Local zoning · Citrus Heights

Citrus Heights — Zoning

Q: Where are parking requirements specified for a project?

Off‑street parking and loading rules are in Chapter 106.36 (with some project‑specific parking standards repeated in SPA/district rules). Always supply parking calculations in plan submittals and refer to the parking chapter and the City’s parking guidance. parking

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

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Last reviewed: July 1, 2026

Overview

Citrus Heights’ zoning is codified in the City Zoning Code (local code numbering uses the 106-series headings) and is implemented by an official Zoning Map on file with the Community Development Department. The Zoning Code divides the city into specific residential, commercial/industrial, special purpose, and overlay districts, sets allowable uses and the planning permit required, and establishes dimensional and site-design rules (setbacks, heights, coverage, etc.). See the adopted Zoning Map and district text at § 106.20.020 for the authoritative map and district list.

Note: this page summarizes what the Citrus Heights Zoning Code itself says about zoning — it does not substitute for a formal zoning clearance or building permit review. Building permits still must meet the California Building Standards Code. California Building Standards Code (verify with the Building Division).

Key Zoning Rules & How the Code is Organized

The City adopts a Zoning Map and a table of zoning districts (Table 2‑1) that implement the General Plan; the Zoning Map is incorporated by reference and is the baseline for parcel zoning designations (§ 106.20.020).
Allowed uses for each district are listed in Article 2 and implemented via permit types (Zoning Clearance, Use Permit, Minor Use Permit, etc.) — see the permit and allowed-use rules (§ 106.22.020 and § 106.22.030).
Dimensional and site-design standards (setbacks, height measurement, coverage, landscaping, parking, signs) are applied through Article 3 and district-specific tables; setbacks and measurement rules appear in § 106.30.100 and related subsections.
Overlay districts and Special Planning Areas (SPAs) add site-specific rules on top of the base zone; overlay applicability and mapping rules are in § 106.28.010–.020 and the SPA sections (e.g., § 106.50.080 et seq.).

For site planning and minimum standards, consult the Citrus Heights Development Standards and the Zoning Code chapters cited below.

District-by-District breakdown

Below are the primary zoning districts used in Citrus Heights with the code references and practical notes. Where the code uses a range (for example RD-1 through RD-4), I group those ranges and flag the controlling sections.

Notes on internal links: first mention of each related topic below links to the City's GoCodebook pages where you can find complementary guidance: parking, development standards, design review, overlay districts, ADUs, California Building Standards Code, signage, and nonconforming uses.

Residential districts (RD series)

Districts: RD-1, RD-2, RD-3, RD-4, RD-5, RD-7, RD-10, RD-15, RD-20, RD-25, RD-30, and MH (Mobile Home) — established in Table 2‑1 and described in § 106.24.020.
Purpose: Ranges implement Very Low to High Density Residential General Plan categories; restrictions on permitted housing types follow each RD level (single-family, duplexes, small‑lot and multi‑unit housing depending on district) (§ 106.24.020 & § 106.24.030).
Typical permitted uses: Single‑family dwellings, duplexes and multi‑unit housing per district density rules; accessory residential uses as specified in Article 4; mobile home parks in MH (§ 106.24.030, Table 2‑2).
Key dimensional standards / where it applies: Minimum net lot area table: RD‑1 = 0.50 acres, RD‑2 = 0.25 acres, RD‑3 / RD‑4 = 7,500 sf, RD‑5 / RD‑7 = entire lot or 5,000 sf (whichever is less), RD‑10 and above = entire area except common open space (Table 2‑X / § 106.24 tables).
Procedure/notes: Many residential SPAs (for example Civic Center SPA, Citrus Heights Community SPA, Greenback Woods SPA, Mitchell Farms/Camden Place) require design review or Planning Commission review for non‑accessory buildings and include SPA‑specific setbacks, density caps, and tree/creek protection rules (§ 106.50.080–.140).

Practical tip: if your lot’s RD label is ambiguous on the map, the Director resolves boundaries per § 106.20.020.B — ask for a formal boundary determination.

Business/Commercial & Industrial districts

Districts: BP (Business & Professional), LC (Limited Commercial), SC (Shopping Center), GC (General Commercial), AC (Auto Commercial), CR (Commercial Recreation), MP (Industrial / Office Park) — established in § 106.26.020 and Table 2‑1.
Purpose & typical uses:
- BP — offices, professional services; mixed-use and multi‑unit housing may be allowed.
- LC — small‑scale retail and pedestrian‑oriented uses; residential allowed above the ground floor.
- SC / GC — larger retail/service uses; AC targets automotive sales/services; MP for light industrial/business park uses.
Key dimensional standards (examples): For AC / CR / MP the code provides a district development table (Table 2‑7) where standards like front setbacks (AC: 20 ft; CR: 50 ft), maximum FAR (AC 0.60; CR 0.10; MP 0.50), and height limits (AC 24 ft within 100 ft of residential; 40 ft elsewhere; MP up to 50 ft) are set; see the development standards table and § 106.30.060 (height measurement).
Site-control rules: Commercial/industrial zones must follow landscaping standards (§ 106.34), parking/ loading (§ 106.36) and sign rules (§ 106.38) — for parking requirements, see the parking chapter and the city's parking guidance. parking.

Practical tip: commercial front/side setbacks in many zones are intended for landscaping and pedestrian space and the review authority may reduce them to allow buildings to sit at the sidewalk, but reductions cannot be used to bring parking closer to the street (§ Table 2‑7 notes).

Special Purpose & Overlay districts

Overlay Districts / Purpose: Overlay and combining districts are described in Chapter 106.28; overlays append a suffix to the base zone on the Zoning Map, add standards, and apply via rezoning (§ 106.28.010–.020). overlay districts
Notable SPAs (Special Planning Areas): The code contains a number of SPAs with site‑specific rules — examples include Citrus Heights Civic Center SPA (§ 106.50.080), Citrus Heights Community SPA (§ 106.50.090), Greenback Woods SPA (§ 106.50.100), Stock Ranch (§ 106.50.130), Sunrise Tomorrow (§ 106.50.135), Sylvan Road — Woodside Drive SPA, Mitchell Farms / Camden Place and others. Each SPA lists allowable uses, permit requirements (often mandatory design review), density limits, and SPA‑specific development standards (creek setbacks, tree preservation, grading limits).
How overlays apply: Overlays do not negate the base zone; they add or tighten standards (see § 106.28.020).

Practical tip: a parcel can be subject to both a base zoning symbol and overlay designations on the adopted map — always read both the primary zone text and any SPA/overlay section listed in the map legend for that parcel (§ 106.28.020).

Quick table: Decision‑relevant districts and standards

District	Typical permitted uses	Key dimensional/decision standards	Code Reference
RD‑1 (Very low density)	Large‑lot single family, hobby farming	Min net lot area: 0.50 ac; setbacks per district rules	§ 106.24.020; min lot table
RD‑5 / RD‑7 (Low density)	Detached single family; duplex in some cases	Min lot rules, site standards in Article 3; design review may be required in SPAs	§ 106.24.020–.030
RD‑10 — RD‑20 (Medium density)	Small‑lot homes, duplexes, apartments	Density limits vary; refer to district and SPA-specific caps	§ 106.24.020–.030
BP (Business/Professional)	Offices, professional services, mixed‑use	Follow BP standards; many Civic Center uses limited to public or require Use Permit	§ 106.26.020, Civic Center SPA § 106.50.080
GC / LC / SC (Commercial)	Retail, services, mixed use	Setbacks/height/FAR in district tables; parking & landscaping chapters apply	Table 2‑7, § 106.30.060, §§ 106.34, 106.36
AC (Auto Commercial)	Automotive sales & service	Front setback 20 ft; height limits 24 ft within 100 ft of residential; FAR and parking rules in Table 2‑7	Table 2‑7 and § 106.30.060
MP (Industrial/Office Park)	Light industrial, R&D, offices	Max height up to 50 ft (district table); buffering to residential required	Table 2‑7 § 106.26.020

(For the complete set of district‑by‑district allowable land uses consult Table 2‑2 and the district chapters in Article 2 — see § 106.24.030 and § 106.26.030.)

How permit and design review fit in

Most development or new land uses must comply with the general development rules in § 106.22.020 and obtain the permit required by Table 2‑2 (Zoning Clearance, Use Permit, Minor Use Permit, etc.) (§ 106.22.030).
Design Review is required for many projects (multiple SPA sections and district rules require it explicitly); design review findings require the review authority to confirm site design, compatibility, landscaping, circulation and other criteria (see the Design Review decision criteria in the design review procedure text). § 106.42 and the design review decision criteria appear in the permit chapters (findings and conditions of approval).
The City enforces district numeric rules (setbacks § 106.30.100, heights § 106.30.060, parking § 106.36.040, landscaping § 106.34, signs § 106.38) and also gives the review authority discretion to modify standards in SPAs to protect environmental features or reduce grading.

See the Citrus Heights Design Review page for practical steps and the filing requirements referenced in the Code.

Checklist — What an applicant must satisfy (before filing or at application)

Confirm the parcel’s zoning on the official Zoning Map (adopted per § 106.20.020) and any overlay/SPAs that apply.
Confirm whether your proposed use is listed in Table 2‑2 for that district and whether it requires a Use Permit or Minor Use Permit (§ 106.24.030, § 106.26.030).
Prepare site plans showing compliance with setbacks and setback measurement rules (§ 106.30.100) and SPA‑specific setbacks (example: creek setbacks and 100‑yr floodplain limits in SPA sections).
Provide required parking calculations per § 106.36 and follow parking guidance.
Meet landscaping and screening requirements (Chapter 106.34) and submit landscape plans. Citrus Heights Landscaping and Screening.
If applicable, prepare any design review materials — narrative, elevations, materials palette — to address the design review findings (see design review criteria). design review
Check signage and outdoor lighting standards (Chapters 106.38, 106.25) and include sign plans if needed. signage
For ADUs, follow the accessory dwelling unit provisions and exemptions (§ 106.42.015, § 106.42.200) and state ADU law as required. ADUs
Verify nonconforming‑use rules if the existing use predates the current code (Chapter 106.70). nonconforming uses
Remember permits expire if not exercised within the code’s time limits (typical three‑year expiration; § 106.64.070).

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning map boundary ambiguity	A boundary line can change what uses and setbacks apply	Request Director boundary interpretation per § 106.20.020.B; get it in writing.
Overlay / SPA requirements overlapping base zone	Overlays can add stricter standards (e.g., creek setbacks, tree protections)	Check the parcel’s overlays/SPAs on the official map and read SPA text (e.g., § 106.50.090–.140) for added limitations.
Setback measurement and exceptions	Measurement rules change where the setback is measured from and what counts	Confirm setback measurement rules and exceptions in § 106.30.100; confirm any IOD or private‑street implications.
Design review discretion	Design review findings are qualitative and discretionary	Read the design review decision criteria and confirm the review authority (Director vs Commission); request a pre‑application meeting. (§ Design Review criteria in permit chapters).
Nonconforming uses and lapse rules	An existing use may be protected, or entitlement can lapse after vacancy	Check Chapter 106.70 (nonconforming uses) for continuity rules (abandonment and vacancy rules).
ADU and accessory structure exceptions	Some accessory structures are exempt from design review, others are not	Confirm the precise ADU and accessory structure rules in § 106.42.015 and § 106.42.200 and reconcile with State ADU law. California ADU law

Plain‑English Summary

Citrus Heights divides land into named zones (RD‑1, RD‑5, BP, GC, MP, etc.), each with a list of allowed uses and numeric rules for how buildings sit on a lot (setbacks, height, coverage) — the rules you must follow are the base zone text plus any overlay or SPA rules that show on the official Zoning Map; many projects also need design review and specific permits. Consult § 106.20.020 for the map, § 106.24 and § 106.26 for district uses, and the chapters on setbacks, parking, landscaping, and design review for details.

Source References

City Zoning Map and Zoning Districts — § 106.20.020 (Zoning Map and Zoning Districts).
Residential district purposes and application — § 106.24.020 and allowable uses (§ 106.24.030, Table 2‑2).
Commercial & Industrial district purposes — § 106.26.020 and district use requirements (§ 106.26.030).
Overlay districts and Special Planning Areas chapter — § 106.28.010–.020 and SPA sections § 106.50.080 et seq. (Civic Center, Citrus Heights Community, Greenback Woods, Stock Ranch, Sunrise Tomorrow, etc.).
Setbacks, measurement, and exceptions — § 106.30.100 (and related figures/tables).
District development standards and Table 2‑7 (AC/CR/MP examples), height limits — development standards tables and § 106.30.060.
Parking chapter — Chapter 106.36 (off‑street parking and loading).
Design Review decision criteria and procedure — design review findings and permit decision text (Design Review criteria in permit chapters). § design review procedures and findings.
Zoning Code identification and administration — references showing the Zoning Code in the municipally adopted code (Title 106) and administration roles (§ 106.10.020–.040).

(Those entries link back to the Citrus Heights Zoning Code excerpts provided and the SPA sections cited above. For the full code text and the official Zoning Map, consult the City’s Code and the Community Development Department.)

Sources

Retrieved passages

Citrus Heights Zoning Code (Section 16A.52) High relevance
Citrus Heights Zoning Code (Title 17) High relevance
Citrus Heights Zoning Code (Chapter lists) High relevance
Citrus Heights Zoning Code (Section are) High relevance
Citrus Heights Zoning Code (Section applies) High relevance
Citrus Heights Zoning Code (Section applies) High relevance
Citrus Heights Zoning Code (§ 65000) High relevance
Citrus Heights Zoning Code (Chapter lists) High relevance
Citrus Heights Zoning Code (Section 106.42.200) High relevance
Citrus Heights Zoning Code High relevance
Citrus Heights Zoning Code (Section 16A.52) Medium relevance
Citrus Heights Zoning Code (Section are) Medium 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?

R‑1 falls into the Very Low Density residential group in the RD series; typical allowed uses are large‑lot single‑family dwellings and similar low‑intensity uses. The RD district descriptions and allowable‑use table govern what’s permitted and what planning permit is required — see § 106.24.020 and the Table 2‑2 allowable uses (§ 106.24.030). Verify current map labeling and any SPA overlays before assuming lot‑level rules.

What are Citrus Heights setback requirements?

Setbacks are measured and controlled by the setback chapter and district tables. General setback measurement rules and exceptions are in § 106.30.100; many district tables (for example the commercial Table 2‑7) list front/side/rear setbacks and note when setbacks only apply adjacent to residential/open space zones. Always check the district table and § 106.30.100 for measurement and exceptions.

Do I need Design Review in Citrus Heights?

Very often yes — many districts and nearly all SPAs explicitly require Design Review approval for new development; the design review decision criteria are formalized in the permit chapters. See the design review decision criteria and procedural rules referenced in the permit chapters (design review procedure and findings). If a project is limited to a small accessory structure, an exemption may apply — see § 106.42.200 for accessory structures and § 106.42.015 for ADU exceptions.

Where is the official Zoning Map and how are boundary conflicts resolved?

The official Zoning Map is adopted and “on file with the Department” and is incorporated by reference in § 106.20.020. If a boundary is uncertain, the Director determines the boundary using rules in § 106.20.020.B (lot/street centerline, map scale, etc.). Request a Director determination or a formal interpretation if needed.

How do overlays and SPAs affect what I can do on my parcel?

Overlay districts and SPAs impose additional site‑specific requirements on top of the base zone; Chapter 106.28 explains applicability and mapping (overlays attach as suffixes on the Zoning Map), and SPA sections (e.g., § 106.50.090 for the Citrus Heights Community SPA) lay out the SPA’s restrictions (density caps, creek setbacks, tree protections, mandatory design review). Always read both the base district and any overlay/SPA text shown for the parcel.

Can I build an ADU in Citrus Heights and do ADUs need design review?

Accessory Dwelling Units are addressed in the accessory uses chapter; certain accessory structures and ADUs have specific exemptions from design review (examples in § 106.42.015 and § 106.42.200). However ADU approvals must still meet development standards and state ADU law; consult the ADU code text and the City’s ADU guidance. ADUs

How are nonconforming uses handled if my use predates the current code?

Nonconforming uses, structures, and parcels are governed by Chapter 106.70. The Code explains when an existing use can continue, under what circumstances it must conform, and how abandonment or discontinuance affects rights to continue the use. Verify the precise status of a use with the Director.

Where are parking requirements specified for a project?

Off‑street parking and loading rules are in Chapter 106.36 (with some project‑specific parking standards repeated in SPA/district rules). Always supply parking calculations in plan submittals and refer to the parking chapter and the City’s parking guidance. parking

Can the City modify a district standard for environmental protection?

Yes. Many SPA sections explicitly allow the review authority to modify standards to preserve stream corridors, reduce grading, or retain landmark trees (see multiple SPA standards, e.g., § 106.50.090 & § 106.50.100). Any such modification must be supported by the findings applicable to the SPA. Verify specific SPA text for allowable modifications.

Who do I ask for a formal interpretation of the code text if something is unclear?

An applicant may request a formal written interpretation from the Director; procedure and appeal rights are in § 106.12.040. Written interpretations can be appealed to the Commission and Council.

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