot area, said lot shall not be used for more than nine (9) dwelling
units.
D. BUILDING HEIGHT
I. No main building or structure erected in this District shall have a height
greater than four (4) stories, not to exceed fifty (50) feet, provided
that buildings over four (4) stories or fifty (50) feet in height may be
erected subject to the securing of a Conditional Use Permit as set forth
in Section 82g.3.
2. No accessory building erected in this District shall have a height greater
than one (1) story, not to exceed twelve (12) feet, to plate height.
3. Exceptions:
The provisions of the `8R-lA88 District, Section 822.5-D.3, shall apply.
E. YARDS
1. The provisions of the "R-3£8 District, Section 828.5E.l, 2, 3, 4, and 5,
shall apply.
2. For buildings over two and onehalf (2 1/2) stories, or thirtyfive (35)
feet in height, required side and rear yards shall be increased at the
rate of three (3) inches for each foot of building height above
thirty-five feet (35) feet.
F. SPACE BETWEEN BUILDINGS
1. The provisions of the "R-2'8 District, Section 827.5F.l and 2, shall apply
to all structures up to two and onehalf (2 1/2) stories, or thirty-five
(35) feet in height.
"R-4'8 District 199 Section 829.5-F
PAGE 224 Show Image
2. For structures over two and one-half (2 1/2) stories, or thirty-five (35)
feet in height, the required space between buildings shall be increased.
The provisions of Section 829.5-E-2, shall apply.
3. Where variations in height occur, adjustments may be made by the Director
to bring the space between buildings into harmony with the intent of this
Section.,
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed sixty (60)
percent of the total lot area, except as hereafter provided:
Where community water supply or a private water supply and an individual
sewage disposal system exist, the maximum lot coverage shall be determined
by the County Health Department upon the basis of soil analysis tests
approved by the County Health Department. Said maximum lot coverage shall
not be greater than sixty (60) percent.
H. FENCES, HEDGES AND WALLS
1. For residential uses, the provisions of the "R-l-A" District, Section
822.5-H.l, 2, and 3, shall apply.
2. For non-residential uses, the provisions in the General Conditions,
Section 855-1.3, shall apply.
I. OFF-STREET PARKING
The following provisions shall apply, subject to the General Conditions,
Section 855-I.
1. For residential use, the provisions of the "R-2'£ District, Section
827.5-1.1, shall apply.
2. For non-residential uses, the off-street parking provisions in the General
Conditions, Section 855-I, shall apply.
J. ACCESS
The provisions of the "R-l-A" District, Section 822.5-J.l, 2, 3, and 4, shall
apply.
K. OUTDOOR ADVERTISING
1. The provisions of the `8R-l-A18 District, Section 822.5-K.l, 2, 3, 4, 5, and
6, shall apply.
2. Identification signs for Multiple Family Dwellings shall be permitted
subject to the following conditions:
`8R-488 District 200 Section 829.5-K
PAGE 225 Show Image
a. One freestanding or face-mounted sign will be allowed.
b. The sign shall contain only the name and/or address of the premises
on which it is located.
c. The sign shall be a maximum of twelve (12) square feet in area,
including architectural features. Larger signs, not exceeding
twenty-five (25) square feet may be permitted subject to a Director
Review and Approval as set forth in Section 872.
d. The sign face shall not be internally illuminated but may be
floodlighted.
(Added by Ord. T-250 adopted 8-18-80)
SECTION 829.6 - SITE PLAN REVIEW
Before any building or structure is erected on any lot in this District, a site
plan shall have been submitted to and approved by the Director pursuant to the
provisions of Section 874.
(Amended by Ord. 490.17 adopted 11-24-64)
`8R-4'£ District 201 Section 829.6
PAGE 226 Show Image
PAGE 227 Show Image
SECTION 830
"T-P" TRAILER PARK RESIDENTIAL DISTRICT
The "T-P£' Trailer Park Residential District is created to provicle for the
accommodation of residential trailers at a standard consistent with the protection
of the health, safety and welfare of the community on lots not less than three (3)
acres in area. A Trailer Park Residential District shall not be less than five (5)
acres in size. Such District is herein deemed to be a Multiple Family Resiciential
District, and a trailer is herein deemed to be a dwelling.
SECTION 830.1 USES PERMITTED
The following uses shall be permitted in the "T-P" District. All uses shall be
subject to the Property Development Standards in Section 830.5.
A. Trailer parks.
B. Home Occupations, Class I, in conjunction with a aetached single family
residential unit, subject to the provisions of Section 855-N.
(Amended by Ord. T-288 adopted 2-25-86)
C. Signs subject to the provisions of Section 830.5-K.
D. Temporary or permanent telephone booths.
SECTION 830.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval by the
Director.
A. Microwave relay structures.
B. Water pump stations.
C. Mobilehome park services.
(Added by Ord. 490.188 adopted 10-29-79)
D. Yard setback reduction for energy conservation purposes on single lots, subject
to the provisions of Section 855-N.
(Added by Ord. T-266 adopted by 9-6-83)
SECTION 830.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as provided
for in Section 85S
A. Electric distribution substation.
"T-P" District 203 Section 830
PAGE 228 Show Image
B. Mobilehome planned residential developments.
(Added by Ord. 490.188 adopted 10-29-79; amended by Ord. T-255 adopted 8-2-82)
C. Yard setback reduction or lot dimension modifications for energy conservation
purposes on multiple lots, subject to the provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
D. Private roads, as specified in the Fresno County Improvement Stanoarcis and the
provisions of Section 855-N.
(Added by Ord. T-266 adopted 9-6-83)
SECTION 830.4 - USES EXPRESSLY PROHIBITED
The following uses shall be expressly prohibited.
A. Advertising structures.
B. Commercial uses, other than those permitted in Sections 830.1 and 830.2.
(Amended by Ord. 490.188 adopted 10-29-79)
C. Industrial uses.
SECTION 830.5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all land anci structures in the "T-P" District.
A. LOT AREA AND DIMENSIONS
1. Lot Area
Each lot shall have a minimum area of three (3) acres. A nonconforming
lot of record under separate ownership at the time it became nonconforming
may be used for or occupied by any use permitted in this District.
2. Lot Dimension
The lot dimension provisions of the `8R-l-A'8 District, Section 822.5-B.l
and 2, shall apply.
B. TRAILER SPACE - AREA AND DIMENSIONS
1. Trailer Space Area
Each trailer space shall have a minimum area of one thousand five hundred
(1,500) square feet with the following exceptions:
11T-P" District 204 Section 830.5-B
PAGE 229 Show Image
a. Trailer parks existing on the effective date of this Division with
existing spaces having less than one thousand five hundred (1,500)
square feet of area may continue to operate, but in no case shall any
trailer space have an area of less than one thousand (1,000) square
feet.
b. Trailer parks may provide spaces for vacation trailers when not more
than ten (10) percent of the trailer spaces are set aside for
vacation trailers. Trailer spaces for vacation trailers shall have
an area of seven hundred fifty (750) square feet.
2. Trailer Space Dimensions
Each trailer space shall be not less than thirty (30) feet in width.
There is no required depth.
C. POPULATION DENSITY
The following population density standards shall apply to all lots in the
District.
1. Where both community water supply and public sewage disposal systems
exist, there shall be a minimun of two thousand four hundred (2,400)
square feet of lot area for each trailer space in a trailer park.
2. Where community water supply or a private water supply and individual
sewage disposal systems exists, the minimum lot area for each dwelling
unit shall be determined by the County Health Department upon the basis of
soil analysis tests approved by the County Health Department. In no case
shall the minimum lot area be less than two thousand four hundred (2,400)
square feet for each trailer space in a trailer park.
3. Said lot area shall include access, trailer parking, automobile parking,
outbuilding space, recreation areas and other similar uses.
D. BUILDING HEIGHT
1. No building or structure erected in this District shall have a height
greater than two and one-half (2-1/2) stories, not to exceed thirty-five
(35) feet.
2. Exceptions:
The provisions of the "R-l-A'8 District, Section 822.5-D.3, shall apply.
E. YARDS
1. General Yard Requirements
The provisions of the "R-l-A58 District, Section 822.5-E.l, shall apply.
"T-P" District 205 Section 830.5-E
PAGE 230 Show Image
2. Front Yard
Each `8T-P" District lot which abuts a dedicated street shall have a front
yard of not less than fifteen (15) feet extending for the full width of
the lot or parcel devoted to said use. Said yard shall be landscaped and
maintained with evergreen materials.
3. Side Yard
Each `8T-P" District lot shall have a side yard on both sides of the lot or
parcel devoted to said use of not less than five (5) feet, except for
corner and reversed corner lots, in which case the side yard on the street
side shall be not less than ten (10) feet.
4. Rear Yard
Each IuT~pIa District lot shall have a rear yard extending across the full
width of the lot or parcel devoted to said use of not less than ten (10)
feet. Said rear yard may be used for access or parking.
F. DISTANCE BETWEEN RESIDENTIAL TRAILER UNITS OR OTHER PERMITTED BUILDINGS OR
STRUCTURES
1. Where trailers are located side by side, or end to side; there shall be a
space not less than ten (10) feet between trailer units.
2. Where trailers are located end to end, there shall be a space not less
than ten (10) feet between trailer ends, excepting where such trailers
abut a roadway serving as access to and within the trailer park, in which
case the minimum space between trailers shall be thirtysix (36) feet.
3. Where residential trailers are located near any permitted building other
than another residential trailer, regardless of the side or end
relationships, the minimum space between the trailer and said building
shall be ten (10) feet.
G. LOT COVERAGE
The provisions of the "R3'8 District, Section 828.5-G, shall apply. Trailers
are herein deemed to be structures and the parking area provided for them on a
trailer space shall be deemed to be `8covered."
H. HEDGES, FENCES AND WALLS
1. The provisions of the "Rl-A'8 District, Section 822.5H.l, 2, and 3, shall
apply to all lots located in a "T-P" District.
2. A Trailer Park Residential District shall be entirely enclosed with a
solid six (6) foot high masonry wall, with exception of the area defined
as the front yard wherein said wall shall not be higher than three (3)
feet when next to any "R81 District. In the event a Trailer Park
Residential District is next to any "A, " C,88 or IIMIU District, a chain
link fence with solid screen planting may be substituted for said solid
masonry wall. In no case shall the height requirements be changed in any
manner.
"T-P81 District 206 Section 830.5-H
PAGE 231 Show Image
3. No fence or wall over six (6) feet in height shall be located on any lot
in a `8T-P£8 Districte
I. OFF-STREET PARKING
The following provisions shall apply subject to the General Conditions, Section
855-I.
1. There shall be one (1) parking space on the lot for each trailer parking
space.
2. There shall be one (1) additional parking space for each ten (10) trailer
spaces or sites, said parking spaces shall be used for guest parking.
Je ACCESS
1. The provisions of the "R-l-A" District, Section 822.5-J.l, 2, 3, and 4,
shall apply.
2. Vehicular access ways within trailer parks shall be paved to a width of
not less than twenty (20) feet.
K. OUTDOOR ADVERTISING
1. Signs shall be permitted in the "T-P'5 District which advertise the
mobilehome park. Said signs shall be located on the premises and shall
not exceed one (1) square foot of said sign for each front foot of the
frontage along the street serving as access to the mobilehome park,
provided, however, that there shall be a maximum area for signs for any
one (1) mobilehome park of one hundred (100) square feet of sign on any
one (1) frontage.
2. Name plates shall be permitted for mobilehome park services subject to the
following conditions. They shall:
a. Be located on the face of the building in which the activity is
located.
b. Not exceed two (2) square feet in area.
c. Be unlighted except that name signs which are not visible from
abutting properties or public rights-of~way may be lighted, provided
such lighting does not reflect upon surrounding mobilehomes.
d. Identify only the name of the operator and the service rendered.
e. Be limited to one (1) name plate for each approved service rendered.
(Added by Ord. 490.188 adopted 10-29-79)
L. LOADING
No requirements.
"T-P'£ District 207 Section 830.5-L
PAGE 232 Show Image
M. SIZE OF DISTRICT
No parcel of land containing less than five (5) acres of area may be used for
the purposes permitted in the "T-P" District.
N. SPECIAL STANDARDS AND REGULATIONS
Each trailer park shall be connected to a sanitary sewer, cesspool, or septic
tank approved by the Health Department. Each trailer space shall be provided a
connection to said sanitary sewer, cesspool, or septic tank.
SECTION 830.6 OTHER CONDITIONS TO USE
A. Trailers either without toilet facilities or with toilet facilities that cannot
be connected to a sanitary sewer line shall not be permitted in the "TP£8
District, except for permitted vacation trailers.
B. No accessory building shall be constructed as a permanent part of a trailer,
nor shall any other structure or device be attached to a trailer other than a
cloth awning or similar temporary device.
C. Cabanas, ramadas and other similar permanent structures may be erected in
conjunction with a trailer parking space, provided, however that:
1. Said structure shall be deemed to be a part of the trailer or mobilehome
even though it shall not be permitted to be attached thereto, and
2. The space between trailers or mobilehomes units set forth in Section
830.5-F shall be deemed to be the minimum space between said structures.
In no case may a cabana or ramada be closer to any trailer other than the
one it is designed to service, or closer to any other cabana or ramada
than the distance established herein for the space between trailers.
D. When the use of public sewer becomes available, the use of septic tank or other
private means of sewage disposal shall be discontinued and all buildings and
trailer coaches shall be connected with the sewer within ninety (90) days from
the date of its availability if the trailer park is within one hundred (100)
feet of the sewer.
SECTION 830.7 SITE PLAN REVIEW
Before any Residential Trailer Park may be approved, and before any buildings for
trailer park purposes are erected, the applicant for said use shall submit a site
plan to the Director. The provisions of Section 874 shall apply, and in addition
the plan shall show the provisions for lighting of interior access ways, the
location of all trailer parking sites and such other architectural and engineering
data as may be necessary to permit the Director to make a finding that the
provisions of this Division are being complied with.
"T-P" District 208 Section 830.7
PAGE 233 Show Image
SECTION 831
`1R~Pu RESIDENTIAL AND PROFESSIONAL OFFICE DISTRICT
The `1R~PH Residential and P~ofessiona1 Office District is intendeci to act as a
transition district wherein residential neighborhoods are protected from aciverse
features inherent in neighborhood shopping center districts, community shopping
center districts, or other adjacent districts and conditions.
(Added by Ord. 490.10 adopted 11-5-63)
SECTION 831.1 - USES PERMITTED
The following uses shall be permitted in the "R-P" District. All uses shall be
subject to the property development standards in Section 831.5 ano site plan
review, Section 874.
A. RESIDENTIAL USES
The following permitted uses shall be considered as "residential uses" as the
term is applied in the Property Development Stanclarcis, Section 831.5.
1. Existing residential buildings.
2. One family, two family or multiple family dwellings. then more than one
single family residence is placeci on a lot, the provisions of Section
831.6 shall apply.
3. Home Occupations, Class I, in conjunction with a detached sinyle family
residential unit, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopted 2-25-86)
B. NON-RESIDENTIAL USES
The following uses are permitted and shall be considered as "non-resiaential"
uses, as the term is used in the Property Development Standaros, Section 331.5
1. Artist studios.
2. Libraries.
3. Office on ground floor only. There shall be no retail sales, storage of
stock in trade and storage of equipment not used exclusively in saio
offices:
a. Administrative.
b. Business.
c. General.
HR~P~~ District 209 Section 831
PAGE 234 Show Image
d. Medical and dental.
e. Professional, other than veterinarian.
4. Signs, subject to provisions of Section 831.5-K.
5. One family dwelling unit used in combination with permitted
non-residential uses.
6. Laboratories (not to exceed 350 square feet of floor area):
a. Biological.
b. Dental.
c. Medical.
d. Optometrical.
(Added by Ord. 490.77 adopted 8-17-72)
7. Day nursery commercial.
(Added by Ord. 490.188 adopted 10-29-79)
SECTION 831.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
The following uses shall be permitted subject to review and approval by the
Director.
A. Water pump stations.
B. Non-residential uses located in an existing residential structure, when there
is a material change in the exterior apperance of said structure, other than
maintenance and repair.
C. Buildings over one story in height when permitted by Section 831.5-D.l.
D. Home Occupations, Class II, in conjunction with a detached single family
residential unit, subject to the provisions of Section 855-N.
(Added by Ord. T-288 adopter 2-25-86)
E. Laboratories (more than 350 square feet of floor area):
1. Biological.
2. Dental.
3. Medical.
"R-P" District 210 Section 831.2-D
PAGE 235 Show Image
4. Optometrical.
(Added by Ord. 490.77 adopted 8-17-72)
SECTION 831 .3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to a Conditional Use Permit as
provided for in Section 853.
A. Savings and loan associations.
(Added by Ord. 490.86 adopted 5-8-73)
B. Dance studios providing instruction only (limited to 10 students per session).
(Added by Ord. 490.113 adpoted 6-8-76)
C. Planned Office Developments
(Added by Ord. T-255 adopted 8-2-82)
D. Planned Commercial Developments
(Added by Ord. T-284 adopted 5-26-87)
SECTION 831.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the "R-P" District.
A. More than one single family dwelling in combination with a permitted
non-residential use.
B. Non-residential uses not specifically listed in Section 831.1-B.
C. Industrial uses.
0. Advertising structures.
E. Commercial uses.
SECTION 831 .5 - PROPERTY DEVELOPMENT STANDARDS
The following property development standards and those in Section 855 shall apply
to all land and structures in the "R-P'1 District:
A. LOT AREA
Each lot shall have a minimum area of seven thousand five hundred (7,500)
square feet. A nonconforming lot of record under separate ownership at the
time it became nonconforming may be used for or occupied by any use permitteo
in this District.
"R-P" District 211 Section 831 .5-A
PAGE 236 Show Image
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum standards,
and lots now existiny may not be reduced below these standards. Each dimension
is minimum only. One or both shall be increased to attain the minimum lot
required.
1. Width
a. Interior lots shall have a minimum width of sixtyfive (65) feet.
b. Corner lots shall have a minimum width of seventy (70) feet.
c. Reversed corner lots shall have a minimum width of seventy-five (75)
feet.
2. Depth
a. Lots facing on local streets shall have a minimum depth of one
hundred ten (110) feet.
b. Lots facing on major or secondary highways shall have a minimum depth
of one hundreo twenty (120) feet.
c. Lots backing on freeways or railroad rights-of-way shall have a
minimum depth of one hundred thirty (130) feet.
C. POPULATION DENSITY
1. The density shall not exceed one dwelling unit for each~two thousand four
hundred (2,400) square feet of lot area.
(Amended by Ord. 4g0.121 adopted 11-9-76)
2. A nonconforming lot of record under separate ownership at the time it
became nonconforming may be used for residential purposes subject to the
following limitations:
a. Any lot having less than four thousand (4,000) square feet may not be
used for residential purposes.
b. Where the lot has four thousand (4,000) square feet of lot area or
more, but less than six thousand five hundred (6,500) square feet of
lot area, said lot shall not be used for more than two (2) dwelling
units.
c. Where the lot has six thousand five hundred (6,500) square feet of
lot area or more, but less than seven thousand five huncireci (7,500)
square feet of lot area, said lot shall not be used for more than
three (3) dwelling units.
"R-P'1 District 212 Section 831 .5-C
PAGE 237 Show Image
D. BUILDING HEIGHT
1. No building or structure erected in this District shall have a height
greater than one (1) story, not to exceed twenty (20) feet. In the event
the building height of developed buildings in an abutting "R" or "C-P"
district exceeds these provisions, this height restriction may be waived
by Director Review and Approval, such waiver not to exceed the height of
the existing abutting development or the maximum building height permitted
in the abutting district, whichever is lower.
2. No accessory building erected in this district shall have a height greater
than one (1) story, not to exceed twelve (12) feet to plate height.
E. YARDS
1. General Yard Requirements
a. All required yards shall extend the full width or depth of the lot
and shall be open from the ground to the sky except as provided in
Section 831.5-E.5.
b. All side and rear yards shall be planted with trees at twenty foot
intervals along their entire length. Front yards shall be landscaped
and maintained. Side and rear yards not adjacent to a street may be
used for parking and loading, but in all such cases, the planting
requirements listed above shall be met in a satisfactory manner, and
the planting scheme shall be shown on the site plan submitted for
approval.
c. No main building shall be erected within fifty (50) feet of the
right-of-way of any railroad line, freeway, or flood control channel.
d. Swimming pools shall not be located in any required front yard, nor
shall they be located closer than five (5) feet from any side or rear
property line, and they shall be enclosed as required in the C-P
District, Section 832.5-H.2.
2. Front Yard
Each lot shall have a front yard of not less than fifteen (15) feet.
3. Side Yard
Each lot shall have a side yard of not less than ten (10) feet. On corner
and reversed corner lots, private garages and/or carports designed to open
onto a side street shall be at least twenty (20) feet from the property
line on the side street.
4. Rear Yard
Each lot shall have a rear yard of ten (10) feet.
"R-P" District 213 Section 831.5-E
PAGE 238 Show Image
5. Exceptions: Permitted Projections into Required Yards:
The provisions of ther "Ri-A" District, Section 822.5-E, shall apply.
F. SPACE BETWEEN BUILDINGS
I. No requirements for non-residential buildings.
2. Residential Requirements
a. Minimum space between exterior walls of main buildings on the same
lot.
(1) For buildings side to side, the minimum space shall be ten (10)
feet.
(2) For buildings rear to side, front to side, with entries or
exists into space, the minimum space shall be fifteen (15) feet.
(3) For buildings front to rear, rear to front with entires into
space, the minimum space shall be twenty (20) feet.
(4) For buildings front to front arranged about interior court,
permitting a ten (10) foot driveway in said interior court, said
driveway being access to parking area or building, the minimum
space shall be thirty (30) feet. Without said driveway said
space shall be twentyfive (25) feet. Unenclosed porch or entry
facilities may extend into a required yard or space not more
than three (3) feet. Porch cover may extend into said space not
more than eighteen (18) inches.
(5) In no event shall the minimum space between main buildings be
less than ten (10) feet.
b. Minimum space between exterior walls of main and accessory buildings
on the same lot.
(1) Garages and other nondwelling structures shall be located not
less than six (6) feet from any main building unless such
structure is attached to the main building with a common wall or
party wall.
(2) Where a garage is located within the area defined by the
projections of the side lines of any main building, and where
said garage faces and is detached from any main building and the
vehicular access to said garage falls entirely or in part within
said area, the garage shall be not less than twenty-five (25)
feet from the main building or buildings.
£IRPEu District 214 Section 831.SF
PAGE 239 Show Image
(3) Where accessory buildings are attached to a main building by a
breezeway roof, the provisions of paragraphs `3a88 and "b'8 shall
apply.
(4) The minimum distance between accessory buildings shall be not
less than six (6) feet unless said buildings have a common or
party wall.
G. LOT COVERAGE
Maximum lot coverage by buildings and structures shall not exceed fifty (50)
percent of the total lot area.
H. FENCES, HEDGES AND WALLS
1. The general conditions, Section 855-H shall apply.
2. Where an "R-P'8 lot sides or rears on other residential districts, a solid
masonry wall not less than five (5) nor more than six (6) feet in height
shall be erected along said property line if developed with
non-residential uses.
3. No fence, wall or hedge over three (3) feet in height, shall be permitted
in any required front yard, or in the required side yard on the street
side of a corner or a reversed corner lot.
I. OFF-STREET PARKING
1. For non-residential uses, there shall be one (1) parking space for each
two hundred twenty-five (225) square feet of gross floor area, provided,
however, that if such use falls into any of the special uses in the
General Conditions, Section 855-I, such general condition shall apply.
(Amended by Ord. 490.102 adopted 10-29-74)
2. This required parking area shall be provided:
a. On the lot with the building or uses being served, or
b. On a contiguous lot in the "R-P'8 District.
3. For residential uses, there shall be at least one (1) parking space in a
garage or carport for every dwelling unit. These spaces shall be on the
same lot with the main building which they are intended to serve and
located to the rear of the required front yard.
4. The provisions of the General Conditions, Section 855-I shall apply.
"R-P'£ District 215 Section 831.5-I
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Je ACCESS
1. There shall be adequate vehicular access to offstreet parking facilities
from a dedicated and improved street, service road or alley. The design
of the access shall be approved by the Department of Public Works as able
to withstand commercial usage.
2. There shall be pedestrian access from a dedicated and improved street to
property used for residential purposes.
3. There shall be no vehicular access to residential property from major or
secondary highways as shown on the Major Street and Highway Plan except
where lots were of record on the effective date of this Ordinance, and
where such access cannot be provided by way of an alley or service road.
Said lots shall have adequate turning area to permit motor vehicles to
head into the highway.
4. If vehicular access to the lot is via an alley, there shall be provided as
a minimum pedestrian accessway a side yard at least five (5) feet in width
from the street frontage to the alley at the rear. For other yard
requirements, see Section 831 .5E.
5. If vehicular access is via a driveway parallel with a side lot line, there
shall be an accessway of not less than ten (10) feet from the street or
alley to the building side for both pedestrian and vehicular access.
K. OUTDOOR ADVERTISING
1. The following signs shall be permitted for non-residential uses.
a. One (I) freestanding sign subject to the following regulations:
(1) The sign shall contain thereon only the name of the buildings,
occupants, or groups thereof.
(2) The sign shall not exceed fifteen (15) square feet in area.
(3) The sign shall not exceed six (6) feet in height.
b. One (1) sign, attached to the face of the building, subject to the
following regulations:
(1) The sign shall indicate only the name and address of the
building or group of buildings, provided that, the sign may also
contain the name of the occupant or groups thereof if a
freestanding sign is not located on the lot.
(2) The letter or numeral height shall not exceed one (1) foot.
C. Name plates not exceeding two (2) square feet in area. Name plates
shall display only:
(1) The name of the occupant.
"RP8£ District 216 Section 831.5-K
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(2) Suite or office number.
(3) The nature of the services rendered upon the premises.
d. "For Rent" or "For Sale" signs posted on the subject lot or building
by the owner or his authorized agent. Said signs shall not exceed
six (6) square feet in area and there shall be not more than two (2)
such signs for any one (1) lot, building or occupancy.
2. The following regulations shall apply to all signs permitted in the R-P
District:
a. All faces of signs attached to a building shall be parallel to the
face of the building.
b. No blinking, flashing, rotating or animated signs shall be permitted
in the R-P District.
c. Lights used to illuminate signs shall be so installed as to
concentrate the illumination on the sign or advertising structure and
so as to minimize glare upon a public street or adjacent property.
d. No sign shall be placed on the roof of any building or structure in
the RP District.
3. For other permitted uses, the provisions of the "R-lA" District, Section
822.5-K.l, 2, 3, 4, and 5, shall apply.
L. LOADING
For non-residential uses, the provisions of the "C-P" District, Section
832.5-L.l, 2, 3, and 4 shall apply.
SECTION 831.6 - SITE PLAN REVIEW
Before any building or structure is erected on any lot in this District, a site
plan shall have been submitted to and approved by the Director pursuant to the
provisions of Section 874.
"R-P" District 217 Section 831.6
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PAGE 243 Show Image
SECTION 832
uC~P5I ADMINISTRATIVE AND PROFESSIONAL OFFICE DISTRICT
The 8C-P" Administrative and Professional Office District is intendeci to provicie
for the development of an integrated professional district wherein all of the
related types of uses and facilities may be located.
SECTION 832.1 USES PERMITTED
The following uses shall be permitted in the `1C~Pu District. All uses shall be
subject to the Property Develoment Standards in Section 832.5, and Site Plan
Review, Section 874.
A. RESIDENTIAL USES
The following permitted uses shall be considered as "residential uses" `as the
term is applied in the Property Develoment Standards, Section 832.5.
1. Existing Residential Buildings:
a. They may be used for residential purposes, but may not be converteG
to more intensive residential uses, except in accorciance with the
Property Development Standards of the "R-2" District, Section 827.5.
(Amended by Ord. 490.121 adopted 11-9-76)
b. They may be converted to non-residential uses. If there is a change
in the exterior appearance of the building, Section 832.2-B, shall
apply.
c. They may not be used for residential and non-residential uses at the
same time.
2. Multiple dwellings, subject to the the Property Development Standards of
the "R-2" District, Section 827.5.
(Amended by Ord. 490.121 adopted 11-9-76)
B. NON-RESIDENTIAL USES
The following uses are permitted and shall be considered as "non-residential"
uses, as the term is used in the Property Development Standards, Section 832.5.
1. Art galleries.
2. Artist studios.
"C-P" District 219 Section 832
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3. Churches.
4. Exhibit halls.
5. Hospitals.
6. Institutions of a philanthropic nature (except correctional and mental).
7. Laboratories:
a. Biological.
b. Dental.
c. Medical.
d. Optometrical.
8. Libraries.
9. Lodges, clubs and fraternal organizations.
10. Museums.
11. Offices, excluding retail sales, storage of stock in trade, ano storage of
equipment not used exclusively in said offices:
a. Administrative.
b. Business.
c. General.
d. Medical.
e. Professional.
12. Photographic studios.
13. Private and parochial schools.
14. Radio and television broadcasting studios.
15. $igns, subject to the provisions of Section 832.5-K.
16. Temporary or permanent telephone booths.
`IC-PH District 220 Section 832.1-B
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17. Banks and savings and loans associations.
(Added by Ord. 490.6 adopted 6-11-63)
18. Barber and beauty shops.
(Added by Ord. 490.40 adopted 1-2-68)
19. Day nursery commercial.
(Added by Ord. 490.188 adopted (10-29-79)
SECTION 832.2 - USES PERMITTED SUBJECT TO DIRECTOR REVIEW AND APPROVAL
A. Microwave relay structures.
B. Non-residential uses located in an existing residential structure, when there
is a change in the exterior appearance of saici structure.
C. Prescription pharmacy, employing not more than three (3) registered pharmacists
and occupying not more than one thousand (1,000) square feet of floor space.
D. Water pump stations.
SECTION 832.3 - USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
The following uses shall be permitted subject to Conditional Use Permit as proviaeci
for in Section 853.
A. Buildings over three (3) stories or forty (40) feet in height.
B. Electric distribution substations.
C. Planned Office Developments.
(Added by Ord. T-255 adopted 8-2-82)
D. Planned Commercial Developments
(Added by Ord. T-284 adopted 5-26-87)
SECTION 832.4 - USES EXPRESSLY PROHIBITED
The following uses are expressly prohibited in the 11C-P" District.
A. New one (1) or two (2) family dwellings.
B. Any combination of residential uses other than those listeci as permitted, and
non-residential uses on a lot, parcel of land, or in any structure thereon.
"C-P" District 221 Section 832.4-B
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Ce Non-residential uses not specifically listen in $ection 832.1-B.
0. Industrial uses.
E. Advertising structures.
SECTION 832.5 - PROPERTY DEVELOPMENT STANDARDS
The property development standards of the 15R-2~ District, Section 827.5 shall apply
to all residential uses in the "C-P18 District.
For non-residential uses the following Property Development Standaras an~ those in
Section 855 shall apply to all land and structures in the "C-P" District".
A. LOT AREA
1. Each lot shall have a minimum area of ten thousand (10,000) square feet.
2. A nonconforming lot of record under separate ownership at the time it
became nonconforming may be used for or occupied by any use permitter in
this District.
B. LOT DIMENSIONS
All lots hereafter created shall comply with the following minimum stanciar~s
and lots now existing may not be reduced below these standarcis. Each dimension
is minimum, only. One or both shall be increased to attain the minimum lot
area required.
1. Width
All lots shall have a minimum lot width of sixty-five (65) feet.
2. Depth
All lots shall have a minimum lot depth of one hundred ten (110) feet.
C. POPULATION DENSITY
The provisions of the "R-2" District, Section 827.5-C, shall apply.
(Amended by Ord. 490.121 adopted 11-9-76)
D. BUILDING HEIGHT
1. Buildings or structures hereafter designed, or erected, and existing
buildings hereafter reconstructed, altered, moved or enlarged, shall not
exceed three (3) stories or forty (40) feet in height, provides that
buildings over three (3) stories or forty (40) feet in height may be
erected subject to the securing of a Conditional Use Permit as set forth
in Section 832.3.
"C-P" District 222 Section 832.5-D
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2. Exceptions:
Roof structures for the housing of elevators, stairways, tanks,
ventilating fans or similar equipment required to operate and maintain the
building, and fire or parapet walls, skylights, towers, church steeples,
flagpoles, chimneys, water tanks or wireless masts or similar structures,
when approved by the Commission, may be erected above the height limits
herein prescribed; provided that the same may be safely erected and
maintained at such height in view of the surrounding conditions and
circumstances. No roof structures, or any space above the height limit
shall be allowed for the purpose of providing additional habitable floor
space.
E. YARDS
1. General Yard Requirements
a. All required yards shall extend the full width or depth of the lot
and shall be open from the ground to the sky except as provided in
Section 832.5-E.5, below.
b. Front yards shall be landscaped and maintained. Side and rear yards
may be used for parking, access to parking or loading.
c. No main building shall be erected within fifty (50) feet of the
rightofway of any railroad line, freeway, or flood control channel.
d. Swimming pools shall not be located in any required front yard, nor
shall they be located closer than five (5) feet from any side or rear
property line, and they shall be enclosed as required in Section
832.5H.2.
2. Front Yard
Each lot shall have a front yard of not less than ten (10) feet.
3. Side Yard
None required except:
a. Where this District abuts a residential district, the requirements of
the `8C-l'8 District, Section 833.5-E.2, shall apply.
b. Where the side yard abuts a street, a ten (10) foot side yard shall
be provided along such street.
4. Rear Yard
None required except where this District abuts a residential district, the
requirements of the "C-l" District, Section 833.5E.3, shall apply.
`IC-p" District 223 Section 832.5E
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5. Exceptions: Permitted Projections Into Require