TEXT AMENDMENTS TO
REDUCE HOUSING
BARRIERS
CITY COUNCIL | June 12, 2025ID 25-658
Text & Plan Amendment
P25-00996
PURPOSE
• Prohousing Designation
• Fulfill Prohousing Designation commitments to re-establish the City’s Designation.
• Commitments include completing certain projects and Code updates to reduce barriers to housing.
• 2023-2031 6th Cycle Housing Element
• Adopted by City Council in Dec. 2024 and certified by HCD in Jan. 2025. • Program 25: Development Code Amendments for Compliance with State Law and to Reduce Barriers to Housing Development.
• State Law
• State laws have preempted City zoning regulations, creating the need to update & align the Development Code with current State requirements. 2 TEXT AMENDMENT
Text Amendment P25-00996 proposes:
1. Allow Tiny Homes on Wheels as a primary home, similar to a manufactured home per the City’s prohousing designation;
2. Update certain design standards for manufactured homes used as a primary home per State law;
3. Change “single-family” and “multi-family” to “single-unit” and “multi-unit” to avoid assigning any definition to “family” per the Housing Element;
4. Update the Use Tables to clarify that agricultural labor housing is allowed in the same zones where Crop Cultivation is allowed per State law;
5. Reduce the minimum density of RM-MH zone district (mobile homes) from 12 to 8 du/ac to better match existing density of mobile home parks; and
6. Update regulations pertaining to Accessory Dwelling Units per State law and to improve clarity.
3 Topic Reason Code Sections
1. Allow Tiny Homes on Wheels as a
primary home, similar to a
manufactured home.
Prohousing 15-2738
2. Update certain design standards for
manufactured homes used as a
primary home.
State law 15-2738
3. Change “single-family” and “multi-
family” to “single-unit” and “multi-
unit” to avoid issues with assigning
a definition to “family.”
State law 15-107, 15-310, 15-313, 15-404, 15-405, 15-9, 15-901, 15-902, 15-903, 15-904, 15-906, 15-10, 15-1001, 15-
1002, 15-1003, 15-1004, 15-1101, 15-1104, 15-1201,
15-1204, 15-1304, 15-1606, 15-1609, 15-2004, 15-2006,
15-2008, 15-2012, 15-2015, 15-2016, 15-2303, 15-2304,
15-2305, 15-2308, 15-2311, 15-2405, 15-2409, 15-2414,
15-2416, 15-2421, 15-2429, 15-2609, 15-2612, 15-2713,
15-2716, 15-2720, 15-2722, 15-2723, 15-2725, 15-2734,
15-2735, 15-2738, 15-2746, 15-2747, 15-2753, 15-2754,
15-2763, 15-3701, 15-3804, 15-3906, 15-4103, 15-4105,
15-4108, 15-4906, 15-4907, 15-5102, 15-6102, 15-6702
4. Update the Use Tables to clarify that
agricultural labor housing is allowed
in the same zones Crop Cultivation
is allowed.
State law;
improve clarity
15-902, 15-1002, 15-1302, 15-1402, 15-6707
5. Reduce the minimum density of RM-
MH zone district from 12 to 8 du/ac.
Match existing
mobile home
park density
15-1003
6. Update regulations pertaining to
Accessory Dwelling Units.
State law;
improve clarity
15-310, 15-802, 15-902, 15-1002, 15-1102, 15-1202, 15-
1502, 15-2004, 15-2409, 15-2723, 15-2753, 15-2754,
15-4907, 15-6702
SUMMARY OF DEVELOPMENT CODE UPDATES BY TOPIC
4 1. Tiny Homes as Primary
Add Subsection E to §15-2738.
E. A Tiny House on Wheels (THOW) may be considered a
manufactured home and therefore used as a primary dwelling unit. THOWs shall comply with Subsections A, B, C.6, C.7, and D above. THOWs must additionally be ANSI certified and be placed on an engineered foundation system.
Subsection A: General Requirements
Subsection B: Underlying Districts
Subsection C.6: Skirting
Subsection C.7: Building Orientation
5 1. Tiny Homes as Primary
The Fresno Municipal Code defines a tiny house on wheels (THOW) as a structure intended for separate, independent living quarters for one household that meets these six conditions:
i. Is licensed and registered with the California Department of Motor Vehicles and meets ANSI 119.2 or 119.5 requirements;
ii. Is towable by a bumper hitch, frame-towing hitch, or fifth-wheel connection. Cannot (and is designed not to) move under its own power. When sited on a parcel per requirements of this Code, the wheels and undercarriage shall be skirted; iii. Is no larger than allowed by California State Law for movement on public highways;
iv. Has at least 100 square feet of first floor interior living space; v. Is a detached self-contained unit which includes basic functional areas that support normal daily routines such as cooking, sleeping, and toiletry; and vi. Is designed and built to look like a conventional building structure. 6 2. Manufactured Home Design Standards
Update Subsection C.7 of §15-2738.
C.7. Building Orientation. The home, including the primary entrance, shall face the street, if required by the underlying zone district.
7 3. “Family” to “Unit”
Change all instances of “single-family” and “multi-family” in Development Code to “single-unit” and “multi-unit.”
8 Example
4. Agricultural Labor Housing
Add “Agricultural Labor Housing” as a Permitted Use to the Use Tables under § 15-902, § 15-1002, § 15-1302, § 15-1402.
Update the definition of “agricultural labor housing” under § 15- 6707 to include a reference to the California Health and Safety Code.
Agricultural Labor Housing. Living accommodations for
employees and their immediate families employed for the exclusive purpose of agricultural pursuits either on the premises or off site. It includes single or multi-unit dwellings, including mobile homes and dormitories.
See California Health and Safety Code
Sections 17021.5 and 17021.6.
9 5. RM-MH Zone District Minimum Density
Reduce the minimum density for the RM-MH Zone District from 12 dwelling units per acre to 8 dwelling units per acre.
10 6. Accessory Dwelling Units
- Update terminology from “Second Dwelling Units, Backyard Cottages, and Accessory Living Quarters” to “Second/Accessory Dwelling Units.”
- Remove references to covenants that limit ADU development. - Update § 15-2754 with new version.
- New version will match State law, carry over some allowable provisions from existing Code, and minor added flexibility.
If adopted, required to submit to HCD for review.
11 12
6. Accessory Dwelling Units
Existing Version
Three types: Second Dwelling Unit, Backyard Cottage,
and Accessory Living Quarters
Contains out-of-date restrictions re: min. lot size and coverage, subjective design standards, setbacks, etc.
Allows Tiny Homes on Wheels as a Backyard Cottage
Largest unit allowed = 1,250 sq. ft.
1parking space for 1 bd second dwelling unit and 2
spaces for 2+ bd. None required for backyard
cottages or accessory living quarters
Prohibits conversions from an accessory structure
Setbacks are per the underlying zone district
Does not allow conveyance
Requires owner occupancy of one unit; only one unit
may be rented at a time
New Version
Two types, the same as referenced in State law: ADU
(detached and attached) and JADU. Both are a
Second Dwelling Unit
Removes restrictions that are now unenforceable due
to preemption by State law
Allows Tiny Homes on Wheels as a detached ADU
Largest unit allowed = 1,400 sq. ft. or 50% of
primary, whichever is greater
No additional parking required, in alignment with
State law
Permits conversions, in alignment with State law.
Setbacks = 4 ft. or less, if the underlying zone district is less or if fronting an alley (compliant with State law) Allows conveyance pursuant to State law and the
Development Code
Removes owner-occupancy requirement, in alignment
with State law. Requires rental terms of 30+ days, in
alignment with State law
PLAN AMENDMENT
Amend Table 3-1: Citywide Standards
for Density and Development Intensity
of the Fresno General Plan to include
the following note:
“The minimum density of the RM-MH Zone
District (within the Medium High Density
Land Use designation) is 8 units per acre.”
13 PROJECT REVIEW & PUBLIC NOTICE
14 Date Review Comments
5/8/25 Council District 1 THOWs: motivation and allowances.
Manufactured homes: design requirements.
Ag labor housing location and changes to ADUs.
4/22/25 Council District 3 THOWs: build quality; infrastructure; not group/commercial settings; appropriate fees.
THOWs & ADUs: design standards.
4/15/25 Council District 4 THOWs/ADUs: Technical & financial assistance for affordability.
5/14/25 Council District 6 Family to Unit: motivation and scope.
Minimum Density: motivation and impact.
5/6/25 Tower District Design Review No quorum 05/06. Scheduled to meet 01/03.
Council Districts 2, 5, and 7 did not have established committees at the time of routing.
Notice published in Fresno Bee on May 30, 2025.
- Also posted to Clerk’s notices page and sent to notices email list.
PUBLIC COMMENT
15 Review of public comments received
RECOMMENDATION & ACTION
16 1. ADOPTION of a finding set forth in Environmental Assessment No. P25-00996 dated May 12, 2025 that the environmental determination that Plan & Text Amendment Application No. P25-0096 is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the State CEQA Guidelines.
2. BILL (for introduction) amending the following sections of the Fresno Municipal Code:
a. Section 15-2738, updating regulations pertaining to tiny houses on wheels (THOW) and design standards for manufactured homes;
b. Section 15-903, updating regulations pertaining to minimum density in the RM -MH zone district; c. Sections 15-310, 15-802, 15-902, 15-1002, 15-1102, 15-1202, 15-1502, 15-2004, 15-2409, 15-2723, 15- 2753, 15-2754, 15-4907, and 15-6702 of the Fresno Municipal Code, updating regulations pertaining to accessory dwellings units;
d. Sections 15-902, 15-1002, 15-1302, 15-1402, and 15-6707, updating regulations pertaining to where agricultural labor housing is permitted; and
e. Sections 15-107, 15-310, 15-313, 15-404, 15-405, 15-9, 15-901, 15-902, 15-903, 15-904, 15-906, 15-10, 15-1001, 15-1002, 15-1003, 15-1004, 15-1101, 15-1104, 15-1201, 15-1204, 15-1304, 15-1606, 15-1609, 15-2004, 15-2006, 15-2008, 15-2012, 15-2015, 15-2016, 15-2303, 15-2304, 15-2305, 15-2308, 15-2311, 15-2405, 15-2409, 15-2414, 15-2416, 15-2421, 15-2429, 15-2609, 15-2612, 15-2713, 15-2716, 15-2720, 15-2722, 15-2723, 15-2725, 15-2734, 15-2735, 15-2738, 15-2746, 15-2747, 15-2753, 15-2754, 15-2763, 15-3701, 15-3804, 15-3906, 15-4103, 15-4105, 15-4108, 15-4906, 15-4907, 15-5102, 15-6102, and 15- 6702, updating language from “single-family” and “multi-family” to “single -unit” and “multi-unit.”
3. RESOLUTION amending Chapter 3, Table 3-1, of the Fresno General Plan: Citywide Standards for Density and Development Intensity, pertaining to minimum density of the RM-MH Zone District.