Title 17 — Zoning›Division II — DISTRICT REGULATIONS

Chapter 17.11 — LIST OF PERMITTED USES AND USES PERMITTED BY CONDITIONAL USE PERMIT

Escalon Zoning Code · 2026-06 edition · ingested 2026-07-06 · Escalon

§ 17.11.010. Purpose.

The chart incorporated into this chapter is to be used in determining what uses are permitted and what uses are permitted only upon approval of a conditional use permit. (Ord. 495 § 1, 2005; Ord. 571 § 3, 2018)

§ 17.11.020. Clarification of ambiguity.

If ambiguity arises concerning the compatibility of a particular use within the meaning and purpose of this title, it shall be the duty of the city planner to interpret this title in light of all pertinent facts. (Ord. 495 § 1, 2005; Ord. 571 § 3, 2018)

§ 17.11.030. Other uses.

The planning commission shall have the authority to determine other uses to be similar in nature to the permitted or conditional uses specified in EMC § 17.11.040 when requested by the city planner. (Ord. 495 § 1, 2005; Ord. 571 § 3, 2018)

§ 17.11.040. List of permitted uses and uses permitted by conditional use permit by…

R-E R-1 R-2 R-3 C-1 C-2 C-M M-1 M-2 O PF
Residential Uses
Accessory buildings
and uses		 P P P P N N N N N N N
Boardinghouse N N N C C C N N N N N
Home
occupation/business/of‐
fce		 P P P P P P P P P N N
Manufactured structure
(residential)		 P1 P1 P1 P6 P2 P2 P2 N N N N
Mobile home park N N N C C N N N N N N
Multiple-family
dwellings		 N N N P C2, 4 P5 C2, 4 N N N N
Residential
condominium		 N N P P C2, 4 P5 C2, 4 N N N N
Accessory dwelling unit P P P P P P P N N N N
Single-family dwellings
on existing lots less
than 6,000 square feet		 N P P P N N N N N N N
Single-family dwelling P P P P6 P2 P2 P2 N N N N
Two-family dwellings N N P P P2 P2 P2 N N N N
Two-family dwelling on
corner lot where
entrances front on
opposite streets		 P P P P N N N N N N N
Model home centers C C C C C C C N N N N
Garage sales P P P P T T T T T N N
Emergency shelters N N N C N N C P7 P7 N N
Employee housing P P P P6 P2 P2 P2 N N N N
Supportive housing Permitted subject to the same requirements and standards as residential uses of
the same type (e.g., single-family dwelling, multiple-family dwellings, etc.).
Transitional housing Permitted subject to the same requirements and standards as residential uses of
the same type (e.g., single-family dwelling, multiple-family dwellings, etc.).
Community Service
Art, dance, music or
craft studios/school		 N N N N P P P C C N N
R-E R-1 R-2 R-3 C-1 C-2 C-M M-1 M-2 O PF
--- --- --- --- --- --- --- --- --- --- --- ---
Church, other
institutions for religious
observance		 C C C C C C C C C N N
Club, lodge, hall,
fraternal organization		 N N N C C C C C N N N
Communication
facility/tower		 C N N C C C C P P C P
Convalescent facility N N N C C C C C C N N
Small family day care P3 P3 P3 P3 N N N N N N N
Large family day care P3 P3 P3 P3 P3 P3 P3 N N N N
Galleries, arts and
crafts		 N N N N N P P P N N N
Golf course C N N N N N N N N C C
Hospital C N N N N C C C C N N
Park, playground P P P P C C C C C P P
Private sports
recreation club		 N N N N N C C C C C C
Public building: police,
fre, community center,
library		 C C C C C C C C C N C
Public utility service
yard, station, facility		 C C C C C C C C C N C
Publicly owned historic
sites		 C C C C C C C C C N N
Residential care facility,
large		 C C C P N C C C C N N
Residential care facility,
small		 P P P P P2 P2 P2 N N N N
Schools, public or
private, nursery school		 C C C C N C C C C N N
Vocational or trade
school		 N N N N N C C C C N N
Commercial
Antiques N N N N P P P N N N N
Commercial recreation
and amusement
establishment		 N N N N C C C C C C N
Christmas tree
lots/pumpkin sales		 N N N N T T T T T C N
Financial institutions N N N N P P P N N N N
Hotel N N N N N C C N N N N
Motel N N N N N C C N N N N
Outdoor entertainment,
only in conjunction with
another approved use		 N N N N N C C N N P P
R-E R-1 R-2 R-3 C-1 C-2 C-M M-1 M-2 O PF
--- --- --- --- --- --- --- --- --- --- --- ---
Personal service N N N N P P P P N N N
Restaurant, 41 seats or
more		 N N N N C C C C C N N
Restaurant, limited to
up to 40 seats		 N N N N P P P P P N N
Restaurant, fast food N N N N C C C C C N N
Retail sales, new N N N N P P P N N N N
Retail sales, used N N N N N P P N N N N
Sale of alcoholic
beverages for
consumption off
premises		 N N N N P P P N N N N
Sale of alcoholic
beverages for
consumption on
premises as part of
restaurant		 N N N N P P P C C N N
Sale of alcoholic
beverages for
consumption on
premises without food
service (bar/nightclub)		 N N N N N C C C N N N
Shopping center N N N N C C C N N N N
Supermarket/grocery N N N N P P C C N N N
Theater N N N N C C C C N N N
Video/movie/music
rental		 N N N N P P P P N N N
Services
Ambulance N N N N N C C P P N N
Appliance repair, small N N N N N P P P P N N
Carpet, furniture
cleaning		 N N N N N P P P P N N
Equipment, vehicle,
light/heavy, truck or
trailer rental		 N N N N N C11 P P P N N
Laundromat, self-
service for public		 N N N N P P P P P N N
Laundry/dry cleaning N N N N N P P P P N N
Mini-storage N N N N N C C P P N N
Photography studio N N N N P P P N N N N
Temporary structures
for use during
construction		 P P P P P P P P P N N
Offce Uses
Business or
professional		 N N C C P P P P P N N
R-E R-1 R-2 R-3 C-1 C-2 C-M M-1 M-2 O PF
--- --- --- --- --- --- --- --- --- --- --- ---
Medical, etc. N N C C P P P N N N N
Industrial Uses
Agricultural services,
except those that
produce noxious odors		 N N N N N N P P P N N
Building material sales
and/or storage		 N N N N N N C P P N N
Contracting N N N N N C10 P P P N N
Food processing,
including dairy
products, poultry and
small game		 N N N N N N N C P N N
Industry, general: uses
such as major
manufacturing, major
assembly		 N N N N N N N N P N N
Industry, limited: uses
such as equipment
repair, limited
manufacturing,
machinery repair, paint
supplies, janitorial
services		 N N N N N C P P P N N
Laboratory, research
facility		 N N N N N N P P P N N
Maintenance and repair
facility		 N N N N N N N P P N P
Outdoor storage N N N N N N C P P N N
Plant nurseries N N N N P P P P P N N
Warehousing N N N N N N P P P N N
Wholesale activities N N N N N N P P P N N
Automobile Related
Alternating use of off-
street parking spaces		 N N N N C C C C C N N
Car wash N N N N N C P P P N N
Farm equipment sales
and service		 N N N N N C P P P N N
R-E R-1 R-2 R-3 C-1 C-2 C-M M-1 M-2 O PF
Marine and boat sales
and service		 N N N N N C C P P N N
Motor vehicle body
repair and painting		 N N N N N C C C N N N
Motor vehicle repair
and service (garage),
major		 N N N N N C N P P N N
Motor vehicle repair
and service (garage),
minor		 N N N N N C P P P N N
R-E R-1 R-2 R-3 C-1 C-2 C-M M-1 M-2 O PF
--- --- --- --- --- --- --- --- --- --- --- ---
Motor vehicle sales,
service and related
activities		 N N N N N C C C N N N
Motor vehicle tires and
accessories		 N N N N N C P P N N N
Recreational vehicle
and equipment storage
yard		 N N N N N C P P P N P
Recreational vehicle
sales and service		 N N N N N C P P P N N
Recycling facility, light,
drop-off		 N N N N N C P P P N C
Recycling facility,
processing, drop-off		 N N N N N N N N P N C
Service station N N N N P P P P P N N
Truck terminal N N N N N N N P P N N
Other
Adult entertainment
facility		 N N N N N N N C N N N
Artisan beverage
maker		 N N N N N C C P P N N
Brewery, large N N N N N C C P P N N
Brewery, micro N N N N N C C P P N N
Brewery, small N N N N N C C P P N N
Brewery, tap or tasting
room		 N N N N N C C P P N N
Brewpub N N N N N C C P P N N
Cemeteries,
columbarium,
mausoleum		 C N N N N C C N N N N
Craft distiller N N N N N C C P P N N
Kennel, overnight,
vacation boarding –
Animals		 N N N N N C C C C N N
Mortuary and funeral
services		 C N N N N C C C N N N
Off-site directional sign N N N N P8 P8 P8 P P N N
Parking structures or
facilities		 N N N N C C C C C N N
Pet grooming N N N N P P P P N N N
Printing, photocopying,
lithographic		 N N N N P P P P P N N
Shipping/cargo/metal
storage containers		 P9 P9 P9 P9 T T T T T T T
Temporary residence
during construction of		 C C C C N N N N N N N
R-E R-1 R-2 R-3 C-1 C-2 C-M M-1 M-2 O PF
--- --- --- --- --- --- --- --- --- --- --- ---
permanent residence
Veterinary hospital
without overnight
boarding		 N N N N C C C P P N N
Winery N N N N N C C P P N N
Winery, micro N N N N N C C P P N N
Winery, tasting room N N N N N C C P P N N
  • C – Requires approval of a conditional use permit

P – Permitted (other planning approvals may be required)

T – Temporary use land permit required

N – Entry in a column means that the listed use is not permitted

Special Conditions. The following special conditions apply to the uses indicated by the corresponding number on the above table.

  1. Manufactured homes must be certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 USC 5401 et seq.) on a permanent foundation.

  2. Residences in Non-R District. Residential uses in any commercial zoning district shall comply with the development regulations applicable in the R-3 district; no residential use is allowed on the ground floor of any commercial building in any non-R district unless the project is approved under the planned development zoning district process.

  3. Small family day care homes must meet requirements of the Health and Safety Code Section 1597.45 ; large family day care homes must meet requirements of Health and Safety Code Section 1597.46 .

  4. Condominium and townhouse developments can be approved only under the planned development zoning district process in the C-1 and C-M zones.

  5. Multifamily residential allowed as a permitted use with a preliminary development plan.

  6. Single-family units in the R-3 zoning district are limited to a single-family unit that is: (a) replacing an existing single-family unit on a one-for-one basis; (b) on an existing lot of 6,000 square feet or less; or (c) part of a housing development with the majority of units affordable to extremely low-, very low-, and/or low-income households.

  7. Emergency shelters are a permitted use subject to the standards established under Chapter 17.50A EMC.

  8. Subject to sign permit approval.

  9. Permitted up to 30 days in residential zoning districts.

  10. May be approved by the city planner if operating indoors only; if operation of business is proposed outside of building, conditional use permit is required.

  11. The business location shall have direct access for commercial vehicles onto a street identified as a designated truck route, in accordance with EMC § 10.08.020 .

(Ord. 527 § 7, 2010; Ord. 530 Att. A, 2011; Ord. 557 § 1 (Att. A), 2016; Ord. 571 § 3, 2018; Ord. 575 § 3, 2019; Ord. 577 § 5, 2019; Ord. 580 § 1 (Exh. A), 2019; Ord. 582 § 3, 2020)