Local zoning · Imperial County

Imperial County — Land Use

Land Use under the Imperial County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

This page explains how the Imperial County Title 9 Land Use Ordinance applies to property in the unincorporated areas. Start with your base zone, then check any overlays and specific plans; Imperial County only allows what the code lists as permitted (or conditionally permitted) uses in each district. For general context, see the unincorporated Imperial County zoning & planning overview and the county’s Zoning landing page.

Bottom line: In unincorporated Imperial County, a use is allowed only if it appears as a permitted or conditional use in your district; all other uses are prohibited unless otherwise provided (see § 90501.06; district “Prohibited uses” clauses) .

Before applying, verify your parcel’s official base zone on the county zoning maps (maintained by Planning & Development Services) and any overlay boundaries; the official maps and map-amendment records are part of the ordinance (§ 90501.04–90501.05) .

How to read Imperial County’s zoning framework

  • Base zones are established in § 90501.02. Residential: R-1, R-2, R-3, R-4; Agricultural: A-1, A-2, A-3, A‑A; Agricultural-related industrial: AM‑1, AM‑2; Commercial: C‑1, C‑2, C‑3; Industrial: M‑1, M‑2, M‑3; Open Space: S‑1, S‑2; G/S Government/Special Public .
  • Overlay zones (e.g., G‑ Geothermal, REG Renewable Energy/Geothermal, FP‑ Flood Plain, H‑ Airport Height, U‑ Urban Area, SPA‑ Specific Plan Area) further refine allowed uses/standards (§ 90501.03). Always check overlays in addition to the base zone and consult the county’s Overlay Districts page for process pointers .
  • Off‑street parking standards appear in § 90402.00–90402.16 (district chapters often cross‑reference these) .
  • Setbacks, height, lot size, landscaping, and signage are district‑specific but often refer back to general Development Standards sections such as landscaping (§ 90302.03–.06) and Signage (§ 90401) .

Special topic: Cannabis and Industrial Hemp siting

  • Commercial cannabis is allowed only as specified in Division 4, Chapter 6. With a CUP, cannabis activities (cultivation, manufacturing, distribution, testing, retail with delivery) may be sited in certain base zones: M‑1, M‑2, and (manufacturing only) AM‑1 and AM‑2; limited retail/related activities are allowed in C‑2 and C‑3 with a CUP (§ 90406.05) .
  • Industrial hemp cultivation/processing is directed to agricultural and industrial districts per §§ 90406.06–90406.07 (e.g., cultivation in A‑2, A‑3, AM‑1, AM‑2; processing in M‑1, M‑2, AM‑1, AM‑2; some cases require a CUP) .

District-by-district standards (unincorporated areas)

R-1 — Low Density Residential

  • Purpose and density: Traditional single‑family lots; up to five dwelling units per net acre (§ 90502.00). Typically one unit per legal parcel (§ 90502.05) .
  • Typical permitted uses: Single‑family dwelling; one ADU/Junior ADU per parcel (per Division 4, Ch. 5); schools; parks; small/large family daycare; accessory structures; limited civic uses (§ 90502.01) . For state rules, also see California ADU law.
  • Key dimensional standards: Minimum lot area 6,000 sf; minimum lot area per dwelling aligns with 5 du/ac and 4,500 sf per unit cap (§§ 90502.04–.05) . Setbacks include front 25 ft standard (options at 20/10 ft tied to on‑site parking), side 5 ft each side, and special corner‑lot side yard (§ 90502.06) . Minimum separations are in § 90502.08 .
  • Where applied: R‑1 maps common in unincorporated community townsites; confirm on official zoning maps (§ 90501.04) .

R-2 — Medium Density Residential

  • Purpose and density: Single‑family and duplex environments; up to 10 du/ac (§ 90503.00) .
  • Typical permitted uses: Single‑family (up to two units per lot), duplex/apartment/condo, schools, parks, day care, accessory structures, EV charging as accessory, small care facilities (§ 90503.01) .
  • Special development standards: Mix of single‑family and duplex on a lot allowed if total density is met; guidance on temporary RV use (§ 90503.15) .
  • Dimensional standards: Not found in retrieved materials.

R-3 — Medium‑High Density Residential

  • Purpose and density: Apartments/townhomes/condominiums; up to 29 du/ac; requires full urban infrastructure (§ 90504.00) .
  • Typical permitted uses: Apartments, condos, duplexes, day care, community gardens/parks, EV charging as accessory (§ 90504.01) .
  • Dimensional standards: Not found in retrieved materials.
  • Note: Commercial districts that allow residential require R‑3 setback standards for the residential component (§§ 90512.06(D), 90513.06(D), 90514.06(D)) .

A-2 — General Agriculture

  • Purpose and character: Working agriculture with broad on‑farm uses.
  • Typical permitted uses: Single‑family; farm labor housing; farm stands/retail of on‑site products; aquaculture; mineral/oil/gas exploration; specified animal keeping standards; EV charging (accessory); industrial hemp cultivation/testing/light processing; home occupations (§ 90508.01) .
  • Conditional uses: Includes abattoir; one additional accessory dwelling unit; agricultural trucking; and others (§ 90508.02) .
  • Key dimensional standards: Minimum parcel size generally 40 acres (exceptions exist for certain lot reductions; see § 90508.04) .

A-3 — Heavy Agriculture

  • Purpose and character: Heavier agricultural operations; protect ag lands and prevent premature conversion (§ 90509.00) .
  • Typical permitted uses: Agricultural industries (e.g., cotton gins, dairy processing, dehydration mills), on‑farm processing/packaging/cold storage, feedlots, single‑family dwellings, farm labor housing (per state law), EV charging (accessory), industrial hemp cultivation/testing/light processing (§ 90509.01) .
  • Conditional uses: Includes slaughterhouses, battery storage as accessory to power plants, cemeteries, animal hospitals/kennels, certain energy/bio‑mass facilities (§ 90509.02) .

AM-1 — Agricultural‑Related Light Industrial

  • Purpose: Agricultural‑related light‑industrial activities integrated with ag areas (in line with General Plan).
  • Typical permitted uses (examples): Seed processing and mills; cold storage; farm implement manufacturing/repair/sales; produce processing/packaging/shipping; veterinary clinic; accessory caretaker unit per § 90405.02; EV charging; solar for on‑site consumption (§ 90510.01; examples shown) .
  • Conditional uses: Agricultural chemical manufacturing; cannabis manufacturing (only); labor camps; heliports; mineral extraction; waste‑to‑energy; solar/wind per Division 17 (§ 90510.02) .
  • Conversion rule: New AM‑1 agricultural‑industrial projects cannot convert to non‑agricultural uses for a minimum of seven years post‑C.O. (with findings and zone change process to allow) (§ 90510.03) .
  • Dimensional standards: Not found in retrieved materials.

AM-2 — Agricultural‑Related Medium Industrial

  • Purpose: Medium‑intensity ag‑related industry compatible with surrounding agriculture and infrastructure (§ 90511.00 findings/purpose context) .
  • Typical permitted uses: Includes all A‑3 farming uses; agricultural chemical sales/handling; cold storage; composting; cotton gins; dairy processing; dehydration; farm implement mfg./rental/repair; feed stores; landscape supply; industrial hemp (cultivation/processing); poultry butchering; wineries; EV charging (accessory) (§ 90511.01) .
  • Conditional uses: Asphalt/concrete batch plants; broader manufacturing; rendering; mineral extraction; taxidermy; waste‑to‑energy; cannabis manufacturing (only) (§ 90511.02) .
  • Key dimensional standards: Minimum lot size 2 acres (net) (§ 90511.04) .

C-1 — Light Commercial (Neighborhood)

  • Purpose: Neighborhood‑scale commercial (purpose text not retrieved).
  • Typical permitted uses (examples): Retail/service tenants, restaurants/cafes, personal services, public assembly/leisure, used car sales/repair, rest/retirement homes, public swimming/tennis, arcades (listed uses excerpted in § 90512.01) .
  • Key dimensional standards: Minimum lot 8,000 sf; height up to 50 ft; front setback 10 ft (may be 0 ft with full site plan review); side setback none (fire/separation conditions apply); rear setback 20 ft (may reduce to 5 ft with Fire/OES and Public Works concurrence). Residential in C‑1 must meet R‑3 setbacks (§§ 90512.04, 90512.06–.07) .
  • Parking/landscaping/signs: Parking per § 90402.00–.15; landscaping per § 90302.04; signage per § 90401 with C‑1 specifics at § 90512.11 (e.g., monument/pole signs) .

C-2 — Medium (General) Commercial

  • Purpose: Corridor and center‑type retail/commercial districts (§ 90513.00) .
  • Typical permitted uses: All C‑1 uses plus broader general commercial categories (§ 90513.01) .
  • Key dimensional standards: Minimum lot 20,000 sf; height up to 75 ft; front/side setbacks: none (subject to building/fire code); rear setback 20 ft unless alley adequate; residential components must meet R‑3 setbacks (§§ 90513.04, 90513.06–.07) .
  • Cannabis retail/testing/distribution allowed with CUP (§ 90406.05(B)) .

C-3 — Heavy Commercial

  • Purpose: Travel‑ and region‑serving commercial near major highways (§ 90514.00) .
  • Typical permitted uses: Includes all C‑2 uses; auto‑oriented services; depots; arenas; special occasion facilities; EV charging (primary use); rail station/public utilities. CUP uses include airports, RV parks, theaters, truck repair, travel centers, wastewater/water plants, and commercial cannabis retail with delivery (§§ 90514.01–.02) .
  • Key dimensional standards: Minimum lot 20,000 sf; height up to 75 ft; front/side setbacks: none (subject to building/fire code); rear setback 20 ft unless alley adequate; residential must meet R‑3 setbacks (§§ 90514.04, 90514.06–.07) .

M-1 — Light Industrial

  • Purpose: Light industrial, wholesale, storage, and indoor assembly; no external impacts beyond the building (§ 90515.00) .
  • Typical permitted uses: Extensive list including auto services, indoor repair/fabrication, cold storage, contractor yards, offices, commercial recreation, and many retail/assembly hybrids (§ 90515‑01) .
  • Conditional uses: Wide variety including battery storage, batch plants, cannabis (all forms with CUP), energy generation, hospitals, labor camps, large assemblies, and more (§ 90515.02) .
  • Dimensional standards: Not found in retrieved materials.

M-2 — Medium Industrial

  • Typical uses: Heavy manufacturing and processing uses (full permitted list not retrieved here); broad heavy and potentially impactful uses require a CUP (e.g., acid/chlorine/chemical manufacturing, wrecking yards, major energy facilities, surface mining, TTUs) (§ 90516.02) .
  • Key dimensional standards: Minimum lot 20,000 sf; front setback 10 ft (0 ft with approvals), side/rear setbacks none; height up to 80 ft; residential not allowed except limited accessory caretaker/security units and must meet R‑1 setbacks (§§ 90516.04–.08, 90516.05) .

M-3 — Heavy Industrial

  • Typical permitted uses: Heaviest industrial uses such as rolling mills, rubber products, smelting, regional landfill, recycling facilities, quarry/stone mills, and more (§ 90517.01) .
  • Key dimensional standards: Minimum lot 20,000 sf; front setback 10 ft (0 ft with approvals); side/rear none; height up to 80 ft; residential not allowed except limited accessory caretaker/security units (must meet R‑1 setbacks) (§§ 90517.04–.08) .
  • CUP items: Communication towers (§ 90517.02) .

S-1 — Open Space/Recreational

  • Purpose: Low‑intensity recreation/open space character (infrastructure required for new subdivisions) (§ 90518.00) .
  • Typical permitted uses: Recreation, marinas/boat ramps, RV parks/mobile home parks (with RV majority), one residence per parcel, crop/grazing, EV charging (accessory) (§ 90518.01) .
  • CUP uses: Airports; large assemblies; philanthropic institutions; major energy/transmission facilities (with IID coordination) (§ 90518.02) .

S-2 — Open Space/Preservation

  • Purpose: Preserve cultural/biological open space; limited, compatible use (§ 90519.00) .
  • Typical permitted uses: One residence per parcel; accessory ag buildings/uses; specified small‑scale ag; mineral extraction; solar for on‑site consumption (§ 90519.01) .
  • Key dimensional standards: Minimum lot 20 acres (net); residential min area 1 acre per unit; setbacks: front 30 ft (or 80 ft from centerline), side 20 ft, rear 20 ft (§§ 90519.04–.06) .

G/S — Government/Special Public

  • Purpose: Government facilities and special public uses (e.g., jails, solid/hazardous waste facilities) (§ 90520.00) .
  • Typical permitted uses: County/public buildings, schools, parks/camps, adult/child care facilities, research (non‑volatile), EV charging (accessory). CUP uses include hazardous materials facilities, major energy/transmission, R&D (volatile), landfills (§§ 90520.01–.02) .
  • Key dimensional standards: Minimum lot 20,000 sf; setbacks none; height up to 80 ft (towers to 100 ft) (§§ 90520.04–.07) .

Quick comparison table (selected standards)

District Typical permitted uses (examples) Key dimensional standards Code Reference
R-1 Single-family; ADU/Junior ADU; schools; parks Min lot 6,000 sf; up to 5 du/ac; front setback 25 ft (options 20/10 ft); sides 5 ft § 90502.01; § 90502.04–.06
R-2 Single-family/duplex; apartments/condos; day care Max 10 du/ac; additional R‑2 standards § 90503.00–.01; § 90503.15
A-2 On‑farm uses; farm labor housing; farm stands; single-family Min lot 40 acres (exceptions); animal density rules § 90508.01; § 90508.04
C-2 General commercial; all C‑1 uses Min lot 20,000 sf; height 75 ft; front/side none; rear 20 ft; res. uses meet R‑3 setbacks § 90513.04; § 90513.06–.07
M-2 Medium/heavy industry (many by CUP) Min lot 20,000 sf; front 10 ft (0 ft with approval); sides/rear none; height 80 ft § 90516.04–.07
S-2 One residence/parcel; open space uses Min lot 20 acres; front 30 ft (or 80 ft to CL); sides/rear 20 ft § 90519.04–.06
G/S Government/public facilities Min lot 20,000 sf; no setbacks; height 80 ft (towers 100 ft) § 90520.04–.07

Overlays, specific plans, and cross-references

  • Overlay zones modify uses/heights/setbacks; check H‑ (Airport Height), FP‑ (Flood Plain), REG/G‑ (renewables/geothermal), U‑ (Urban Area), SPA‑ (Specific Plan Area) (§ 90501.03). Coordinate early via Design Review where applicable .
  • If your parcel’s existing use doesn’t match today’s zoning, see Nonconforming Uses and § 90501.06 (limitations while a nonconforming use remains) .
  • Signs and landscaping: District chapters defer to countywide standards—see Signage (§ 90401) and Landscaping and Screening (§ 90302.03–.06) for submittal expectations referenced in C‑1/C‑2/C‑3/M‑2/M‑3 chapters .

Checklist

  • Confirm your parcel is in the unincorporated area and identify its base zone on the official zoning map (§ 90501.04) .
  • Check overlay designations (FP‑, H‑, REG, SPA, U‑, etc.) that may add limits or procedures (§ 90501.03) .
  • Verify your use is listed as a permitted or CUP use in your zone; otherwise it is prohibited (§ 90501.06 and district “Prohibited uses”) .
  • Meet district dimensional standards: minimum lot size, setbacks, height (see your district chapter).
  • Provide off‑street parking to county standards (§ 90402.00–.16) and any district‑specific notes .
  • Confirm required landscaping and signage standards apply and are shown on plans (§§ 90302.03–.06; 90401) .
  • If proposing cannabis/hemp, map eligibility and permits per §§ 90406.04–.07 and the base zone rules .
  • If the site or project is nonconforming, or relief is needed, review Nonconforming Uses and Variances and Exceptions (verify with the jurisdiction).
  • Building design must later comply with the California Building Standards Code once land-use approvals are in place.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay constraints (e.g., H‑, FP‑) Overlays can change heights, setbacks, or require special review Overlay codes and any airport/floodplain clearances (§ 90501.03)
Residential inside commercial zones Residential setbacks default to R‑3 in C‑1/C‑2/C‑3; designs often miss this Apply R‑3 setbacks to residential components (§§ 90512.06(D), 90513.06(D), 90514.06(D))
A‑2 animal densities/min parcel Animal counts and 40‑acre minimum can block small splits or add separation requirements § 90508.01 animal limits; § 90508.04 lot size and exceptions
Cannabis/hemp siting Allowed only in certain zones and often CUP‑only §§ 90406.05–.07 and district rules (e.g., M‑1/M‑2/AM districts)
M‑zones residential Caretaker/security units allowed only as accessory and must meet R‑1 setbacks M‑2/M‑3 residential rules (§§ 90516.05; 90517.05)
S‑1/S‑2 minimums Large lots/setbacks and limited uses can preclude typical development S‑1/S‑2 purpose/standards (§§ 90518.00–.02; 90519.00–.06)

Plain-English Summary

In unincorporated Imperial County, land uses are tightly tied to your base zone and any overlays. Look up your zone, confirm your use is listed as permitted or CUP, and then design to the district’s lot size, setback, height, parking, landscaping, and signage standards. If you’re adding housing in a commercial zone, apply R‑3 setbacks; for agriculture or industrial projects, verify lot minimums and special rules (like AM‑1’s conversion limits).

Source References

  • § 90501.02 Base zones; § 90501.03 Overlays; § 90501.04–.05 Zoning maps/Boundaries; § 90501.06 Regulations in zones
  • § 90502.00–.13 R‑1 purpose/uses/standards (lot size, density, yards, spacing, animals)
  • § 90503.00–.02, § 90503.15 R‑2 purpose/uses/special standards
  • § 90504.00–.01 R‑3 purpose/uses
  • § 90508.01–.04 A‑2 uses/lot size; § 90508.02 CUP examples
  • § 90509.00–.02 A‑3 purpose/uses/CUP
  • § 90510.01–.03 AM‑1 uses/CUP/conversion rule (examples)
  • § 90511.01–.05 AM‑2 uses/CUP/lot size
  • § 90512.01–.12 C‑1 uses/standards; § 90513.00–.11 C‑2 purpose/standards; § 90514.00–.10 C‑3 purpose/uses/standards
  • § 90515.00–.02 M‑1 purpose/uses/CUP; § 90516.02–.10 M‑2 CUP/standards; § 90517.01–.11 M‑3 uses/standards
  • § 90518.00–.02 S‑1 purpose/uses/CUP; § 90519.00–.10 S‑2 purpose/uses/standards
  • § 90520.00–.09 G/S purpose/uses/CUP/standards
  • § 90406.04–.07 Cannabis/Hemp zoning; § 90402.00–.16 Parking; § 90401 Signage; § 90302.03–.06 Landscaping

Sources

Retrieved passages

  • Imperial County Zoning Code (Section 90508.01) High relevance
  • Imperial County Zoning Code (§ 1) High relevance
  • CFC § 3 (Chapter 6) High relevance
  • Imperial County Zoning Code (Chapter 14) High relevance
  • Imperial County Zoning Code (Chapter 6) High relevance
  • Imperial County Zoning Code (Section 90405.02.) High relevance
  • Imperial County Zoning Code (§ 3) High relevance
  • Imperial County Zoning Code (Section 92401) Medium relevance
  • Imperial County Zoning Code (§ 1) Medium relevance
  • Imperial County Zoning Code (§ 3) Medium relevance
  • Imperial County Zoning Code (§ 3) Medium relevance
  • Imperial County Zoning Code (§ 3) Medium relevance
  • Imperial County Zoning Code (§ 1) Medium relevance
  • Imperial County Zoning Code (§ 1) Medium relevance
  • CBC § 3 (§ 3) Medium relevance
  • CFC § 3 (§ 3) High relevance
  • Imperial County Zoning Code (Section 90501.16.) High relevance
  • CFC § 3 (§ 3) Medium relevance
  • CFC § 3 (§ 3) Medium relevance
  • Imperial County Zoning Code (§ 3) Medium relevance
  • Imperial County Zoning Code (§ 3) Medium relevance
  • CBC § 3 (§ 3) Medium relevance
  • Imperial County Zoning Code (§ 3) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Imperial County?

R‑1 is for single‑family homes, with one primary home per legal parcel and up to five units per net acre. Permitted uses include single‑family, one ADU/Junior ADU per parcel (per Division 4, Ch. 5), schools, parks, and accessory structures (§ 90502.00; § 90502.01) .

What are the R-1 setback and lot size rules?

Typical R‑1 minimum lot is 6,000 sf; standard front yard is 25 ft (options at 20/10 ft based on parking), side yards are 5 ft each, and special corner‑side setbacks apply. Density is capped at one dwelling per parcel and five du/ac/4,500 sf per unit (§§ 90502.04–.06) .

Can I put housing in a commercial zone (C-1/C-2/C-3)?

Yes, where residential is allowed, but residential components must use R‑3 setbacks in C‑1, C‑2, and C‑3 districts. Plan for commercial lot/height rules and apply R‑3 setbacks to the dwelling buildings (§§ 90512.06(D), 90513.06(D), 90514.06(D)) .

Where can commercial cannabis businesses locate?

With a CUP, cannabis activities are allowed in M‑1 and M‑2 (all forms), and in AM‑1/AM‑2 for manufacturing only; retail with delivery is allowed in C‑2 and C‑3 by CUP. Additional allowances exist in specific plan zones (§ 90406.05) .

What’s the minimum lot size for agriculture?

In A‑2, the minimum parcel size is generally 40 acres (with narrow exceptions). AM‑2 has a 2‑acre minimum; A‑3 emphasizes heavy ag uses and on‑farm processing. Confirm exceptions and CUP triggers before subdividing (§ 90508.04; § 90511.04; § 90509.00) .

What industrial districts allow the heaviest uses?

M‑3 allows the heaviest industrial operations (e.g., smelting, rolling mills, regional landfill). Standards include a 10‑ft front setback (0 ft with approvals), no side/rear setbacks, and an 80‑ft height cap (§ 90517.01; § 90517.06–.07) .

Are there special rules for open space/recreation areas?

Yes. S‑1 focuses on recreation/open space with permitted RV parks, marina uses, and one residence per parcel; S‑2 is preservation‑oriented with 20‑acre minimum lots and larger setbacks (§§ 90518.00–.02; 90519.04–.06) .

What if my existing use doesn’t match the current zoning?

Nonconforming uses are restricted from expansion and can affect new permits while they remain. The general rule framework appears in § 90501.06; see also the county’s Nonconforming Uses guidance and verify with the jurisdiction .

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