Local zoning · Citrus Heights

Citrus Heights — Land Use

Q: What can I build on an R‑1 lot in Citrus Heights?

You can build uses allowed in the RD‑1 zoning (primarily a single‑family dwelling and accessory uses); allowed uses and permit types appear in Table 2‑2 and the RD‑1 purpose and development standards are in § 106.24.020 and § 106.24.060 (see Table 2‑4 for setbacks, coverage and height) (§ 106.24.020; § 106.24.060) .

Q: What are Citrus Heights setback requirements for single‑family homes?

Residential setbacks are listed in Table 2‑4 (Chapter 106.24). For example, RD‑1 front setback 20 ft; interior side 5 ft; corner side 15 ft; rear 25 ft (RD‑1/2) — see § 106.24.060 for the full matrix and notes about exceptions and measurement methods (§ 106.24.060) .

Q: Where do I find whether a use is permitted, conditional, or requires a special standard?

Check Table 2‑2 (residential) and Table 2‑5 (commercial/industrial) — the tables show P / MUP / UP / S and reference any specific use sections; see § 106.24.030 and § 106.26.030 for details (§ 106.24.030; § 106.26.030) .

Q: How do commercial district standards (like FAR, height) differ across Citrus Heights zones?

Commercial zones have district tables: Table 2‑6 covers BP/LC/SC/GC (FAR typically 0.50–0.60 ; heights 24 ft near residential / up to 50 ft elsewhere ), and Table 2‑7 covers AC/CR/MP (AC FAR 0.60 , MP height 50 ft , CR often very low FAR) — see § 106.26.040 for the full matrices (§ 106.26.040) .

Q: Where are the “S” special use rules referenced in the use tables?

An “S” in the tables points you to Chapter 106.42 (Standards for Specific Land Uses) — that Chapter determines permit type and additional rules for that use (for example, shelters, live/work, certain manufacturing) (§ 106.26.030; § 106.24.030) .

Land Use under the Citrus Heights local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page summarizes how the City of Citrus Heights regulates land use in its Zoning Code (commonly Title 17 / Chapter 106). It explains which uses are allowed or conditional in each local zoning district, where the land‑use tables live, and the key development standards you must meet (setbacks, heights, FAR, lot coverage). Consult the city's Citrus Heights zoning & planning overview for process information and maps. The primary permit rules are in the Allowable Uses tables and the district development standards (Article 2), with complementary rules in the site‑planning and design Chapters (Article 3) (§ 106.22.030; § 106.24.060; § 106.26.040) .

How the Zoning Code is structured (short primer)

Use lists: Permitted/conditional uses are shown in the residential Table 2‑2 (Chapter 106.24) and the commercial/industrial Table 2‑5 (Chapter 106.26); the tables indicate whether a use is a Zoning Clearance (P), Minor Use Permit (MUP), Use Permit (UP) or subject to special rules (S) (§ 106.24.030; § 106.26.030) .
Dimensional standards: District development standards (setbacks, heights, FAR, lot coverage, etc.) appear in Article 2 tables — Table 2‑4 for the residential districts and Tables 2‑6 / 2‑7 for commercial/industrial districts (§ 106.24.060; § 106.26.040) .
Site and operational rules: detailed site planning, parking, landscaping, and lighting are in Article 3; see the Citrus Heights Development Standards and the Citrus Heights Parking pages. Design control often applies — see Citrus Heights Design Review. These cross‑references are required by § 106.22.020 and § 106.30.010 .

District-by-district breakdown

Below are the city's primary zoning districts as used in Title 17. For each I list the official purpose (code), typical permitted or conditional uses (high‑value examples from the use tables), key dimensional/development standards, and where the zone commonly applies or special planning areas that override or supplement the zone.

Notes on citations: every requirement below references the controlling local § and the ordinance excerpt found in the retrieved code fragments.

RD-1 (Very Low Density Residential)

Purpose: Large‑lot detached single dwellings, hobby farming and compatible public/quasi‑public uses (§ 106.24.020) .
Typical permitted uses: single‑family dwelling, accessory structures, limited animal keeping (see Table 2‑2) (§ 106.24.030) .
Key dimensional standards: Front setback 20 ft, side interior 5 ft, corner side 15 ft, rear 25 ft (see Table 2‑4) (§ 106.24.060) . Lot coverage: 30% max; FAR (nonresidential) 0.40; max height 30 ft (§ 106.24.060) .
Where it applies: Outlying low‑density neighborhoods and some Special Planning Areas that reference RD‑1 (§ 106.24.020) .

RD-2, RD-3, RD-4 (Very Low Density variants)

Purpose & uses: Similar to RD‑1, tailored by minimum lot size (§ 106.24.020; Table 2‑2) .
Dimensional highlights: See Table 2‑4; front setbacks and coverage follow the RD‑1 scale with small variations (RD‑3/4 rear 20 ft) (§ 106.24.060) .

RD-5 and RD-7 (Low Density Residential)

Purpose: Detached single dwellings and limited duplexes; compatible neighborhood uses (§ 106.24.020) .
Uses: single‑family, duplex in specified circumstances, home occupations, limited child care, parks (Table 2‑2) (§ 106.24.030) .
Key dimensions: Front 15 ft (20 ft for garage façade), side 5 ft, corner side 12.5 ft, lot coverage 40%, max height not to exceed residential limits in Table 2‑4 (§ 106.24.060) .

RD-10 and RD-15 (Medium Density residential)

Purpose: Small‑lot single dwellings and multi‑unit housing (duplexes, triplexes, apartments) (§ 106.24.020) .
Uses: multi‑unit dwellings, limited schools, parks, accessory uses per Table 2‑2 (§ 106.24.030) .
Key dimensions: Front setback per Table 2‑4 (RD‑10/15 column), lot coverage 50% (RD‑10/15), FAR 0.50 (for nonresidential), height up to 40 ft in select circumstances (§ 106.24.060) . Many SPAs that reference RD‑10/15 add extra rules (e.g., Auburn Boulevard SPA) (§ 106.50.050) .

RD-20, RD-25, RD-30 (High Density residential)

Purpose: Higher density small‑lot and multi‑unit products (§ 106.24.020) .
Uses: apartments, group houses, mixed‑use residential components (Table 2‑2) (§ 106.24.030) .
Dimensions: Front 25 ft (RD‑20/25/30 column in Table 2‑4); lot coverage up to 60%, max height up to 50 ft in Table 2‑4; minimum density rules apply in RD‑20+ (projects must meet at least 50% of max density) (§ 106.24.060; § 106.24.050) . Verify applicable small‑lot rules (see § 106.42.030) .

MH (Mobile Home)

Purpose & uses: Mobile home parks and manufactured housing; park standards are set by Chapter 106.42 (§ 106.24.020; § 106.24.050) .
Dimensions: setbacks per Table 2‑4 (front 20 ft), lot coverage and FAR set in Table 2‑4; mobile‑home‑park specifics in § 106.42.140 (see Chapter 106.42) .

O (Open Space / Recreation)

Purpose: Parks, waterways, scenic/open space uses; very limited residential (typically one unit per parcel) (§ 106.24.020; § 106.24.050) .
Dimensions: setbacks 20 ft, lot coverage 5% shown in Table 2‑4 (§ 106.24.060) .

BP (Business & Professional Office)

Purpose: Offices, professional services; mixed‑use and multi‑unit housing may be allowed (§ 106.26.020) .
Typical uses: office, medical/dental, limited retail as allowed in Table 2‑5 (§ 106.26.030) .
Key standards (Table 2‑6): FAR 0.50, front setback 25 ft, side interior 20 ft, max height 24 ft and 2 stories within 50 ft of residential, 50 ft / 4 stories elsewhere (§ 106.26.040) . Parking, signage, and landscaping per Article 3 (§ 106.26.040) .

LC (Limited Commercial), SC (Shopping Center), GC (General Commercial)

Purpose: LC = small‑scale pedestrian retail with residential above possible; SC = shopping center design; GC = general/heavier commercial uses (§ 106.26.020) .
Uses: retail, restaurants, service uses, mixed‑use projects per Table 2‑5 (§ 106.26.030) .
Key standards (Table 2‑6): FAR 0.60 (LC/SC/GC), front setbacks 20 ft (LC/SC/GC), side/rear setbacks 25 ft where adjacent to residential, max height 24 ft/2 stories near residential, 50 ft/4 stories elsewhere (§ 106.26.040) .

AC (Auto Commercial), CR (Commercial Recreation), MP (Industrial / Office Park)

Purpose: Auto‑oriented sales and services (AC); recreational commercial uses (CR); MP for light industry/office parks (§ 106.26.020) .
Uses: vehicle sales & service, vehicle storage, sports/entertainment, light manufacturing/office parks as listed in Table 2‑5 (§ 106.26.030) .
Key standards (Table 2‑7): AC front setback 20 ft, FAR 0.60, max height 24 ft (within 100 ft of residential) / 40 ft elsewhere; CR front setback 50 ft, FAR 0.10; MP height 50 ft, FAR 0.50. See § 106.26.040 and Table 2‑7 for full matrix (§ 106.26.040) .

Overlay & Special Planning Areas (SPAs)

The Code establishes Special Purpose and Overlay zoning districts (Sunrise MarketPlace, Auburn Boulevard Corridor, Greenback Woods, Antelope Crossing, etc.). These overlays modify allowed uses or apply SPA‑specific standards (for example, SPA FAR, unit caps, or stricter setbacks) (§ 106.28.010; various SPA §§ 106.50.xx) . See the Citrus Heights Overlay Districts page. Examples: Antelope Crossing sets FAR limits (0.6), unit caps, and a 24‑ft/2‑story buffer near residential (§ 106.50.020) .

Quick reference table — top decision‑relevant standards (excerpt)

District (grouped)	Front setback	Max lot coverage	FAR (nonres)	Max height	Code Reference
RD‑1 / RD‑2 / RD‑3 / RD‑4	20 ft	30%	0.40	30 ft	§ 106.24.060
RD‑5 / RD‑7	15 ft (garage façade 20 ft)	40%	0.40	(residential limits) § 106.24.060
RD‑10 / RD‑15	per Table 2‑4	50%	0.50	40 ft	§ 106.24.060
BP / LC / SC / GC	25 / 20 / 20 / 20 ft	varies	0.50 / 0.60 / 0.60 / 0.60	24 ft within 50 ft of residential; 50 ft elsewhere	§ 106.26.040; Table 2‑6
AC / CR / MP	20 / 50 / 25 ft	varies	0.60 / 0.10 / 0.50	24–40 ft / (CR low) / 50 ft	§ 106.26.040; Table 2‑7

(These are the table values; the Code contains notes and exceptions — always cross‑check with the full Table 2‑4 / 2‑6 / 2‑7 and Article 3 standards) (§ 106.24.060; § 106.26.040) .

Practical guidance / synthesis (plain-English)

First confirm the zoning for your parcel and then consult the appropriate use table: residential parcels use Table 2‑2 (Chapter 106.24); commercial/industrial parcels use Table 2‑5 (Chapter 106.26) — that determines whether your project is P / MUP / UP / S (§ 106.22.030; § 106.24.030; § 106.26.030) .
Dimensional feasibility comes next: use Table 2‑4 for residential standards and Tables 2‑6 / 2‑7 for commercial/industrial — set front/side/rear setbacks, lot coverage, FAR and height limits before designing a plan (§ 106.24.060; § 106.26.040) .
Design review and other Article 3 requirements (landscaping, parking, lighting) are frequently required — consult Citrus Heights Design Review and Citrus Heights Parking pages; these discretionary reviews are triggered by the planning permit type and SPA rules (§ 106.62.040; § 106.30.010) .
Accessory Dwelling Units (ADUs) are governed by special rules: see Chapter 106.42 and the city's ADU guidance; ADUs may be exempt from some planning permit requirements but must meet development standards and state ADU law — see Citrus Heights ADUs and California ADU law (§ 106.42.015) .

Checklist

Confirm primary zoning district for parcel and applicable overlay/SPAs (Zoning Map; § 106.20.020) .
Verify that proposed use appears in Table 2‑2 (residential) or Table 2‑5 (commercial/industrial) and note permit type (P / MUP / UP / S) (§ 106.24.030; § 106.26.030) .
Check district development standards in Table 2‑4 / 2‑6 / 2‑7 for setbacks, height, lot coverage, FAR and minimum lot area (§ 106.24.060; § 106.26.040) .
Confirm Article 3 requirements: parking, landscaping, outdoor lighting, solid waste storage (§ 106.36; § 106.34; § 106.30.110) and provide compliance drawings — see the Citrus Heights Parking and Citrus Heights Development Standards pages (§ 106.30.010; § 106.30.110) .
Determine if Design Review or SPA approvals are required and prepare materials accordingly (§ 106.62.040; SPA sections §§ 106.50.xx) .
Verify need for building permits under the California Building Standards Code and any state housing/ADU rules (if building an ADU) — consult Chapter 106.42 for ADU cross‑rules (§ 106.22.020; § 106.42.015) .
If use not listed or site‑specific issues exist, consider the Similar & Compatible Use determination process or a Variance (§ 106.22.030.A.3; § 106.62.060) .

Risks & Ambiguities

Issue	Why it matters	What to verify
SPA overrides / special plan rules	SPAs (Auburn Blvd, Antelope Crossing, Greenback Woods, etc.) can override district rules (FAR, unit caps, setbacks) and add conditions (§ 106.50.xx)	Confirm if parcel lies in an SPA on the Zoning Map and read the SPA § (e.g., § 106.50.040–§ 106.50.150)
“S” uses / specific‑use regulations	A use marked “S” in the tables is governed by Chapter 106.42 special provisions — the permit type and standards come from that section (§ 106.26.030)	Check Chapter 106.42 for the referenced specific use §; do not assume P/MUP/UP applies without reading the special provision
Dimensional exceptions and Minor Variances	The Director/Commission can reduce setbacks, increase coverage, etc., but there are caps for Minor Variances (§ 106.62.060)	If you need a variance, check the limits (e.g., front setback min 15 ft after variance) and prepare hardship documentation (§ 106.62.060)
Parking & reciprocal parking allowances	Commercial/residential reciprocal parking is allowed in some SPAs but requires agreements and recorded instruments (§ 106.50.020)	Confirm required parking in Chapter 106.36 and, if proposing shared parking, prepare access agreements and show them in application (§ 106.50.020)
ADU rules vs. local lot coverage/heights	State ADU law can preempt some local rules but local code still applies for setbacks and some design standards (§ 106.42.015)	Review both Chapter 106.42 and state ADU law; when in doubt, "Verify with the jurisdiction" (City) — local ADU guide at Citrus Heights ADUs

Plain‑English Summary

Citrus Heights uses Tables in Title 17 (Chapter 106) to say what you may build where: Table 2‑2 for residential zones and Table 2‑5 for commercial/industrial zones, and separate development‑standards tables (Table 2‑4, 2‑6, 2‑7) set setbacks, lot coverage, FAR and height limits. Special Planning Areas or overlay districts can add or change rules, and many projects also require design review and Article 3 compliance for parking, landscaping and lighting (§ 106.24.030; § 106.26.030; § 106.24.060; § 106.26.040) .

Source References

Citrus Heights Zoning Code — Chapter 106 (Title 17) — Zoning code purpose & applicability, including permit rules (§ 106.10.010; § 106.22.020) .
Residential & Open Space districts: Sec. 106.24.020 (purposes) and Sec. 106.24.030 (Table 2‑2 uses) and Sec. 106.24.060 (Table 2‑4 development standards) — Tables and excerpts used above (§ 106.24.020; § 106.24.030; § 106.24.060) .
Commercial & Industrial districts: Sec. 106.26.010 / 106.26.020 / 106.26.030 / 106.26.040 (Table 2‑5 and Tables 2‑6/2‑7 standards) (§ 106.26.030; § 106.26.040) .
Special Planning Areas and overlays: Chapters and SPA sections § 106.50.040 – § 106.50.160 (Antelope Crossing, Auburn Blvd Corridor, Greenback Woods, etc.) — SPA text excerpts used (§ 106.50.xx) .
Site planning and Article 3 cross‑rules (parking, landscaping, lighting): Chapter 106.30 (standards for all development) and § 106.30.110 (solid waste storage) (§ 106.30.010; § 106.30.110) .
Allowable‑use table guidance and permit levels (P / MUP / UP / S): § 106.22.030 and §§ referenced in Chapter 106.24 and 106.26 (§ 106.22.030; § 106.26.030) .
City ADU rules: Chapter 106.42 (Accessory Dwelling Units reference) — see § 106.42.015 for ADU cross‑references (Not all ADU details are excerpted here) .
Internal pages linked from this guide: Citrus Heights zoning & planning overview, Citrus Heights Zoning, Citrus Heights Development Standards, Citrus Heights Parking, Citrus Heights Design Review, Citrus Heights Overlay Districts, Citrus Heights ADUs, California Building Standards Code.

Sources

Retrieved passages

Citrus Heights Zoning Code (Section applies) High relevance
Citrus Heights Zoning Code (Section are) High relevance
Citrus Heights Zoning Code (Section applies) High relevance
Citrus Heights Zoning Code (Section 16A.52) Medium relevance
Citrus Heights Zoning Code (§ 3) Medium relevance
Citrus Heights Zoning Code (Section are) Medium relevance
Citrus Heights Zoning Code (Section 106.22.030) Medium relevance
Citrus Heights Zoning Code (Article 8) Medium relevance
Citrus Heights Zoning Code (Section 13) High relevance
Citrus Heights Zoning Code (Section are) High relevance
Citrus Heights Zoning Code (Chapter lists) High relevance
Citrus Heights Zoning Code (Chapter describes) High relevance
Citrus Heights Zoning Code (Article 3) High relevance
Citrus Heights Zoning Code (Section 106.42.015) High relevance
Citrus Heights Zoning Code High relevance
Citrus Heights Zoning Code (Section 106.42.200) High relevance
Citrus Heights Zoning Code (Article 2.) Medium relevance

Cited sections

Official Citrus Heights code library

Frequently asked questions

What can I build on an R‑1 lot in Citrus Heights?

You can build uses allowed in the RD‑1 zoning (primarily a single‑family dwelling and accessory uses); allowed uses and permit types appear in Table 2‑2 and the RD‑1 purpose and development standards are in § 106.24.020 and § 106.24.060 (see Table 2‑4 for setbacks, coverage and height) (§ 106.24.020; § 106.24.060) .

What are Citrus Heights setback requirements for single‑family homes?

Residential setbacks are listed in Table 2‑4 (Chapter 106.24). For example, RD‑1 front setback 20 ft; interior side 5 ft; corner side 15 ft; rear 25 ft (RD‑1/2) — see § 106.24.060 for the full matrix and notes about exceptions and measurement methods (§ 106.24.060) .

Do I need Design Review in Citrus Heights?

Design Review is commonly required for new development and many changes — the Code states design review may be required in SPA rules and by the permit type; see § 106.62.040 and the SPA sections (many SPAs explicitly require Design Review) (§ 106.62.040; § 106.50.xx) .

Where do I find whether a use is permitted, conditional, or requires a special standard?

Check Table 2‑2 (residential) and Table 2‑5 (commercial/industrial) — the tables show P / MUP / UP / S and reference any specific use sections; see § 106.24.030 and § 106.26.030 for details (§ 106.24.030; § 106.26.030) .

How do commercial district standards (like FAR, height) differ across Citrus Heights zones?

Commercial zones have district tables: Table 2‑6 covers BP/LC/SC/GC (FAR typically 0.50–0.60; heights 24 ft near residential / up to 50 ft elsewhere), and Table 2‑7 covers AC/CR/MP (AC FAR 0.60, MP height 50 ft, CR often very low FAR) — see § 106.26.040 for the full matrices (§ 106.26.040) .

Can I put parking in the front setback or reduce setbacks to allow outdoor dining?

Front/side‑corner setback areas are generally intended for landscaping and pedestrian space; the review authority may reduce or eliminate them to place buildings at the back of the sidewalk or allow pedestrian space, but reductions may not be used to allow parking closer to the street (§ 106.26.040 notes; § 106.24.060 notes) (§ 106.26.040; § 106.24.060) .

Where are the “S” special use rules referenced in the use tables?

An “S” in the tables points you to Chapter 106.42 (Standards for Specific Land Uses) — that Chapter determines permit type and additional rules for that use (for example, shelters, live/work, certain manufacturing) (§ 106.26.030; § 106.24.030) .

If my parcel is inside an SPA, which rules control: SPA or main zone?

SPA provisions apply in addition to the primary zone and may be more restrictive; the code directs that both sets of standards apply and that specific SPA provisions control when there is conflict (see Chapter 106.28 and the individual SPA sections § 106.50.xx) (§ 106.28.010; § 106.50.xx) .

How are parking requirements determined for a new commercial use?

Parking and loading standards are in Article 3 (Chapter 106.36). Many SPAs allow reciprocal or offsite guest parking subject to recorded agreements — see SPA text and § 106.36 for calculations and design standards (§ 106.36; e.g., Antelope Crossing SPA rules) .

What if my proposed use is not listed in the use tables?

If a use is not listed, the Director may determine whether it is a similar and compatible use. The Director may refer the question to the Commission; such determinations may be appealed (see § 106.22.030.A.3) (§ 106.22.030) . ---

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