Elk Grove — Land Use

Last reviewed: July 3, 2026

Overview

This page summarizes what Elk Grove’s local zoning/planning ordinance (Title 23 of the Elk Grove Municipal Code) actually says about land use: how allowed, conditional, and prohibited uses are organized; the relationship between base zones, overlays and specific plans; and where to look in the code for district-level rules. The primary legal framework for permitted/conditional uses is the City’s Table 23.27-1 (Allowed Uses and Required Entitlements for Base Zoning Districts) and the chapter text that explains it. See the City’s rules on parking, setbacks and development standards as part of the entitlement process. § 23.27.020 and § 23.26.030 explain the table and permit categories.

How Elk Grove organizes land use regulation (quick legal anchors)

• The City’s allowed-use matrix is Table 23.27-1 and the accompanying chapter text; permitted uses are marked P, minor conditional uses MUP, conditional uses CUP, and prohibited uses -. See § 23.27.020 for the table role and definitions.
• The meaning of “permitted,” “MUP,” and “CUP,” and the rules on temporary uses and use descriptions, appear in § 23.26.030 and § 23.26.050.
• Base zoning districts and overlays are established by § 23.24.020; development standards for each district are in Division III and Chapter 23.29.

(First time the page mentions development standards, design review, parking, overlays, ADUs and the state building code they are linked inline:) Elk Grove’s Zoning & Planning overview summarizes the system; consult Elk Grove Development Standards for dimensional rules, Elk Grove Parking for off-street requirements, Elk Grove Design Review for when design review applies, and Elk Grove Overlay Districts for combining zone rules. Accessory dwelling units are governed in the code and discussed at Elk Grove ADUs. Where building-construction standards are referenced, those fall to the California Building Standards Code. For landscaping or screening expectations see Elk Grove Landscaping and Screening.

District-by-district breakdown (how Land Use works in each zone)

Below are the City’s principal base zoning district groups and representative district-level rules drawn directly from Title 23. Each district name and numeric standard is bolded. Citations point to the ordinance provisions that describe the district purpose/allowed uses and link to the code excerpts we retrieved.

Notes on methodology: permitted/conditional status of specific business types is in Table 23.27-1 (see § 23.27.020) — for a proposed use always check the table first and then the “Description of land use classifications,” § 23.26.050.

Agricultural zones — AG-80, AG-20

• Purpose: preserve viable agriculture and very-low-density residential. AG-80 = minimum 80 gross acres, AG-20 = minimum 20 gross acres. See § 23.24.020 (Agricultural districts).
• Typical permitted uses: crop production, animal keeping, commercial riding academies, agricultural labor housing and accessory agricultural processing as listed in Table 23.27-1. See § 23.27.020.
• Key standards/where it applies: large parcel minimums set by the zone number; development standards and any use-footprint limits reference Chapter 23.29 and specific combining districts where present. Verify with the AG entries in Table 23.27-1.

Agricultural-Residential zones — AR-1, AR-2, AR-5, AR-10

• Purpose: rural/residential with agricultural activities; zoning number corresponds to minimum lot size. AR-1 (estate residential), AR-2 (2 gross acres minimum), AR-5 (5 acres), AR-10 (10 acres). See § 23.24.020.
• Typical permitted uses: single-family dwellings, animal keeping, accessory agricultural uses; small on-site commercial uses are limited and listed in Table 23.27-1. See § 23.27.020 and the AR descriptions in Chapter 23.24.
• Key standards: minimum lot size tied to zone number; other development standards in Chapter 23.29. Verify with the AR entries in Table 23.27-1.

Residential zones — RD series (typical: RD-1, RD-2, RD-3, RD-4, RD-5, RD-6, RD-7, RD-8, RD-10, RD-12, RD-15, RD-18, RD-20–RD-40)

• Purpose: implement General Plan residential densities; each RD number corresponds to dwelling units/acre targets: e.g., RD-1/2/3 = 1–3 du/acre (very low), RD-4–RD-7 = 3.1–7 du/acre (low density), RD-8/10/12/15 = 7.1–15 du/acre (medium), RD-18 = medium-high, and RD-20–RD-40 = high density up to 40 du/acre. See § 23.24.020 and district descriptions.
• Typical permitted uses: single-family and two-family dwellings, accessory units (ADUs) where allowed, neighborhood support facilities; ADU treatment and limited home occupations are described in the use table and in Chapter 23.82 for home occupations. See § 23.27.020, § 23.26.050, and § 23.82.050.
• Key dimensional rules: minimum lot area and setbacks vary across RD subzones; the East Elk Grove overlay provides alternate lot-area/width standards for certain RD districts (see Table 23.42-4 and § 23.42.100). Development standards appear in Chapter 23.29 (see Elk Grove Development Standards).

Commercial & Mixed-Use (example: LC and mixed-use categories)

• Purpose: provide local commercial and neighborhood-serving retail and services. The matrix in Table 23.27-1 lists which retail/service/office uses are P, MUP, or CUP in LC and other commercial zones; consult § 23.27.020.
• Typical permitted uses: neighborhood retail, personal services, small offices; certain uses (e.g., alcohol sales, drive-throughs) are subject to conditional use permits or footnotes in the table. See § 23.27.020 and the footnotes attached to Table 23.27-1.

Office zones

• Purpose: professional and administrative office uses; allowed uses and whether a retail or service is allowed are listed in Table 23.27-1. See § 23.27.020.

Industrial zones — LI, LI/FX, HI

• Purpose: Light Industrial (LI) for low–medium intensity industrial uses; LI/FX (flex) allows a greater mix of office and light industrial; Heavy Industrial (HI) for broader manufacturing/processing — residential uses generally prohibited except a caretaker residence. See § 23.24.020 and the industrial descriptions.
• Typical permitted uses: manufacturing, warehousing, distribution (subject to use lists in Table 23.27-1); some retail/restaurant uses may require CUP or be restricted (drive-throughs and restaurant size limits are examples in the notes). See § 23.27.020 and Division V special-use rules.

Public / Quasi-Public zones — PR, PS, O

• Purpose: parks, public facilities, utilities and institutional uses; allowed uses are in Table 23.27-1 and certain quasi-public uses may require a CUP (e.g., recreation centers). See § 23.24.020.

Special purpose and combining/overlay districts — SP, SPA, RM-1, MHP, MF, F, RUC, EEG, etc.

• Purpose/Effect: Specific Plans (SP) and Special Planning Area (SPA) ordinances may set different allowed uses or development standards — when present the SPA/SP controls over the base zone on the topics it addresses. Overlays/combining zones (for example the Multifamily Overlay (MF), Flood (F), Mobile Home Park combining district (MHP), and the Rural Commercial Combining (RUC) or East Elk Grove overlay (EEG)) supplement or replace base rules as stated in the overlay chapter. See § 23.24.020 and the overlay-specific chapters (e.g., § 23.42 for EEG and RUC provisions).
• Typical uses/standards: overlays can add uses (e.g., agricultural retail in RUC), restrict drive-throughs with hours/noise rules, or set special building footprints (see RUC limits and the EEG development standards in Table 23.42-4). See § 23.42.070 and § 23.42.100 and the RUC/EEG notes.

Quick reference table — Most decision‑relevant permitted uses & code references

Always confirm the exact “P/MUP/CUP/-” entry for the specific use and district in Table 23.27-1 (see § 23.27.020).

Practical guidance & synthesis (plain‑English interpretation)

• Start at Table 23.27-1. It is the master list: whether a use is allowed by right (P), allowed with a Minor Conditional Use Permit (MUP), allowed with a full Conditional Use Permit (CUP), or not allowed (-). See § 23.27.020.
• If a use is not on the table, the Community Development Director can make a “similar use” determination following § 23.12.045 criteria; otherwise the use is not permitted. See § 23.26.050 and the “Uses Not Listed/Similar Uses” rule.
• Overlays and specific plan/SPAs can change which uses or standards apply — where an SPA or overlay has its own use list, it controls. Check for overlays like EEG, MHP, RUC, and the Multifamily overlay. See § 23.24.020 and the overlay chapters (for example § 23.42 for EEG/RUC).
• Many uses come with extra development standards, footnotes, or chapter-level rules (e.g., drive-throughs, tasting rooms, short-term rentals). Those special rules are referenced in the Table and in Division V special regulations; follow them before assuming a use is simply “P”. See § 23.27.020 and the special‑use chapters.

Checklist — what an applicant must satisfy to establish a new use

• Confirm the parcel’s base zoning district and any overlays (zoning map / § 23.24.020).
• Look up the proposed activity in Table 23.27-1 to determine P / MUP / CUP / - (see § 23.27.020).
• If MUP or CUP is required, prepare findings/analysis called for by the relevant permit chapter and Division V special‑use regulations. See § 23.26.030 and EGMC Chapter references.
• Confirm applicable dimensional/development standards in Chapter 23.29 (setbacks, height, lot area) and applicable overlay/SP standards. See Elk Grove Development Standards.
• Check whether design review is required (e.g., many new commercial, industrial, and SPA projects) — see § 23.16.080 and Elk Grove Design Review.
• Confirm off‑street parking and landscaping/screening requirements and include them in plans (see Elk Grove Parking and Elk Grove Landscaping and Screening).
• If use is not listed, request a “similar use” determination per § 23.12.045 (see § 23.26.050).

Risks & Ambiguities

Plain‑English Summary

Elk Grove’s zoning code centralizes permitted and conditional uses in Table 23.27‑1 (with definitions and rules in § 23.26.050); whether you can do a particular business on a parcel depends first on the parcel’s base zone (for example AG-20, RD-4, LC, LI) and then on any overlays or specific-plan rules that apply. If the table marks your activity P, you still must meet development standards (Chapter 23.29) and any special-chapter rules; if it’s MUP or CUP, you need the appropriate discretionary permit. Always verify overlays and similar‑use rulings.

Source References

• Allowed uses & the matrix: § 23.27.020 — Table 23.27‑1 (Allowed Uses and Required Entitlements for Base Zoning Districts).
• Allowed‑use definitions and temporary uses: § 23.26.030 and § 23.26.050 (Description of land use classifications).
• Zoning district establishment and district descriptions (AG, AR, RD, Commercial, Industrial, Public, Special purpose): § 23.24.020 (Zoning districts established) and related text.
• Overlay/Combining district examples — East Elk Grove overlay and RUC combining zone standards: § 23.42.100 and RUC notes (Table 23.42‑4 and related text).
• Mobile Home Park combining district uses and design‑review requirement: Table 23.42‑1 and § 23.16.080 (Design review) as cited in the MHP section.
• Nonconforming uses, parcel rules and restoration thresholds: EGMC Chapter 23.84 (e.g., § 23.84.050).
• Home occupations and limited residential business rules: EGMC Chapter 23.82 (home occupation specifics and prohibited home occupation list).

Retrieved passages

• Elk Grove Zoning Code (title relating) High relevance show source text
• Elk Grove Zoning Code (Article IIIe) High relevance show source text
• Elk Grove Zoning Code (Section 23.16.070) High relevance show source text
• Elk Grove Zoning Code (title relating) High relevance show source text
• Elk Grove Zoning Code (title shall) High relevance show source text
• Elk Grove Zoning Code (Chapter 23.78) High relevance show source text
• Elk Grove Zoning Code (Article IIIe) High relevance show source text
• Elk Grove Zoning Code (§3) Medium relevance show source text
• Elk Grove Zoning Code (§3) High relevance show source text
• Elk Grove Zoning Code (Chapter 23.27) High relevance show source text
• Elk Grove Zoning Code (Section 23.12.045) Medium relevance show source text
• Elk Grove Zoning Code (§4) Medium relevance show source text
• Elk Grove Zoning Code Medium relevance show source text
• Elk Grove Zoning Code (article shall) Medium relevance show source text
• Elk Grove Zoning Code (chapter establishes) Medium relevance show source text

Cited sections

• Allowed uses & the matrix: **§ 23.27.020** — Table 23.27‑1 (Allowed Uses and Required Entitlements for Base Zoning Districts). (§ 23.27.020)
• Allowed‑use definitions and temporary uses: **§ 23.26.030** and **§ 23.26.050** (Description of land use classifications). (§ 23.26.030)
• Zoning district establishment and district descriptions (AG, AR, RD, Commercial, Industrial, Public, Special purpose): **§ 23.24.020** (Zoning districts established) and related text. (§ 23.24.020)
• Overlay/Combining district examples — East Elk Grove overlay and RUC combining zone standards: **§ 23.42.100** and RUC notes (Table 23.42‑4 and related text). (§ 23.42.100)
• Mobile Home Park combining district uses and design‑review requirement: Table 23.42‑1 and **§ 23.16.080** (Design review) as cited in the MHP section. (§ 23.16.080)
• Nonconforming uses, parcel rules and restoration thresholds: EGMC Chapter **23.84** (e.g., **§ 23.84.050**). (§ 23.84.050)
• Home occupations and limited residential business rules: EGMC Chapter **23.82** (home occupation specifics and prohibited home occupation list).
• ElkGrove_ZoningCode.md