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Imperial — Land Use

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

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Last reviewed: July 6, 2026

Overview

Imperial regulates what can be built and operated on land through the City of Imperial Zoning Ordinance, which sets district purposes, permitted and conditional uses, and dimensional limits. The core land-use chapters are the residential districts in § 24.03, commercial districts in § 24.05, industrial districts in § 24.07, agriculture and specific plan provisions in § 24.09, and open space in § 24.20 . Use permissions are organized as “P” (permitted), “C” (Conditional Use Permit), or “X” (prohibited) in each district’s land-use tables, and development standards must be read alongside citywide items like parking and development standards cross-referenced in each chapter.

Key rule: In the Village Commercial (VC) zone, residential in a mixed-use project is allowed by right, but ground-floor residential must be behind nonresidential space or on upper floors; no street-front ground-floor housing in VC. See § 24.05.120 (VC mixed-use) .

District-by-district land use

A – Agricultural Zone

  • Purpose: Preserve agricultural production while allowing limited development and protecting public health and safety per § 24.09 (A Zone intent and uses) .
  • Typical permitted uses:
    • Agriculture, horticulture, grazing; sale/processing of products raised on-site; apiaries; farm worker housing; riding/hiking trails; wildlife preserves; home occupations per § 24.11.200 (cross-referenced) — all per § 24.09.420 .
  • Conditional uses:
    • Airports, animal shelters/hospitals, hospitals, public buildings/grounds, private schools, recreational facilities, riding academies/stables, cemeteries/crematories, and similar uses per § 24.09.420 .
  • Key dimensional standards:
    • Max 1 dwelling per legal lot; min lot area 20,000 sf; lot width 60 ft; front 30 ft, side 10 ft each, rear 40 ft; height 35 ft/2 stories; certain agricultural structures may reach 75 ft per § 24.09.430(B) and footnote; accessory livestock buildings siting limits per § 24.09.450 and fence limits per § 24.09.460 .
  • Where it applies: As mapped on the City’s zoning map; verify parcel zoning with the City (Not found in retrieved materials).

RR – Residential Rural Zone

  • Purpose/density: Not found in retrieved materials.
  • Typical permitted uses: Single-family dwellings; guest dwellings/accessory living quarters without a kitchen; home occupations per § 24.03.110 and cross-references to § 24.11.200 .
  • Conditional uses: Second dwelling with a kitchen on the same lot (see § 24.03.130(A)(3) as referenced in the use table); convalescent homes; religious institutions; public/semi-public facilities; private recreational facilities per § 24.03.110 .
  • Key dimensional standards: See residential standards in § 24.03.120; special setback measurement rules and inter-building distances apply per subsections therein .
  • Where it applies: Verify with the jurisdiction.

RL – Residential Low Density Zone

  • Purpose: Low-density residential with min lot 20,000 sf and max 2.0 du/net acre per § 24.03 (RL description) .
  • Typical permitted uses: Single-family dwellings; guest quarters without a kitchen; mobilehomes on individual lots (post-1976 standards) per § 24.03.110 .
  • Conditional uses: Second kitchen-equipped dwelling on same lot (per table reference to § 24.03.130(A)(3)), group residential, certain public/semi-public uses per § 24.03.110(C) .
  • Key dimensional standards: See § 24.03.120 (includes covered parking minimums by unit size, distance between buildings, and special lot width/setback measurement rules) .
  • Where it applies: Verify with the jurisdiction.

R-1 – Residential Single Family Zone

  • Purpose: Single-family development with min lot 6,500 sf and max 6.0 du/net acre per § 24.03 (R-1 description) .
  • Typical permitted uses: Single-family dwellings; guest quarters without a kitchen; home occupations per § 24.03.110 and § 24.11.200 (cross-ref) .
  • Conditional uses: Second dwelling with kitchen (per table reference § 24.03.130(A)(3)), group residential, public/semi-public uses per § 24.03.110(C) .
  • Key dimensional standards: See § 24.03.120 (parking, distances between buildings, special setbacks) .
  • Where it applies: Verify with the jurisdiction.

RC – Residential Condominium Zone

  • Purpose: Condominium development up to 20 du/net acre per § 24.03 (RC description) .
  • Typical permitted uses: Multiple dwellings, condominium projects; certain religious institutions by right in RC per § 24.03.110(C)(3); home occupations per cross-ref per § 24.03.110 .
  • Conditional uses: Group residential, public/semi-public facilities, schools per § 24.03.110(C) .
  • Key dimensional standards: Maximum densities at RC/RA require higher-than-minimum project quality; see § 24.03.120(B) note for RC and RA; inter-building distances and covered parking minimums per § 24.03.120 .
  • Where it applies: Verify with the jurisdiction.

RA – Residential Apartment Zone

  • Purpose: Apartment development up to 30 du/net acre per § 24.03 (RA description) .
  • Typical permitted uses: Multiple dwellings; religious institutions by right in RA per § 24.03.110(C)(3); home occupations per § 24.03.110 .
  • Conditional uses: Group residential, schools, public/semi-public per § 24.03.110(C); note RC/RA density findings per § 24.03.120(B) .
  • Key dimensional standards: Covered parking and building separation standards per § 24.03.120 .
  • Where it applies: Verify with the jurisdiction.

C-1 – Commercial Neighborhood Zone

  • Purpose: Neighborhood-serving retail, offices, restaurants, theaters, health clubs; designed to be compatible with nearby residences per § 24.05 (C-1 description) .
  • Typical permitted uses: Apparel, art/music/photography studios, bakeries (retail), barber/beauty shops, athletic/health clubs, many small-format retail and services per § 24.05.120 .
  • Conditional uses: Arcades, automotive services, appliance repair, certain eateries with alcohol/entertainment per § 24.05.120; site plan review required for all C zones per § 24.05.130 .
  • Key dimensional standards: Min lot width 50 ft, depth 135 ft; front 12 ft; no side/rear setback except aggregated side total 10 ft; edges abutting residential require 20 ft; max lot coverage 60%; height 35 ft/3 stories per § 24.05.130; parking per § 24.13 .
  • Where it applies: Verify with the jurisdiction.

C-2 – Commercial General Zone

  • Purpose: Highway-oriented retail, service, and wholesale per § 24.05 (C-2 description) .
  • Typical permitted uses: Broader retail range (e.g., automobile/truck services, printing/lithography, fast-food with drive-through); adult businesses only with CUP; arcades with CUP per § 24.05.120 .
  • Conditional uses: Bars; restaurants with alcohol/entertainment; auto services; kennels, motels/hotels per § 24.05.120 .
  • Key dimensional standards: Min lot width 60 ft, depth 100 ft; front 12 ft; side/rear setbacks typically 0 ft, but 20 ft where abutting residential; coverage 60%; height 35 ft/3 stories; parking per § 24.13 per § 24.05.130 .
  • Where it applies: Verify with the jurisdiction.
  • Note on nonconformities: Certain C uses may continue and expand by up to 10% in five years subject to CUP; see § 24.17.160–.195 cross-refs and summary in § 24.17.160 (C-2 exception noted) .

VC – Village Commercial Zone

  • Purpose: Social/civic heart with small shops, civic facilities, parks, and attractive housing in a pedestrian-friendly setting per § 24.05 (VC description) .
  • Typical permitted uses: Many neighborhood-scale retail/services; mixed-use projects by right if residential is behind nonresidential on the ground floor or on upper floors per § 24.05.120 (VC mixed-use rules) .
  • Conditional uses: Some entertainment/arcade uses are prohibited or require CUP per § 24.05.120; all development must submit a plan to the Downtown Review Committee with detailed submittals per § 24.05.120(D–F); architectural standards reference the Downtown Imperial Redevelopment Master Plan per § 24.05.120(E) .
  • Key dimensional standards: Lot width 25 ft; depth 100 ft; front/side/rear 0 ft typical; coverage 40%; height 35 ft/3 stories per § 24.05.130; parking per § 24.13 .
  • Where it applies: Verify with the jurisdiction.
  • Related review: Site plan review and downtown design guidance apply; see design review for process context.

I-1 – General Industrial Zone

  • Purpose: Modern industrial, research, and administrative facilities; may leverage proximity to the Imperial County Airport; limited accessory retail allowed up to 25% of gross floor area per § 24.07.120 .
  • Typical permitted uses: Light manufacturing/assembly from prepared materials; laboratories; bottling; furniture upholstering; rubber/metal stamp making; certain services; swap meets; limited accessory retail per § 24.07.120 .
  • Conditional uses: Cement products, packing houses, citrus/frozen food processing, hotels/motels/convention centers, gasoline dispensing, utility yards, vocational schools, and religious institutions per § 24.07.120 .
  • Key dimensional standards: Not found in retrieved materials.
  • Where it applies: Verify with the jurisdiction.

I-2 – Rail-Served Industrial Zone

  • Purpose: Industrial uses taking advantage of the railroad line; generally permits many I‑1 uses per § 24.07.120 .
  • Typical permitted/conditional uses: Mirrors I-1 with rail-oriented compatibility; accessory retail up to 25% GFA as for I-1 per § 24.07.120 .
  • Key dimensional standards: Not found in retrieved materials.
  • Where it applies: Verify with the jurisdiction.

O-S – Open Space Zone

  • Purpose: Preserve and enhance natural, environmental, and recreational resources (productive/protective/structural/recreational/scenic) per § 24.20.110 .
  • Typical permitted uses: Agriculture (trees, vines, field crops), storage/wholesale of on-site crops, animal ranching, nurseries/greenhouses (no retail), public parks/recreation, stables/riding academies (with caretaker quarters), year-round roadside produce stands, certified farmers markets, seasonal stands, outdoor recreation, RV parks, and campsites per § 24.20.120 .
  • Conditional uses: Radio/TV towers, hotels/motels, retail facilities, primary eating establishments, residential structures per § 24.20.130 .
  • Key dimensional standards: No minimum lot area; all buildings set back 20 ft; height within 50 ft of ROW limited to 25 ft (no height limit beyond 50 ft); utilities underground; signs related to the parcel use require Planning Commission approval; animal/fowl maintenance setbacks 50 ft from habitation per § 24.20.140 .
  • Where it applies: Verify with the jurisdiction.

SP – Specific Plan Zone

  • Purpose: Enable comprehensively planned areas; minimum 50 contiguous acres unless reduced when better implementing the General Plan per § 24.09.330(A) .
  • Use framework:
    • A developer-prepared Development Plan Text controls allowable uses, which may incorporate base-zone lists or custom use lists; existing uses at SP adoption are deemed allowable unless the plan says otherwise per § 24.09.320(A–B) .
    • Public utilities/facilities are CUP unless otherwise provided; accessory uses follow principal-use rules; temporary uses and home occupations are allowable per cross-refs; each allowable use requires Site Plan Review per § 24.09.320(C–F) .
  • Key dimensional standards:
    • No minimum yards/open space unless set by the Development Plan, CUP, or Site Plan Review; a height envelope of 35 ft/2 stories within 50 ft of the SP’s exterior boundary applies per § 24.09.330 .
  • Where it applies: Verify with the jurisdiction. See overlay districts for related tools that may affect SP areas.

Cross-cutting land-use rules you will use

  • Conditional Use Permits (CUPs): Findings require compatibility with zone purpose, neighborhood character, traffic, utilities, environmental quality, and public welfare per § 24.19.340; CUPs can lapse if inactive beyond stated durations per § 24.19.350; modification/suspension/revocation standards in §§ 24.19.360–.365 .
  • Temporary uses: Enumerated (e.g., seasonal sales lots, model home complexes, outdoor events) with specific time limits and conditions per § 24.11.120 .
  • Nonconforming uses: C- and I‑zone uses not listed as permitted/CUP may face elimination schedules; some C‑2/C‑I/I‑zone uses have limited expansion rights with CUPs; timing/notice rules appear in §§ 24.17.170, 24.17.190, 24.17.195 with cross-references to the C and I use tables per §§ 24.05.120, 24.07.120 . See nonconforming uses for context.
  • Parking: Off-street parking standards by use are in § 24.13.130, including industrial/manufacturing, research, storage, and accessibility requirements; these apply across zones in addition to district standards per § 24.05.130 and § 24.09.440 .
  • Home occupations: Allowed as listed in R and A zones subject to § 24.11.200 (cross-referenced in tables) per §§ 24.03.110, 24.09.420 .
  • Mixed-use in VC: By-right mixed use with residential placement controls per § 24.05.120 (VC); projects in VC require submittals and follow downtown design guidance per § 24.05.120(D–F); see design review .

Quick table: selected use permissions and limits

Zone Selected by-right uses Selected conditional uses Notable limitations Code Reference
R-1 Single-family dwelling; guest quarters (no kitchen); home occupations Second dwelling with kitchen; group residential; churches; schools Residential standards incl. covered parking and separations § 24.03.110; § 24.03.120
RC/RA Multiple dwellings; home occupations; some religious uses Group residential; schools; public/semi-public Max density approvals require exceeding zone/GP standards § 24.03.110; § 24.03.120(B) note
C-1 Neighborhood retail/services; bakeries; salons; health clubs Arcades; auto services; eateries with alcohol/entertainment Site plan review; edges to R need 20 ft setback § 24.05.120; § 24.05.130
C-2 General/highway retail; auto/truck services; printing; fast-food drive-through Adult businesses; bars; hotels/motels Adult businesses require CUP; parking per § 24.13 § 24.05.120; § 24.13.130
VC Small shops; services; mixed-use housing above/behind Arcades mostly prohibited; others per table No ground-floor street-front residential § 24.05.120; § 24.05.130
I-1/I-2 Light manufacturing; labs; upholstering; swap meets Cement products; packing houses; hotels; gas stations Retail area must be ≤25% GFA § 24.07.120
A Agriculture; apiaries; farmworker housing; trails; preserves Airports; animal hospitals; schools; parks/recreation 20,000 sf min lot; 30/10/40 ft yard pattern; 35 ft height (ag up to 75 ft) § 24.09.420; § 24.09.430
O‑S Agriculture; parks; nurseries; stables; produce stands; RV parks/camps Hotels/motels; retail; primary eating; residential 20 ft setback; 25 ft height within 50 ft of ROW; underground utilities § 24.20.120–.140

Checklist

  • Confirm your parcel’s mapped zoning district on the City’s zoning map, then find the applicable land-use table in § 24.03 (R), § 24.05 (C/VC), § 24.07 (I), § 24.09 (A), or § 24.20 (O‑S) .
  • If your use is “C,” confirm CUP findings can be met under § 24.19.340, and note lapse/revision rules in §§ 24.19.350–.365 .
  • Check dimensional standards for your district (setbacks, coverage, height) and any special measurement rules (e.g., residential setbacks) per § 24.03.120, § 24.05.130, § 24.09.430, or § 24.20.140 .
  • Verify parking per § 24.13.130 and any district cross-references .
  • For properties in VC, prepare the Downtown Review Committee submittals and follow architectural/style guidance per § 24.05.120(D–F); see design review .
  • If the use is not listed, consider a “Similar Use” determination under § 24.19.200 or consult variances and exceptions as appropriate (verify eligibility) .
  • If the site has a nonconforming use, review elimination/expansion and notice timelines in §§ 24.17.160–.195 and coordinate with nonconforming uses guidance .
  • For accessory or second units, cross-check § 24.03.110 and current state rules on ADUs and California ADU law (local tables may predate state updates) .
  • Coordinate any sign plans with signage and, where applicable, OS/VC sign provisions (e.g., OS signs require Planning Commission approval per § 24.20.140) .
  • Ensure landscaping/screening meet landscaping and screening requirements where referenced (verify with your district).

Risks & Ambiguities

Issue Why it matters What to verify
VC ground-floor housing restriction Mixed-use projects that put residential at the street frontage on ground level are not allowed in VC Confirm your plan’s residential placement aligns with § 24.05.120 (VC); consult design review for submittal details
Industrial accessory retail cap Retail floor area over 25% GFA in I zones is not allowed Program your floor plan to remain ≤25% retail per § 24.07.120
Nonconforming use phase-out Some commercial/industrial uses not listed may face elimination or narrow expansion windows Check the elimination/expansion provisions and notices in §§ 24.17.160–.195 (C‑2 exception; I‑zone timelines)
Residential second units vs. ADU law The table shows second units as CUP in R zones; state law may supersede Use § 24.03.110 as context but rely on California ADU law and Imperial ADUs for current entitlements
Industrial/C standards missing Some district dimensional standards are not in the retrieved excerpts “Not found in retrieved materials.” Verify with the City’s full code and Imperial Zoning
OS sign and utility rules OS zones require underground utilities and PC-approved signage Confirm OS utility undergrounding and sign approvals per § 24.20.140; coordinate with signage
Temporary uses and durations Time-limited uses can trigger conditions or CUP if extended Match your activity to the allowed duration in § 24.11.120 or pursue a CUP if needed

Plain-English Summary

Imperial’s zoning tells you what uses go where: homes in R zones with specific densities, shops and services in C zones, industry in I zones, working lands in A, and resource/recreation in O‑S. Check the use table for your district and then the development standards; if your use is “C,” you need a Conditional Use Permit and must show it fits the area. In VC (downtown), mixed-use is welcome, but apartments belong above or behind storefronts.

Source References

Information Gaps

  • Detailed purpose statements and numeric standards for RR and certain industrial district dimensions were not present. Not found in retrieved materials.
  • Citywide zoning map extents and overlay inventories were not included. Verify with the jurisdiction.

Sources

Retrieved passages

  • Imperial Zoning Code High relevance
  • Imperial Zoning Code (Section 24.11.800) High relevance
  • Imperial Zoning Code (Section 24.17.195) High relevance
  • Imperial Zoning Code (Section 24.11.300) High relevance
  • Imperial Zoning Code (Section 24.11.120) High relevance
  • Imperial Zoning Code High relevance
  • Imperial Zoning Code (Section 24.19.350) High relevance
  • Imperial Zoning Code (Section 2.) High relevance

Cited sections

  • Residential districts: § 24.03.110 (uses), § 24.03.120 (standards) — City of Imperial Zoning Ordinance (§ 24.03.110)
  • Commercial/VC districts: § 24.05.120 (uses), § 24.05.130 (standards), VC mixed-use and submittals (D–F) — City of Imperial Zoning Ordinance (§ 24.05.120)
  • Industrial districts: § 24.07.120 (uses; 25% retail cap) — City of Imperial Zoning Ordinance (§ 24.07.120)
  • Agricultural district: § 24.09.420 (uses), § 24.09.430–.460 (standards) — City of Imperial Zoning Ordinance (§ 24.09.420)
  • Open Space: § 24.20.110–.140 (purpose, uses, standards) — City of Imperial Zoning Ordinance (§ 24.20.110)
  • Specific Plan: § 24.09.320–.330 (uses, standards) — City of Imperial Zoning Ordinance (§ 24.09.320)
  • Conditional Use Permits: § 24.19.340 (findings), § 24.19.350–.365 (lapse/revision/revocation) — City of Imperial Zoning Ordinance (§ 24.19.340)
  • Temporary Uses: § 24.11.120 — City of Imperial Zoning Ordinance (§ 24.11.120)
  • Parking: § 24.13.130 — City of Imperial Zoning Ordinance (§ 24.13.130)
  • For context: Imperial zoning & planning overview, Imperial Zoning, Imperial Development Standards, Imperial Parking, Imperial Design Review, Imperial Overlay Districts, Imperial Signage, Imperial Nonconforming Uses, Imperial Variances and Exceptions, Imperial ADUs, California Building Standards Code, California ADU law, California housing laws
  • Imperial_ZoningCode.md

Frequently asked questions

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

Generally, a single-family home is permitted, with guest quarters (no kitchen) and home occupations allowed; a second unit with a kitchen was listed as conditional in the table. Check the residential standards (setbacks, parking, distances between buildings) in § 24.03.120, and note that accessory dwelling rules are also shaped by state ADU law. See § 24.03.110 and § 24.03.120 .

Are duplexes or apartments allowed in R-1?

No—R-1 is for single-family. Duplexes and multifamily appear in RC/RA, which allow higher densities. See § 24.03.110 (R zones use table) and RC/RA purposes and density caps in § 24.03 descriptions .

Can I do mixed-use housing over retail downtown (VC)?

Yes. In VC, residential can be above nonresidential or behind it on the ground floor; residential fronting the street at ground level isn’t allowed. Development plan submittals and architectural standards apply. See § 24.05.120 (VC mixed-use and submittals) and § 24.05.130 (standards) .

Is retail allowed in the industrial zones?

Yes, but only when accessory to a permitted/conditional industrial use, and it cannot exceed 25% of the building’s gross floor area. See § 24.07.120 .

What are the basic commercial setbacks and heights?

C-1 and C-2 typically require a 12 ft front setback, 0 ft side/rear (with 20 ft where abutting residential), max 60% coverage, and 35 ft/3 stories height; VC has 0 ft front/side/rear and 40% coverage. See § 24.05.130; parking follows § 24.13.130 .

What uses are allowed in the Agricultural (A) zone?

Farming, grazing, apiaries, farmworker housing, and trails are permitted; airports, animal hospitals, schools, parks, and stables may require a CUP. Standards include a 20,000 sf minimum lot, 30/10/40 ft yard pattern, and 35 ft height (ag structures up to 75 ft). See § 24.09.420 and § 24.09.430 .

What’s allowed in the Open Space (O-S) zone?

Agriculture, public parks/recreation, nurseries/greenhouses (no retail), stables, produce stands, RV parks, and campsites are permitted; hotels/motels, retail, primary eating establishments, and residential may be allowed with a CUP. See § 24.20.120–.130 and development standards in § 24.20.140 .

How do Conditional Use Permits work in Imperial?

You must show the use fits the zone’s purpose and neighborhood, won’t harm adjacent uses, and meets traffic, utility, and environmental compatibility. CUPs can lapse if not used and may be modified or revoked under set procedures. See § 24.19.340 and §§ 24.19.350–.365 .

What if my use isn’t listed in the table?

Imperial provides for “Similar Use Determination” to classify unlisted uses. Consult § 24.19.200 and the Planning Department to determine alignment with listed categories. See § 24.19.200 (heading and cross-reference) .

Can a nonconforming commercial/industrial use keep operating?

Some can continue, and limited expansion (e.g., up to 10% in five years) may be possible with a CUP; others may be subject to elimination timelines. Check §§ 24.17.160–.195 and the specific C/I use tables. See § 24.17.170, § 24.17.190, § 24.17.195 (with cross-refs to § 24.05.120, § 24.07.120) .

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