Chapter 17.20 — ESTABLISHMENT OF ZONING DISTRICTS AND LAND USE CLASSIFICATION SYSTEM

This Chapter establishes the framework of Zoning Districts within the City of Manteca and their relationships to the City's General Plan land use categories. This Chapter also establishes the Zoning Map as the official designation of Zoning District boundaries. (Ord. 1501 § 1, 2011)

Zoning Districts are established in order to classify, regulate, restrict, and segregate the uses of land and buildings, to regulate and restrict the height and bulk of buildings, to regulate the area of yards and other open spaces around buildings, and to regulate the density of population.

The City of Manteca is divided into Zoning Districts that are generally grouped into two categories: (A) Base Zoning Districts, and (B) Special Purpose Zoning Districts. These districts conform to and implement the City's General Plan land use categories as described in Table 17.20.020-1 (Zoning Districts). Subsequent Chapters in this Article identify allowed uses and requirements for planning entitlements, as well as development standards unique to each Zoning District.

• A. Base Zoning Districts. The Base Zoning District is the primary Zoning District that applies to a property. Every parcel located outside of a Specific Plan area throughout the City has a Base Zoning District that establishes the primary type and intensity of land use for the parcel, along with development regulations for that particular type and intensity of land use for the parcel. Base Zoning Districts are grouped into six categories as follows:

  1. Agricultural and Residential Zoning Districts;

  2. Commercial, Office, Industrial, and Mixed-Use Zoning Districts;

  3. Public/Quasi-Public Zoning Districts; and

  4. Special Purpose Zoning Districts.

• B. Overlay Zoning Districts. An Overlay Zoning District supplements the Base Zoning District for one or more of the following purposes:

  1. When special provisions are needed to protect unique site features or implement location-specific provisions; and/or

  2. To specify a particular standard or guideline for an area.

When an Overlay Zoning District is silent on allowed use provisions, the allowed use provisions of the Base Zoning District shall prevail. In the event of a conflict between the regulations of the Base Zoning District and the Overlay Zoning District, the provisions of the Overlay Zoning District shall apply.

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TABLE 17.20.020-1 ZONING DISTRICTS
General Plan Land
Zoning Use Designation
District Implemented by
Symbol Zoning District Name/Description Zoning District
Agricultural and Residential Zoning Districts
A Agricultural Zoning District. This designation Agricultural
provides for agricultural uses (such as vineyards,
orchards, and row crops), single-family homes
directly related to the agricultural use of the property,
limited industrial uses directly related to agriculture,
and similar and compatible uses.
R-E Residential Estate Zoning District. This Very Low Density
designation allows for large lots and flexible Residential
placement of single-family detached housing. Uses
include quasi-agricultural activities, including raising
and boarding livestock. The agricultural use areas
that remain on the residential parcel shall be subject
to an easement dedicated to the City that allows
continued agricultural use, but prohibits any further
nonagricultural-related development.
R-1 One-Family Dwelling Zoning District. This Low Density
designation allows for substantial flexibility in Residential
selecting dwelling unit types and parcel
configurations to suit site conditions and housing
needs. The types of dwelling units include small lots
and clustered lots as well as conventional large-lot
detached residences.
R-2 Limited Multiple-Family Dwelling Zoning Medium Density
District. The medium-density residential use Residential
includes single-family homes and smaller-scale
multi-family developments, including garden
apartments, townhouses, and cluster housing.
R-3 Multiple-Family Dwelling Zoning District. The High Density
high-density residential use includes multi-family Residential
apartment-style housing. The multi-family dwelling
sites are typically located with direct access to
arterial streets, bicycle paths, and other transit
options.
Commercial, Office, Industrial, and Mixed-Use Zoning Districts

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TABLE 17.20.020-1 ZONING DISTRICTS
General Plan Land
Zoning Use Designation
District Implemented by
Symbol Zoning District Name/Description Zoning District
CMU Mixed-Use Commercial Zoning District. This Commercial Mixed
designation is characterized by interconnected streets, Use
wide sidewalks, outdoor public spaces and activities,
and accommodates a mix of primarily retail and
service commercial uses complemented by office
and/or residential uses. By allowing compatible land
uses near each other, the CMU zoning district aims to
improve accessibility, walkability, and overall quality
of life for residents, employees, and visitors.
DMU Mixed-Use Downtown Zoning District. This Downtown
designation allows retail and service commercial,
office, and multiple-family residential uses designed
to improve the vibrancy and maintain the pedestrian-
scale character of the Downtown.
BIP Business Industrial Park Zoning District. This Business Industrial
designation creates large sites for office park Park
environment that includes multi-tenant buildings. It
will be well suited for research and development
facilities and light industrial uses, as well as
professional and medical offices. Warehouses will be
permitted but limited in size.
CN Neighborhood Commercial Zoning District. Neighborhood
Serving neighborhood needs, this district is locally Commercial
oriented, providing retail and service uses, offices,
restaurants, grocery stores, and service stations.
CG General Commercial Zoning District. This General Commercial
category provides for wholesale, warehousing, and
heavy commercial uses, highway-oriented
commercial retail, public and quasi-public uses, and
similar and compatible uses. The designation is also
intended to accommodate visitor lodging,
commercial recreation and public gathering facilities,
such as amphitheaters, or public gardens. It also
allows most neighborhood and mixed commercial
uses.
CM Commercial Manufacturing Zoning District. This General Commercial
designation is intended for establishments engaged in or Light Industrial
servicing equipment, materials, and products, but
which do not necessarily require the manufacturing
or processing of articles or merchandise for
distribution and retail sales.

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TABLE 17.20.020-1 ZONING DISTRICTS
General Plan Land
Zoning Use Designation
District Implemented by
Symbol Zoning District Name/Description Zoning District
M1 Light Industrial Zoning District. This designation Light Industrial
provides for industrial parks, warehouses, distribution
centers, light manufacturing, public and quasi-public
uses, and similar and compatible uses.
M2 Heavy Industrial Zoning District. This designation Heavy Industrial
provides for manufacturing, processing, assembling,
research, wholesale, and storage uses, trucking
terminals, railroad and freight stations, and similar
activities that require separation from residential
uses. It also allows many light industrial uses.
Public/Quasi-Public Zoning Districts
OS Open Space Zoning District. This designation is set Open Space,
aside for habitat, open space, natural areas, lands of Recreational
special-status species, wetlands, and riparian areas.
These areas are set aside as permanent open space
preserves to protect environmentally sensitive areas.
P Park Zoning District. This designation provides for Park
neighborhood, community, and regional parks, golf
courses, and other outdoor recreational facilities
within urban development.
PQP Public/Quasi-Public Zoning District. This Public/Quasi-Public
designation provides for government-owned
facilities, public and private schools, institutions,
civic uses and public utilities, and quasi-public uses
such as hospitals and religious institutions.
Special Purpose Zoning Districts
SP Specific Plan Zoning District. This designation All
identifies properties that require subsequent master
planning in the form of approval of a Specific Plan
consistent with Government Code Section 65450.
MP Master Planned Zoning District. This designation All
provides a process for the consideration and
regulation of areas suitable for proposed
comprehensive development with detailed
development plans and those areas that require
special planning to provide appropriate planned
development.
Overlay Zoning Districts

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TABLE 17.20.020-1 ZONING DISTRICTS
General Plan Land
Zoning Use Designation
District Implemented by
Symbol Zoning District Name/Description Zoning District
CBD Central Business Overlay Zoning District. This Business and
designation provides special development standards Professional
and regulations for development within the central Neighborhood
business district of the city. Commercial
PD Planned Development Overlay Zoning District. All
This designation identifies properties that require
subsequent site planning in the form of approval of a
Planned Development.

• (Ord. 1501 § 1, 2011; Ord. O2018-6 § 1; Ord. O2024-23, 11/19/2024)

Except as otherwise provided in this Title:

• A. No building shall be erected, and no existing building shall be moved, altered, added to, or enlarged, nor shall any land, building, or premises be used, designed, or intended to be used for any purpose or in any manner other than listed in this Title, or amendments thereto, as permitted in the Zoning District in which such land, building, or premises is located.

• B. No building shall be erected nor any existing building be moved, reconstructed, or structurally altered to exceed in height the limit established by this Title, or amendments thereto, for the Zoning District in which such building is located.

• C. No building shall be erected nor shall any existing building be moved, altered, or enlarged nor shall any open spaces surrounding any building be encroached upon or reduced in any manner except in conformity with the building-site requirements and the area and yard regulations established by this Title, or amendments thereto, for the Zoning District in which such building is located.

• (Ord. 1501 § 1, 2011)

The City Council hereby adopts the City of Manteca Zoning Map (hereafter referred to as the "Zoning Map") as the official designation of Zoning District boundaries on real property within the city. The Zoning Map shall be regulated as set forth:

• A. Incorporated by Reference. The Zoning Map is hereby incorporated into this Zoning Code by reference.

• B. Relationship to the General Plan. The Zoning Map shall implement and shall be consistent with the City's adopted General Plan. Specifically, the Zoning Map shall be consistent with the General Plan Land Use Plan.

• C. Relationship to Specific Plans. The Specific Plans adopted in the City of Manteca establish special zoning regulations and other design and development provisions in designated portions of the city. As such, the Specific Plans essentially replace the citywide zoning regulations in those areas and are shown on the Zoning Map with the adopted Specific Plan name and/or number, referring the reader to the adopted Specific Plan document to govern subsequent land development within the plan area. The Zoning Code shall be relied upon for development topics not included within the Specific Plan. In the event of a conflict between the Specific Plan and the Zoning Code, the Specific Plan shall prevail.

• D. Planned Developments. In addition to the Zoning District symbol for the PD district, a reference to the PD-Planned Development approval for the site shall be included on the Zoning Map whenever possible.

• E. Zoning District Symbol. Zoning Districts shall be illustrated on the Zoning Map as follows:

  1. Each Base Zoning District shall be described on the Zoning Map by use of its identified Zoning District Symbol, as listed in Table 17.20.020-1 (Zoning Districts).

  2. Special Purpose Zoning Districts shall be delineated with a name, number, symbol, or other delineation, as determined by the Community Development Director, which distinguishes it from other Special Purpose Zoning Districts or Base Zoning Districts. The assignment of the Special

Purpose designation serves to provide a reference to the corresponding Special Purpose zoning document (e.g., Specific Plan, Planned Development) adopted by ordinance of the City Council.

• F. Zoning Map Interpretation. If there is uncertainty about the location of any Zoning District boundary shown on the Zoning Map, the precise location of the boundary shall be determined by the Community Development Director as follows:

  1. Where such boundaries are indicated as approximately following street and alley lines or lot lines, such lines shall be construed to be such boundaries.

  2. In unsubdivided property or where a zone boundary divides a lot, the location of such boundary, unless the same is indicated by dimensions, shall be determined by use of the scale appearing on the map.

  3. Where any public street or alley is officially vacated or abandoned, the regulations applicable to abutting property shall apply to such vacated or abandoned street or alley.

4. Where any private right-of-way or easement of any railroad, railway, canal, or transportation or public utility company is vacated or abandoned, the regulations applicable to abutting property shall apply to such vacated or abandoned property.

(Ord. 1501 § 1, 2011)

In order to simplify land use regulations, land uses listed in this Article and throughout this Title have been grouped into general categories on the basis of common function, product, or compatibility characteristics. These allowed use categories are called "use classifications." Use classifications describe one or more uses having similar characteristics but do not list every use or activity that may appropriately be within the classification. Each land use is described in Chapter 17.24 (Allowed Use Definitions). For example, "personal service use" includes a wide range of individual personal service uses (beauty parlor, dry cleaning, tanning salons, tailors). Rather than listing all such uses individually throughout this Title, personal service use is listed once and is further defined in Chapter 17.24 (Allowed Use Definitions).

The following rules apply to use classifications:

• A. Special Use Regulations. Additional use regulations for special land uses are listed in Article IV (Standards for Specific Land Uses).

• B. Uses Not Listed. Land uses that are not listed in the Zoning District tables are not allowed, except as otherwise provided for in this Title.

• C. Illegal Uses. No use that is illegal under local, state, or federal law shall be allowed in any Zoning District within the city.

• D. Special Purpose Zoning District. When a property is located within a Special Purpose Zoning District, the allowed use provisions of that Special Purpose Zoning District shall prevail. When a Special Purpose Zoning District is silent on allowed use provisions, it defers the allowed use provisions to the Base Zoning District. Only where there is a conflict do the Special Purpose Zoning District provisions prevail.

• E. Similar Uses. When a use is not specifically listed in this Code, it shall be understood that the use may be permitted if the Community Development Director determines that the use is substantially similar to other uses listed based on established criteria and required findings outlined in Section 17.20.070 (Similar Use Determination). It is further recognized that every conceivable use cannot be identified in this Title and, anticipating that new uses will evolve over time, the Community Development Director may make a Similar Use Determination to compare a proposed use and measure it against those uses listed.

• (Ord. 1501 § 1, 2011)

Zoning District allowed uses and corresponding requirements for entitlements are listed in Table 17.22.020-1 (Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts) for all of the City's Base Zoning Districts. Generally, a use is either allowed by right, allowed through issuance of a conditional use permit, or not permitted. In addition to the requirements for planning entitlements of this Title, other permits may be required prior to establishment of the use (e.g., Building Permit or permits required by other agencies). The requirements for planning entitlements identified in Table 17.20.020-1 include:

• A. Allowed (A). A land use shown with an "A" indicates that the land use is permitted by right in the designated Zoning District, subject to compliance with all applicable provisions of this Zoning Code (e.g., development standards) as well as state and federal law.

• B. Conditional (C). A land use shown with a "C" indicates that the land use is permitted in the designated Zoning District upon issuance of a Conditional Use Permit from the designated Approving Authority, subject to compliance with all applicable provisions of this Zoning Code (e.g., development standards) as well as state and federal law.

• C. Minor Use Permit (M). A land use shown with an "M" indicates that the land use is permitted in the designated Zoning District upon issuance of a Minor Use Permit from the designated Approving Authority, subject to compliance with all applicable provisions of this Zoning Code (e.g., development standards) as well as state and federal law.

• D. Not Permitted (N). A land use shown with an "N" in the table is not allowed in the applicable Zoning District. Additionally, uses not shown in the table are not permitted, except as otherwise provided for in this Title.

• (Ord. 1501 § 1, 2011)

When a use is not specifically listed in this Title, it shall be understood that the use may be permitted if the Community Development Director determines that the use is substantially similar to other uses listed. It is further recognized that every use cannot be identified in this Title and, anticipating that new uses will evolve over time, this Section establishes the Community Development Director's authority to compare a proposed use and measure it against those uses listed in this Title for determining similarity. In determining similarity, the Community Development Director shall make all of the following findings:

• A. The characteristics of, and activities associated with, the proposed use are equivalent to one or more of the listed uses, and will not involve a higher level of activity or population density than the uses listed in the Zoning District;

• B. The proposed use will be consistent with the purposes of the applicable Zoning District; and

• C. The proposed use will be consistent with the General Plan.

Determinations shall be made in writing and shall contain the facts that support the determination. The Community Development Department shall maintain all such determinations on record at the public counter for review by the general public. All recorded determinations shall be provided to the Planning Commission, City Council, City Manager, City Attorney, and City Clerk. The Community Development Director's decision may be appealed as provided in Section 17.08.070 (Appeals). Interpretations shall be made consistent with the provisions outlined in Chapter 17.04 (Interpretation).

• (Ord. 1501 § 1, 2011)