Chapter 17.22 — ALLOWED LAND USES — Manteca Municipal Code

§ 17.22.010. Purpose.¶

The purpose of this Chapter is to establish allowed land uses and requirements for planning entitlements for each of the City's Base Zoning Districts. Allowed uses herein are consistent with and implement the City's General Plan corresponding land use designations as shown in Table 17.22.020-1 (Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts). Chapter 17.28 (Special Purpose Zoning Districts) includes regulations for the City's Special Purpose Zoning Districts, and Chapter 17.30 (Overlay and Combining Zoning Districts Land Use and Development Standards) includes regulations for the City's Overlay and Combining Zoning Districts.

(Ord. 1501 § 1, 2011)

Exceptions & meaning →

§ 17.22.020. Allowed Uses and Required Entitlements.¶

Table 17.22.020-1 (Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts) below identifies allowed uses and corresponding requirements for planning entitlements for all Base Zoning Districts within the City of Manteca other than Special Purpose Zoning Districts [see Chapter 17.28 (Special Purpose Zoning Districts)]. Definitions for the land uses listed herein (use classifications) are provided in Chapter 17.24 (Allowed Use Definitions). See additional use requirements in Article IV (Standards for Specific Land Uses). In the table below, an "A" indicates that the land use is permitted by right, a "C" indicates that the land use is permitted in the designated Zoning District upon issuance of a Conditional Use Permit [pursuant to Section 17.10.130 (Conditional Use Permit)], an "M" indicates that the land use is permitted in the designated Zoning District upon issuance of a Minor Use Permit, and an "N" indicates that the use is not allowed. Except as otherwise provided for in this Title, uses not shown in the table are not permitted.

MANTECA CODE

Zoning district names for the Zoning District symbols used in the table are as follows:

A	Agricultural Zoning District
R-E	Residential Estate Zoning District
R-1	One-Family Dwelling Zoning District
R-2	Limited Multiple-Family Dwelling Zoning District
R-3	Multiple-Family Dwelling Zoning District
CMU	Mixed - Use Commercial Zoning District
DMU	Mixed - Use Downtown Zoning District
BIP	Business Industrial Park Zoning District
CN	Neighborhood Commercial Zoning District
CG	General Commercial Zoning District
CM	Commercial Manufacturing Zoning District
M1	Light Industrial Zoning District
M2	Heavy Industrial Zoning District
OS	Open Space Zoning District
P	Park Zoning District
PQP	Public/Quasi-Public Zoning District

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Residential Uses
Adult Day Care Home N A A A A M M N C C C N N N N N
Caretaker Housing A A A A A A A N N N N N C N N C
Dwelling, Multi-Family N N N A A A A N N N N N N N N N

ZONING

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Dwelling, Second Unit1 A A A A A A A N N N N N N N N N
Dwelling, Single-Family A A A M M N N N N N N N N N N N
Dwelling, Two-Family N N N A A N N N N N N N N N N N
Dwelling, Three- and Four- N N N A A A A N N N N N N N N N
Family
Emergency Shelter2 N N N N N A N N C A A N N N N N
Employee Housing, Large A N N N N A A N N N N N N N N N
Employee Housing, Small A A A A A A A N N N N N N N N N
Family Day Care Home, Large19 A A A A A M A N N N N N N N N N
Family Day Care Home, Small A A A A A A A N N N N N N N N N
Group Residential N N N A A A A N N N N N N N N N
Home Occupations3 A A A A A A A N N N N N N N N N
Live-Work Facility N N N N N A A N N N N N N N N N
Mobile Home Park N N N C C N N N N N N N N N N N
Residential Care Facility N N N C C C C N N N N N N N N N
Residential Care Home A A A A A A A N N N N N N N N N
Single-Room Occupancy (SRO) N N N N C A A N N N N N N N N N
Facility
Supportive Housing A A A A A A A N N A A N N N N N
Transitional Housing A A A A A A A N N A A N N N N N
Agricultural and Animal-Related Uses
Agricultural Tourism A N N N N N N N N N N N N N N N

MANTECA CODE

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Animal Husbandry A N N N N N N N N N N N N N N N
Animal Keeping, Domestic Pet A A A A A A A N N N N N N N N N
Animal Keeping, Exotic Animals A A A A A C N N N N N N N N N N
Animal Keeping, Livestock A N N N N N N N N N N N N N N N
Animals4 4
Animal Keeping, Insects A A A A A N N N N N N N N N N N
Animal Keeping, Poultry/Rabbits5 5 A A N N N N N N N N N N N N N N
Animal Sales and Grooming N N N N N A M N A A A M N N N N
Crop Production A N N N N N N N N N N N N N N N
Equestrian Facility, Commercial A N N N N N N N N N N N N N N N
Kennel, Commercial6 6 C N N N N C N N N C C C C N N N
Veterinary Facility7 7 N N N N N A C N C A A C N N N N
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses
Assembly Uses C C C C C C C N N C N N N N C C
Cemetery/ Mausoleum C C C C C N N N N N N N N N N C
Church/Place of Worship C C C C C A C C A A M C N N N A
Community Garden A A A A A A A N N N N N N A A A
Golf Course/ Clubhouse8 8 N N N N N N N N N N N N N N A A
Indoor Amusement/ N N N N N A C C C C C C N N N N
Entertainment Facility
Indoor Fitness and Sports Facility N N N N N A C C N A A C C N C C
Library and Museum C C C C C A A N N M N N N N M A

ZONING

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Outdoor Commercial Recreation N N N N N C C N N N N N N N A A
Outdoor Community Recreation A A A A A A A A A A A N N A A A
Park and Public Plaza A A A A A A A C C C N N N A A A
Recreational Vehicle Park N N N N N N N N N N N N N N C P
Resource Protection and C C C C C N N N N N N N N A A A
Restoration
Resource-Related Recreation C N N N N N N N N N N N N A A A
School, Academic-Private N N A A A A C M A M A M N N N A
School, Equipment/ Machinery/ N N N N N N N C N C A A C N N N
Vehicle Training
School, Specialized Education N N N N N C C C A A A C N N N C
and Training/Studio
Theater/ Auditorium N N N N N A M N N A A N N N N N
Utility, Transportation, Public Facility, and Communication Uses
Airport N N N N N N N N N N N N C N N C
Ambulance Service N N N N N C N N C C A A C N N N
Broadcasting and Recording N N N N N C N A C C A A N N N N
Studio
Fuel Storage and Distribution N N N N N N N N N N N C A N N N
Heliport N N N N N C N C C C C C C N N C
Park and Ride Facility N N N N C A N A C A A A A N N A
Parking Facility N N N C C A C C C A A C C N N A
Public Safety Facility C C C C C A A A A A A A A A A A

§ 17.22.020 MANTECA CODE

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Transit Facility N N N N N A A C C A A C A N N A
Transit Station/Terminal N N N N N A A C C C C C C N N A
Utility Facility and Infrastructure A A A A A A A A A A A A A N N A
Wireless Telecommunication C C C C C C C C C C C C C N C C
Facility – Major9
Wireless Telecommunication A A A A A A M A A A A A A A A A
Facility – Minor9
Retail, Service, and Office Uses
Adult Day Health Care Center N N N N N A N N N C N N N N N N
Adult-Oriented Business10 N N N N N N N N N C N N N N N N
Alcoholic Beverage Sales N N N N N A N N C A A C N N N N
Bar/Nightclub N N N N N C C N N C N N N N N N
Bed and Breakfast Inn N N N N C A C N N N N N N N N N
Brew Pub N N N N N A M N N N A N N N N N
Building Materials Store/ Yard N N N N N N N N N A A A A N N N
Business Support Services11 N N N N N A A A M A A M N N N N
Cannabis Retailers20 N N N N N C C C C C C C N N N N
Child Day Care Center C C C C C A C C A A N N N N N N
Convenience Store N N N N N A C N A A N N N N N N
Drive-In and Drive-Through N N N N N M N N M M N N N N N N
Use13
Equipment Sales and Rental N N N N N N N N N M A A A N N N

ZONING

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Grocery Store/ Supermarket N N N N N A C N A A N N N N N N
Home Improvement Supplies N N N N N A M N A A A M N N N N
Hotel and Motel N N N N N A C N C A N N N N N N
Maintenance and Repair of Small N N N N N A N N N A A A M N N N
Equipment
Massage Therapy15 N N N N N A C N A A N N N N N N
Medical Services, Extended Care N N N C C A N N N C N N N N N N
Medical Services, General N N N N N A N N A A N N N N N M
Medical Services, Hospital C C C C C C N N C C N N N N N C
Mobile Food Vending21 A M
Mortuary/ Funeral Home N N N N N A N N C A N N N N N N
Neighborhood Market N N N N N A C N A A A N N N N N
Office, Business and Professional N N N N N A A A A A C M N N N N
Personal Services N N N N N A M N A A A N N N N N
Restaurant N N N N N A A M A A A N N N N N
Retail, General N N N N N A A N A A A N N N N N
Tasting Room N N N N N A M N N N A N N N N N

MANTECA CODE

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Temporary Uses (including A A
expositions, concerts, carnivals,
clinics, amusement rides, flea
markets, Certified farmers
markets, outdoor sales and
display of goods, seasonal sales,
temporary dwellings, and
temporary sales and construction
offices)22
Tobacco Related Uses18 N N N N N C C N N C C N N N N N
Sidewalk Vending23 A A
Automobile and Vehicle Uses
Auto and Vehicle Rental N N N N N N N N N M M M N N N N
Auto and Vehicle Sales N N N N N C N N C M M M N N N N
Auto and Vehicle Storage N N N N N N N N N N M M A N N N
Auto Parts Sales N N N N N A M N A A A M N N N N
Auto Vehicle Dismantling N N N N N N N N N N C C C N N N
Car Washing and Detailing N N N N N A N N M A A C N N N N
Fueling Station N N N N N M N N M M M N N N N N
Vehicle Services–Major N N N N N N N M N M M A N N N N
Vehicle Services–Minor N N N N N M N M M M A A N N N N
Industrial, Manufacturing, and Processing Uses
Agricultural Processing A N N N N N N N N N M M A N N N
Agriculture-Related, Ancillary A N N N N N N N N N N A A A N N

ZONING

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TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING DISTRICTS
Land Use/Zoning District A R-E R-1 R-2 R-3 CMU DMU BIP CN CG CM M1 M2 OS P PQP
Business and Business Office, N N N N N N N N N N N M C N N N
Ancillary
Commercial, Ancillary N N N N N N N N N N N M C N N N
Freight Yard/Truck Terminal N N N N N N N N N N M A A N N N
Manufacturing, Major16 N N N N N N N N N N C C A N N N
Manufacturing, Minor N N N N N N N M N N A A A N N N
Manufacturing, Small Scale N N N N N C N A M A A A M N N N
Recycling Facility – Collection17 N N N N N C N C C C C C C N N N
Recycling Facility – Processing N N N N N N N N N N C C C N N N
Recycling Facility – Scrap and N N N N N N N N N N C C C N N N
Dismantling
Research and Development N N N N N N N A N M A A M N N N
Storage, Personal Storage Facility N N N N N N N C C C C A A N N N
Storage, Warehouse N N N N N N N C N N A A A N N N
Storage, Yard N N N N N N N N N N A A A N N N
Wholesaling and Distribution N N N N N N N C N N A A A N N N

Notes:

See additional regulations for Second Dwelling Units in Chapter 17.82.
See additional regulations for Emergency Shelters in Chapter 17.76.
See additional regulations for Home Occupations in Chapter 17.78.
Minimum 2 acres for the first horse, then 1 additional acre for each additional horse. Stables and paddocks shall be located on the rear half of the lot a minimum of 20 feet to any lot line and a minimum of 40 feet from any dwelling on the same or adjoining property.

§ 17.22.020 MANTECA CODE

§ 17.22.020

Notes:

Minimum of 1,000 square feet per animal.
200-foot minimum setback from all property lines.
Where veterinary facilities include any outdoor uses, such facilities shall maintain a minimum 50-foot setback from any residential district, restaurant, or hotel or motel. However, this minimum separation standard may be reduced where an applicant produces a noise analysis by a qualified acoustical professional to demonstrate that the proposed noise source will meet all of the City's adopted noise standards for nearby residences.
Minimum 20-foot setback; 25-foot setback when adjacent to a residential Zoning District.
See additional regulations for Wireless Telecommunication Facilities in Chapter 17.88.
See additional regulations for Adult-Oriented Businesses in Chapter 17.70.
Businesses occupying more than 25,000 square feet shall require approval of a Minor Use Permit to ensure that potential impacts associated with the larger business (e.g., noise, odor) are mitigated to a less than significant level.
Minimum 10,000 square feet of lot area.
See additional regulations for Drive-In and Drive-Through Facilities in Chapter 17.74.
Minimum lot size of 20,000 square feet.
See additional regulations for Massage Therapy in Chapter 17.86.
1,000-foot minimum setback from any residential Zoning District.
Facilities located within 150 feet of a property zoned or used residential shall operate only during the hours of 9:00 a.m. and 5:00 p.m. 18. 100-foot minimum distance from any school.
See additional regulations for Family Day Care Home, Large under Section 17.10.030 Zoning conformance approval.
Cannabis Retailers must also obtain a Cannabis Business Permit pursuant to Chapter 5.64.
See additional regulations for Mobile Food Vending in Chapter 10.70
See additional regulations for Temporary Uses in Chapter 17.84
See additional regulations for Sidewalk Vending in Chapter 12.24

(Ord. 1501 § 1, 2011; Ord. 1546 § 1, 2014; Ord. 1558 § 1, 2015; Ord. 1571 § 1, 2015; Ord. O2017-20 § 1; Ord. O2018-5 § 1; Ord. O2018-6 § 1; Ord. O2018-20 § 1; Ord. O2018-24 § 1; Ord. O2021-04 § 1; Ord. O2021-14 § 1; Ord. O2021-16 § 5; Ord. O2024-07, 3/19/2024; Ord. O2024-23, 11/19/2024; Ord. O2025-13, 6/17/2025)

Exceptions & meaning →