Fresno Duplex and Multi-Unit Residential Standards

In Fresno, duplex and multi-unit residential developments within Residential Single-Unit (RS) districts are subject to specific standards to ensure they remain compatible with the surrounding neighborhood. These regulations cover procedural requirements, density limits, and architectural design.

Procedural Requirements

When duplexes are identified as permitted with a Conditional Use Permit (CUP), the following procedural steps must be completed:

• Neighborhood Meeting: Before submitting a project application, the applicant is required to conduct a neighborhood meeting as outlined in Section 15-5006 [§ 15-906-A].
• Review Authority: The Planning Commission is responsible for approving, conditionally approving, or denying CUP applications following a public hearing [§ 15-906-B].
• Public Notice: Notice must be provided to the public prior to the consideration of the CUP [§ 15-906-C].
• Concurrent Processing: If multiple permits or entitlements are requested at once, they are processed and heard together under the requirements of the most stringent permit [§ 15-5018].

Property Development Standards

Duplex developments generally follow the standards of the RM-1 (Residential Multi-Unit, Low Density) District, with several specific modifications for RS districts:

Density and Setbacks

• Density Limits: Residential density must be a minimum of five units per acre and a maximum of 12 units per acre [§ 15-906-D-1].
• Front Setbacks: If adjacent sites are already improved with buildings, the front setback for the new duplex must match the front setbacks of those existing buildings, as determined by the Review Authority [§ 15-906-D-2].

Façade Compatibility

To maintain the character of the neighborhood, duplexes must demonstrate "Façade Compatibility" with adjacent single-unit homes:

• Materials and Finishes: Cladding and trim materials must be similar to those found on adjacent single-unit homes [§ 15-906-D-3-a].
• Windows: The size, location, and proportions of windows must be similar to adjacent single-unit homes [§ 15-906-D-3-b].
• Compatibility Adjustments: If the Review Authority determines that an RS-5 District standard would result in better compatibility than the RM-1 standard, the RS-5 standard will be applied [§ 15-906-D-4].

Lot Frontage and Alignment

The orientation of a duplex depends on its lot type and location:

• Corner Lots: In most districts, the front of the lot is the side abutting the street with the highest classification on the General Plan Circulation Map. If classifications are equal, the narrowest street frontage is considered the front [§ 15-312-A-2].
• Through Lots: The front yard is determined by which street is primarily used as frontage by neighboring lots [§ 15-312-B].
• Vertical Alignment: Building façades must be oriented vertically with no slope, excluding features like mansard roofs or cornices [§ 15-905-A-1].
• Horizontal Alignment: Façades located within 50 feet of a public street must run parallel or perpendicular to that street [§ 15-905-A-2].

Minor Deviations and Appeals

Decisions regarding minor deviations from these standards are subject to appeal provisions [§ 15-5609]. Notably, an additional public notice is not required for a minor deviation beyond what is already required for the associated development permit [§ 15-5605].