Earlier editions: 2026-09
Title 10 — ZONING REGULATIONS›Chapter 1 — PURPOSE AND AUTHORITY
Modesto Municipal Code § 10-1.402 Establishment of Zones by Map
Modesto Municipal Code · 2026-10 edition · updated 2026-10-04 · Modesto
Cite as: Modesto Municipal Code § 10-1.402 · Text as of 2026-10-04
10-1.401 - Names of Zones.¶
In order to classify and regulate the land use and development of the City of Modesto, the following zones are created:
| Low Density Residential | R-1 |
|---|---|
| Medium Density Residential | R-2 |
| Medium-High Density Residential | R-3 |
| Professional Office | P-O |
| Neighborhood Commercial | C-1 |
| General Commercial | C-2 |
| Highway Commercial | C-3 |
| Commercial-Industrial | C-M |
| Light Industrial | M-1 |
| Heavy Industrial | M-2 |
| Planned Development | P-D |
| Airport | A-P |
| Specific Plan-Holding | SP-H |
| Specific Plan | SP |
| Downtown Zones | See Chapter 7, Article 5 |
(Amended by Ord. No. 3618-C.S., § 2(Exh. A), effective 6-25-15)
10-1.402 - Establishment of Zones by Map.¶
The location and boundaries of the various zones are as shown on the Zoning Map of the City, copies of which are on file in the office of the Department. This map and all notations, references and other information shown on it are made a part of this Title by reference. The Zoning Map may be divided into sections which may be separately referred to when amending the Zoning Map or for any official reference to the Zoning Map.
10-1.403 - Location of Boundaries.¶
Where uncertainty exists as to the boundary of any zone, the following rules shall apply:
(a) Where the zone boundary is indicated as being approximately upon the center line of a street, alley or block, or along a property line, then, unless otherwise definitely indicated on the map, the center line of the street, alley or block or the property line shall be construed to be the boundary of the zone.
(b) Wherever the zone boundary is indicated as being approximately at the line of any river, irrigation canal or other waterway, railroad right-of-way, or public land or any section line, then the center of the stream, canal, or waterway, or the railroad right-of-way or the boundary line of the public land or section line shall be construed to be the boundary of the zone.
(c) Where the application of the above rules does not clarify the zone boundary location, the Director shall interpret the map.
10-1.404 - Prezoned Land.¶
Prezoning is when land that is not in the City of Modesto, but is in the Modesto Sphere of Influence, is approved for a City Zone.
(a) Prezoned land shall carry a "P" prefix before the zone classification and shall be so designated on the official Zoning Map of the City.
(b) The zone established by prezoning shall become effective and the "P" prefix shall be automatically removed when the property is annexed.
(c) New annexations are required to prezone the annexation area prior to or concurrent with the annexation.
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