Exhibit D
General Plan Text Amendment No. P22-02413
TABLE 3-1: CITYWIDE STANDARDS FOR DENSITY AND
DEVELOPMENT INTENSITY
Land Use
Minimum to Maximum
Residential Density
(du/net acre)1,2,3
Maximum Floor
Area Ratio
Buffer Max = 0.05 (1 unit per 20 net
acres)
-
Residential
Low Density Min = 1 unit per 5 acres
Max = 3.5 units per acre
-
Medium Low Density Min = 3.5 units per acre
Max = 6 units per acre
-
Medium Density Min = 5 units per acre
Max = 12 units per acre
-
Medium High Density Min = 12 units per acre
Max = 16 units per acre
-
Urban Neighborhood
Density
Min = 16 units per acre
Max = 30 units per acre
-
High Density Min = 30 units per acre
Max = 45 units per acre
-
Commercial
Main Street 1.0
Community 1.0
Recreation 0.5
General 2.0
Highway & Auto 0.75
Regional 1.0
Mixed-Use
Neighborhood Mixed-Use Min = 12 units per acre
Max = 16 units per acre
1.5 Corridor/Center Mixed-
Use
Min = 16 units per acre
Max = 30 units per acre
1.5 Regional Mixed-Use Min = 30 units per acre
Max = 45 units per acre
2.0 Downtown
Downtown Neighborhood Min = No limit
Max = No limit
No limit
Downtown General Min = No limit
Max = No limit
No limit
Downtown Core Min = No limit
Max = No limit
No limit
Employment
Office - 2.0
Business Park - 1.0
Regional Business Park - 1.0
Light Industrial - 1.5
Heavy Industrial - 1.5
1. Based on Net Acreage.
2. Residential density refers to the ratio of residential dwelling units per acre (43,560 square feet) of land which is calculated by dividing the number of existing or proposed residential dwelling units by the land area of the property designated for, or proposed for development with, a residential use. The residential land area includes property upon which the residential and ancillary structures are located, together with yards and other private or common open spaces, and includes vehicle access drives and parking areas together with public and private roadways. The residential land area does not include major streets or State Routes designated by Figure MT-1: General Plan Circulation Diagram, and does not include schools or regional trails.
3. Additional density may be allowed for affordable housing or provision of community benefits (pursuant to California Government Code Sections 65915 – 65918, as may be amended). 3-36 FRESNO GENERAL PLAN
[No Limit]
[No Limit]
[No Limit]
Exhibit D
Fresno General Plan Text Amendment P22-02413
Fresno General Plan Chapter 3: Urban Form, Land Use and Design HIG
H DENSITY
High Density residential is intended to accommodate attached homes, two - to four - plexes, and apartment buildings, and it will be supported by walkable access to frequent transit, retail and services, and community facilities such as parks and schools.
High Density allows for 30 to 45 units per acre.
Commercial
Commercial land use designations allow a wide range of retail and service establishments intended to serve local and regional needs.
MAIN STREET
Main Street Commercial encourages a traditional Main Street character with active storefronts, outdoor seating and pedestrian -oriented design. This designation promotes primarily one to two story retail uses. It also preserves small-scale, fine-grain character in neighborhoods where single-family residential and townhomes are predominant. The maximum FAR is 1.0.
An example of Fresno’s established residential neighborhoods, with wide streets, sidewalks, and large trees. 3-38 FRESNO GENERAL PLAN
Chapter 3: Urban Form, Land Use, and Design
COMMUNITY
Community Commercial is intended for commercial development that primarily serves local needs such as convenience shopping and small offices. Many of the city’s current commercial districts fall into this designation. Specific uses allowed include medi um- scale retail, office, civic and entertainment uses, supermarkets, drug stores and supporting uses. The maximum FAR is 1.0.
RECREATION
The Recreation designation is intended for areas of private commercial recreation uses , such as bowling alleys and golf driving ranges. The maximum FAR is 0.5.
GENERAL
The General Commercial designation is intended for a range of retail and service uses that are not appropriate in other areas because of higher volumes of vehicle traffic and potential adverse impacts on oth er uses. Development such as strip mall s fall into this designation. Examples of allowable uses include: building materials, storage facilities with active storefronts, equipment rental, wholesale businesses, and specialized retail not normally found in shopping centers. The maximum FAR is 2.0.
HIGHWAY & AUTO
The Highway & Auto designation is intended for limited areas near State Route 99 to accommodate uses that depend on or are supported by freeway access but do not generate a large volume of traffic. Hot els, restaurants, and auto malls are typical land uses. The maximum FAR is 0.75.
REGIONAL
The Regional C ommercial designation is intended to meet local and regional retail demand, such as large-scale retail, office, civic and entertainment uses ; shopping malls, with large format or “big-box” retail allowed; and supporting uses such as gas stations, and hotels. Buildings typically have relatively large footprints. Development and design standards will create a pedestrian orientation within centers and along major corridors.
The maximum FAR is 1.0.
Employment
OFFICE
The Office designation is intended for administrative, financial, business, professional, medical, and public offices. This designation is mainly intended to apply to existing office uses on smaller lots, generally located on arterial roadways. This designation is also considered compatible with existing residential neighborhoods given the smaller 3-39
Chapter 3: Urban Form, Land Use, and Design
Mixed-Use5
Mixed-use designations are based on commercial uses and also require a residential or upper-floor office component.
NEIGHBORHOOD MIXED-USE
This designation allows a minimum of 50 percent residential uses and provides for mixed-use districts of local-s erving, pedestrian-oriented commercial development, such as convenience shopping and professional offices in two - to three -story buildi ngs.
Development is expected to include ground- floor neighborhood retails uses and upper - level housing or offices, with a mix of small lot single family houses, townhomes, and multi-family dwelling units on side streets, in a horizontal or vertical mixed- use orientation. The built form will have a scale and character that is consistent with pedestrian-orientation, to attract and promote a walk -in clientele, with small lots and frequent roadway and pedestrian connections permitting convenient access from residences to commercial space. Automobile- oriented uses are not permitted.
Residential densities range between 12 and 16 units per acre and the maximum FAR is
1.5. CORRIDOR/CENTER MIXED-USE
The Corridor/Center Mixed-Use designation is higher intensity tha n Neighborhood Mixed-Use, and is intended to allow for horizontal and vertical mixed- use development in multiple story buildings along key circulation corridors where height and density can be easily accommodated. Ground -floor retail and upper -floor residential or offices are the primary uses, with personal and business services and public and institutional space as supportive uses. Development will facilitate the transformation of existing transportation corridors into vibrant, highly walkable areas with broad, pedestrian- friendly sidewalks, trees, landscaping, and local -serving uses with new buildings that step down in relationship to the scale and character of adjacent neighborhoods. This designation will largely apply along major roadways, at targe ted lo cations between regional Activity Centers. Residential densities range between 16 and 30 units per acre with A minimum [of] 40 percent residential uses [is required], and the maximum
FAR is 1.5.
5 The General Plan is long-term in nature, and recognizes the importance of providing for an orderly evolution of existing, legal non-conforming uses during the planning period in a manner that acknowledges their current economic contributions while providing for a transition into conforming uses consistent with applicable land use designations. 3-41
REGIONAL MIXED-USE
The Regional Mixed-Use land use designation is intended to accommodate mixed- use development in urban-scale buildings and retail establishments that serve residents and businesses of the region at large. Medium -scale retail, residential, office, civic and entertainment uses, and shopping malls (with large format or “big -box” retail) are allowed, as are supporting uses such as gas stations and hotels in mixed -use or single use buildings. Design standards will support a pedestrian orientation within centers and along major corridors, with parking on the side or rear in general, but automobile - oriented uses also will be accommodated on identified streets and frontages.
Residential densities range between 30 and 45 units per acre with A minimum [of] 30 percent residential uses [is required], an d the maximum FAR is 2.0.
Open Space
The Open Space designation s (Parks and Recreational Facilities; Other Public Open Space) apply to open space areas that are not parks or trails, such as riparian corridors, the clear zone around Fresno-Yosemite International Airport, and the San Joaquin River bottom, which is primarily designated as open space even though it includes a limited number of existing homes.
Public Facilities
This designation applies to public facilities, such as City Hall, county buildings, schools, colleges, the municipal airports , and hospitals. It also includes public facilities, such as fire and police stations, City -operated recycling centers , sewage treatment plants , neighborhood, community and regional parks, recreational centers, and golf courses.
Finally, i t applies to multi -purpose trails that serve both regional and neighborhood needs.
Buffer
This designation is intended to separate urban uses from long-term agricultural uses in order to preserve long -term viable agricultural areas and intensive farming operations adjoining but outside the Planning Area . The Buffer designation will serve to prevent urban residential and related uses from developing near agricultural operations and infringing on full operation of important farmland. A variety of uses are compatible with the purpose of the Buffer, which will be defined in detail in the Development Code. General categories include environmental habitat s; water conveyance, retention and recharge ; preservation and preparation of gravel resources for beneficial uses related to permanent water resource facilities ; limited agriculture and necessary supportive uses, such as agricultural processing, excluding animal processing or uses that have the pote ntial to create nuisances; and residential uses with 20 acres o f land required per residence.
3-42 FRESNO GENERAL PLAN