Reedley, California Zoning Map
Zoning, overlays and hazards on every parcel — and an answer to what the code actually lets you build. Compiled from current zoning data for all 19 districts.
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What's in the Reedley dataset
Every field below is available for any Reedley parcel, on the map and through the AI.
Zoning
- District code & full name
- Parcel boundary & APN
- All 19 districts mapped
Building controls
- Maximum building height
- Floor area ratio (FAR)
- Front setback
- Side setback
Overlays, hazards & AI
- Flood hazard & environmental layers
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- Powered by live parcel data
Where uses are permitted in Reedley
Share of Reedley's zoned land where each use is permitted.
- Single-family
- 65.98%
- Multi-family
- 60.85%
- ADU
- 77.42%
- Two-family
- 60.85%
- Retail
- 37.59%
- Eating & drinking
- 18.93%
- Office
- 21.02%
- Hotel / motel
- 18.93%
- Industrial
- 13.20%
- Storage & warehouses
- 13.20%
Reedley, California Zoning Districts: What Do They Mean?
Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type and which uses it permits.
| Zone Code | Category | Area | Details |
|---|---|---|---|
C-AO Cao | - | 1.9 ac | Standards & uses → |
CC Central And Community Commercial | - | 225.2 ac | Standards & uses → |
CN Neighborhood Commercial | - | 30.4 ac | Standards & uses → |
CN(SP) Neighborhood Commercial | - | 7.7 ac | Standards & uses → |
Showing 4 of 19 districts
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What should developers know about Reedley zoning?
Reedley is a Central Valley agricultural city in Fresno County with 19 zoning districts that balance a working-class residential base against a substantial industrial and agricultural land economy. The Low Density Residential category (R-1-6, R-1-7, and R-1-9 combined) accounts for the largest residential footprint, with R-1-6 alone at 1,458.19 acres. Against that suburban core, the Light Industrial zone (ML) contributes 285.35 acres - a notable industrial presence for a city of this size - along with Heavy Industrial (MH) at 77.3 acres and a Planned Industrial District (MP) at 65.57 acres.
The Resource Conservation and Open Space District (RCO) at 610.95 acres is one of the largest individual zones in the city, reflecting the rural and agricultural periphery that defines Reedley's edge conditions. High Density Residential (HDR, 240.59 acres) and Medium Density Residential (MDR, 181.17 acres) represent meaningful multifamily capacity. The Urban Reserve designation (243.09 acres) signals land currently held for future annexation or development, which can be relevant for long-horizon landbanking strategies.
For developers, Reedley's Central Valley location and agricultural heritage mean that industrial and food-processing uses find a natural fit in the ML and MH zones, while residential builders can target the HDR and MDR designations for multifamily projects. The presence of 42.28 acres of unzoned (NZ) land is an additional data point worth tracking for annexation activity. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Reedley zoning: frequently asked questions
What multifamily residential options does Reedley's zoning support?
Reedley zones High Density Residential (HDR) at 240.59 acres and Medium Density Residential (MDR) at 181.17 acres, giving developers two tiers of multifamily capacity. California's density bonus law applies to qualifying affordable projects in these zones, potentially increasing unit yield above base allowances. ADUs are also permitted by state law on eligible residential parcels citywide.
How significant is Reedley's industrial land base compared to its residential zones?
Light Industrial (ML) at 285.35 acres and Heavy Industrial (MH) at 77.3 acres together represent a meaningful industrial footprint relative to the city's overall size. A Planned Industrial District (MP) at 65.57 acres adds a planned-development layer for larger, coordinated industrial users. This industrial capacity makes Reedley relevant for food processing, cold storage, agricultural supply, and logistics operators serving the Central Valley.
What is the Urban Reserve zone and why does it matter for investors?
The Urban Reserve (UR) designation covers 243.09 acres and typically identifies land held outside the city's current development sphere but within its long-term growth boundary. In California's Central Valley context, UR parcels can be candidates for annexation and rezoning as the city expands. Investors with a multi-year horizon should track UR land for potential residential or industrial entitlement opportunities tied to future general plan updates.
Does Reedley have commercial zones suitable for retail or service businesses?
Central and Community Commercial (CC) is the dominant commercial zone at 225.15 acres, making it the primary location for retail, dining, and service businesses. Commercial Service (CS) adds 58.51 acres for auto-oriented or service-trade uses, while Neighborhood Commercial (CN and CN-SP combined) covers roughly 38 acres for smaller, neighborhood-serving retail nodes. Professional Office (PO) at 25.2 acres rounds out the non-retail commercial options.
How does the Resource Conservation and Open Space zone (RCO) affect development at Reedley's edges?
RCO covers 610.95 acres and functions as a permanent agricultural and open-space buffer around parts of the city. Parcels within RCO are generally not eligible for residential or industrial development without a general plan amendment or zone change - a significant entitlement hurdle. Buyers of agricultural land near Reedley should confirm whether parcels fall within RCO boundaries before underwriting any development value.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Reedley planning department before acquisition or design.