Fresno, California Zoning & Land Use Guide
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Key Zoning Facts
Regulatory Layers That Apply in Fresno
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — California
- Building Code: 2022 California Building Code (Title 24, based on 2021 IBC)
- Energy Code: 2022 California Energy Code (Title 24, Part 6)
- Seismic Zone: Zone 3 (moderate-to-high seismicity)
- State ADU Override: Yes (AB 68, SB 13, AB 881, AB 2221)
County — Fresno County
- Role: Regional planning coordination and unincorporated area regulation
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
- Downtown Neighborhoods Specific Plan — Form-based code overlay for downtown Fresno encouraging mixed-use, walkable urban development.
- Agricultural Buffer Zone — Transitional areas adjacent to agricultural land where development standards address compatibility with farming operations.
Private Restrictions
- HOA / CC&Rs common: Yes
- Some Fresno subdivisions have CC&Rs or HOA restrictions that may limit ADU construction. Always verify private covenants before proceeding.
Primary Zoning Districts
| District Code | Name | Min Lot | Max Height | Front Setback | Side Setback | Rear Setback | FAR |
|---|---|---|---|---|---|---|---|
| RS-1 | Single-Family Residential Estate | 10,000 sq ft | 30 ft / 2 stories | 25 ft | 5 ft | 20 ft | — |
| RS-3 | Single-Family Residential - Medium | 6,000 sq ft | 30 ft / 2 stories | 20 ft | 5 ft | 20 ft | — |
| RS-5 | Single-Family Residential - Small Lot | 5,000 sq ft | 30 ft / 2 stories | 15 ft | 5 ft | 15 ft | — |
| RM-1 | Multi-Family Residential | 6,000 sq ft | 35 ft / 3 stories | 15 ft | 5 ft | 15 ft | 1.0 |
ADU Rules in Fresno
ADUs:Allowed
- Max Size
- 1,200 sq ft
- Max Height
- 16 ft
- Rear Setback
- 4 ft
- Side Setback
- 4 ft
- Parking
- No additional parking required within 0.5 miles of public transit
- Owner Occupancy
- Not required per state law
- Permit Timeline
- 60 days for ministerial approval
Official Sources
Frequently Asked Questions
Frequently Asked Questions
What residential zoning districts does Fresno use?
Fresno uses RS-1 for estate residential lots, RS-3 and RS-5 for standard and small-lot single-family homes, and RM-1 for multi-family developments. Lot size minimums range from 10,000 sq ft (RS-1) down to 5,000 sq ft (RS-5).
Can I build an ADU in Fresno?
Yes. ADUs are permitted on most residentially zoned lots in Fresno under California state law. Detached ADUs up to 1,200 sq ft are allowed with a 60-day ministerial permit review process.
Does Fresno have agricultural buffer requirements?
Yes. Properties near the city's agricultural edge may be subject to buffer zone requirements that address compatibility between residential development and farming operations. Check with the Development & Resource Management Department for specific requirements.
Disclaimer: The information on this website is provided for general informational purposes only and does not constitute legal, financial, or professional advice. Zoning codes and building regulations change frequently. Always verify current requirements with your local planning department and building authority before making any decisions.