Local zoning · Imperial

Imperial — Zoning

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

Last reviewed: July 6, 2026

Overview

Imperial’s zoning rules live in the City’s Zoning Ordinance, which organizes land into mapped districts with use permissions and dimensional standards that control what can be built and where. The Official Zoning Map is adopted by reference and kept on file with the City; all parcels must follow the district rules mapped for them per § 24.01.140 . Most projects must also satisfy cross‑cutting requirements such as development standards, parking, and design review.

Most proposals in Imperial hinge on two checks: 1) what your base district allows per § 24.01.140 and the R/C/I/OS/A/SP/PUD chapters, and 2) whether a Site Plan Review is required before you build in that district (common in residential, commercial, industrial, and SP zones).

How Imperial’s zoning is organized

Districts established: residential (RR, RL, R‑1, RC, RA); commercial (C‑1, C‑2, VC); industrial (I‑1, I‑2); special purpose (A Agriculture, O‑S Open Space), and plan‑based districts (SP Specific Plan Zone, PUD Planned Unit Development, and others as listed) per § 24.01.140 .
The Official Zoning Map is incorporated and maintained by the City; zoning changes proceed through map amendments per § 24.01.140 and § 24.09.330.A.2 (referencing § 24.19.600) .
Site Plan Review: required before construction in the residential (“R”), commercial (“C”), industrial (“I”), and Specific Plan (“SP”) districts (see § 24.03.120, § 24.05.130, § 24.07.130, § 24.09.320.E) .

Quick standards snapshot (selected districts)

District	Min. Lot Area	Front	Side (each)	Rear	Max. Lot Coverage	Max. Height	Code Reference
RR	1 acre	40 ft	20 ft	50 ft	35%	35 ft or 2 stories	§ 24.03.120
RL	20,000 sf	30 ft	15 ft	40 ft	35%	35 ft or 2 stories	§ 24.03.120
R‑1	6,000 sf	20 ft	5 ft	10 ft	50%	35 ft or 2 stories	§ 24.03.120
RC	7,500 sf	20 ft	15 ft	20 ft	50%	35 ft or 2 stories	§ 24.03.120; § 24.03.130.B
RA	7,500 sf	20 ft	10 ft	10 ft	60%	35 ft or 2 stories	§ 24.03.120; § 24.03.130.B
C‑1	N/A	12 ft	0/10 ft combined	0 ft	60%	35 ft or 3 stories	§ 24.05.130
C‑2	N/A	12 ft	0/10 ft combined	0 ft	60%	35 ft or 3 stories	§ 24.05.130
VC	N/A	0 ft	0 ft	0 ft	40%	35 ft or 3 stories	§ 24.05.130; § 24.05.120 (purpose)
I‑1	10,000 sf	15 ft	5 ft	0 ft	60%	35 ft or 2 stories	§ 24.07.130.A; § 24.07.130.B
I‑2	43,560 sf	15 ft	5 ft	0 ft	60%	35 ft or 2 stories	§ 24.07.130.A; § 24.07.130.B
O‑S	None	20 ft	20 ft	20 ft	—	25 ft within 50 ft of ROW; no limit beyond	§ 24.20.140 (Ord. 785)
SP	By Development Plan	Set by Plan	Set by Plan	Set by Plan	Set by Plan	35 ft/2 stories within 50 ft of boundary	§ 24.09.330.A.4; § 24.09.320

Notes: In RC and RA, maximum densities of 12–20 du/ac (RC) and 20–30 du/ac (RA) require quality findings; approvals at the maximum require demonstrating standards are exceeded and may trigger Planning Commission/City Council approvals per § 24.03.120 n. .

District-by-district guidance

RR — Residential Rural

Purpose: Very low‑density rural single‑family neighborhoods; 0.5–1.0 du/net acre cap per § 24.03.120.A.1 .
Typical uses: Single‑family dwellings; certain accessory/guest quarters; see residential use matrix in § 24.03.110 .
Key standards: 1 acre minimum lot; 40 ft front; 20 ft sides; 50 ft rear; 35% coverage; 35 ft/2 stories height per § 24.03.120.A .
Where it applies: As mapped on the Official Zoning Map per § 24.01.140.B–C .

RL — Residential Low Density

Purpose: Low‑density detached housing at up to 2 du/net acre per § 24.03.120.A.1 .
Uses: Single‑family dwellings; limited accessory uses per § 24.03.110 .
Standards: 20,000 sf lot; 30 ft front; 15 ft sides; 40 ft rear; 35% coverage; 35 ft/2 stories per § 24.03.120.A .
Map reference: § 24.01.140.B–C .

R‑1 — Residential Single Family

Purpose: Standard single‑family neighborhoods at up to 6 du/net acre per § 24.03.120.A.1 .
Uses: Single‑family by right; duplexes are not permitted; see § 24.03.110 (use matrix) .
Standards: 6,000 sf lot; 20 ft front; 5 ft sides; 10 ft rear; 50% coverage; 35 ft/2 stories per § 24.03.120.A .
Notes: Fences/walls in R zones are limited by yard location (e.g., 36–48 in in front/streets) per § 24.03.150; no signs in R zones except as allowed for home occupations per § 24.03.160 .

RC — Residential Condominium

Purpose: For condominium communities at 12–20 du/ac; maximum density requires heightened findings; projects at max density must exceed zone/General Plan standards and may require Commission/Council approval per § 24.03.120.A n. .
Uses: Multiple dwellings, duplexes; see § 24.03.110 (P/C matrix) .
Standards: 7,500 sf lot; 20 ft front; 15 ft sides; 20 ft rear; 50% coverage; 35 ft/2 stories per § 24.03.120.A .
Extra performance standards: Perimeter six‑foot masonry walls; multiple‑frontage setback rules; adjacency landscaping; private open space (200 sf/ground floor; 150 sf/upper); 250 cf storage per unit; on‑site recreation unless waived; minimum laundry equipment ratios; trash/storage protocols; robust tree counts (e.g., 50 trees/acre) per § 24.03.130.B .

RA — Residential Apartment

Purpose: Apartment areas at 20–30 du/ac, with max‑density approvals subject to the same quality findings as RC per § 24.03.120.A n. .
Uses: Multiple dwellings, duplexes; group residential by CUP; see § 24.03.110 .
Standards: 7,500 sf lot; 20 ft front; 10 ft sides; 10 ft rear; 60% coverage; 35 ft/2 stories per § 24.03.120.A .
Extra performance standards: Same RC/RA package (walls, adjacency landscaping, open space, storage, recreation, laundry, trash, tree counts) per § 24.03.130.B .

C‑1 — Commercial Neighborhood

Purpose: Neighborhood‑serving retail, offices, restaurants, theatres, health clubs per § 24.05.110 (C‑1) .
Uses: Broad retail/service mix; adult businesses prohibited; see use matrix § 24.05.120 .
Standards: 12 ft front; side yards may total 10 ft combined; 0 ft rear; 60% coverage; 35 ft/3 stories height; Site Plan Review required per § 24.05.130 .
Notes: Off‑street parking per § 24.13; coordinate with parking and design review workflows. § 24.05.130 references apply .

C‑2 — Commercial General

Purpose: Highway‑oriented retail, services, and wholesale commercial per § 24.05.110 (C‑2) .
Uses/standards: Similar structure to C‑1; adult businesses by CUP; 12 ft front; 0/10 ft sides; 0 ft rear; 60% coverage; 35 ft/3 stories; Site Plan Review per § 24.05.120–.130 .

VC — Village Commercial

Purpose: The civic/retail heart with small shops, dining, parks, civic uses, and housing in a walkable setting per § 24.05.110 (VC) .
Mixed use rule: Residential may mix with nonresidential by right if housing is above the first nonresidential story or behind the street‑facing nonresidential building; ground‑floor residential on the street frontage is not allowed per § 24.05.120 (VC) .
Standards: 0 ft front/side/rear; 40% lot coverage; 35 ft/3 stories per § 24.05.130; Site Plan Review required .

I‑1 — General Industrial

Purpose: General industrial development; Site Plan Review prior to construction per § 24.07.130.A .
Standards: 10,000 sf lot; 15 ft front; 5 ft sides; 0 ft rear; 60% coverage; 35 ft/2 stories per § 24.07.130.A .
Buffers: Extra setbacks and screens next to residential (e.g., 15 ft minimum setback; three‑foot landscaped berm across from R zones; six‑foot masonry walls along other residential edges; tree/shrub planting in raised planters) per § 24.07.130.B–§ 24.07.140 .

I‑2 — Rail‑Served Industrial

Purpose: Industrial areas designed for rail access.
Standards/buffers: Same base dimensional standards and adjacency treatments as I‑1 per § 24.07.130–.140; Site Plan Review required .

A — Agriculture

Purpose/uses: Agricultural production and compatible uses; permitted examples include a single‑family dwelling per legal lot, farmworker housing, nurseries/greenhouses (no retail), stables/riding academies, parks, wildlife preserves; many civic/institutional uses are conditional per § 24.09.420 .
Standards: Animal density/management cross‑references; see § 24.09.430.A (and related § 24.11 articles) .
Dimensional standards: Not found in retrieved materials.

O‑S — Open Space

Purpose: Preserve environmental, recreational, and scenic resources; implements the General Plan’s open space objectives per § 24.20.110 (Ord. 785) .
Uses: Broad open‑space and recreation spectrum, including agriculture, equestrian facilities, outdoor recreation, RV parks, campsites; some uses require a CUP per § 24.20.120–.130 (Ord. 785) .
Standards: No minimum lot area; 20 ft setbacks; height 25 ft if within 50 ft of a public ROW (no height limit beyond 50 ft); utilities underground; signs must relate to parcel use and be Planning Commission‑approved per § 24.20.140 (Ord. 785) .

SP — Specific Plan Zone

Purpose: A master‑planned zoning for large, comprehensively designed areas; minimum 50 contiguous acres (may be reduced if better achieves GP goals) per § 24.09.330.A.1 .
Governance: A Development Plan Text defines uses/standards (can adopt by reference or custom lists), with Site Plan Review for each allowable use per § 24.09.320.A–E .
Key standards: Yards/open space are set by the Development Plan; near the SP boundary, height is limited to 35 ft or two stories within 50 ft of the exterior boundary per § 24.09.330.A.4.c .
Process: Established by Zoning Map Amendment with Planning Commission recommendation and City Council action per § 24.09.330.A.2 (referencing § 24.19.600); robust pre‑application and market studies may be required per § 24.09.350–.360 .

PUD — Planned Unit Development

Purpose: Flexible, design‑driven residential zoning used where exceptional architecture and community amenities justify tailored standards; not a means to evade regulations per § 24.09.260 .
Uses: Single‑family (attached/detached), apartments, condos, manufactured homes, town homes, patio homes; accessory structures per § 24.09.261.A .
Conditional mix: Up to 30% of net site may include neighborhood commercial and certain institutional uses by CUP per § 24.09.261.B .
Standards: Governed by approved detailed site/building plans; verify the adopted PUD’s specific standards (Not found in retrieved materials).

MHP — Mobile Home Park

Purpose/uses/standards: Not found in retrieved materials (listed among zones at § 24.01.140; details not retrieved). Verify with the jurisdiction.

Overlays and special procedures

The ordinance lists additional overlay/special designations (e.g., a Planned Development overlay and a Specific Plan framework) per § 24.01.140; detailed overlay standards beyond the SP Zone were not retrieved. See overlay districts for applicability, and use variances and exceptions only through the procedures cross‑referenced in § 24.19.335.B (variances under § 24.19.400) .

Practical cross‑checks

Parking: Commercial and industrial districts cross‑reference § 24.13; coordinate early with parking when planning tenant mix or floor area per § 24.05.130 and § 24.07.130.A .
Landscaping and screening: Industrial edges next to housing require berms, masonry walls, and planted screens per § 24.07.130.B–§ 24.07.140; see landscaping and screening for citywide guidance .
Signs: R zones mostly prohibit signs (limited home occupation exception) per § 24.03.160; O‑S signs must be Planning Commission‑approved per § 24.20.140; see signage for broader rules .
Mixed‑use: VC allows residential mixed with commercial if placed above or behind ground‑floor commercial per § 24.05.120 (VC) .
Nonconforming: If your use/structure predates current zoning, consult nonconforming uses. Specific clauses were not retrieved here; verify with the jurisdiction.

Checklist

Confirm your base district on the Official Zoning Map and any overlays per § 24.01.140.B–D; then confirm uses/standards for that district .
Determine if your use is permitted or needs a CUP (e.g., in C zones via § 24.05.120; in R zones via § 24.03.110) .
Check dimensional rules (lot area, setbacks, height, coverage) in your district (e.g., § 24.03.120; § 24.05.130; § 24.07.130; § 24.20.140) .
Confirm parking per § 24.13 where referenced in your district (e.g., C/I zones) .
Determine if Site Plan Review is required (common in R/C/I/SP) per § 24.03.120; § 24.05.130; § 24.07.130; § 24.09.320.E .
Check landscaping and screening if near housing (industrial edges) per § 24.07.130.B–§ 24.07.140 .
Verify signage allowances (e.g., none in R zones except as noted; Planning Commission approval in O‑S) per § 24.03.160; § 24.20.140 .
If standards cannot be met, consult variances and exceptions; variances run under § 24.19.400 as cross‑referenced in § 24.19.335.B .

Risks & Ambiguities

Issue	Why it matters	What to verify
RC/RA “maximum density” approvals	Max densities need findings that projects exceed standards and may need Planning Commission/City Council approval; affects unit counts and timing	Confirm density/approval path per § 24.03.120 note and project’s entitlement conditions
VC mixed‑use placement	Residential must be above or behind nonresidential; wrong placement can trigger redesign	Check floor plans against § 24.05.120 (VC mixed‑use rule)
Industrial edges by housing	Extra berms, walls, landscaping are mandatory; missing buffers can delay occupancy	Apply § 24.07.130.B and § 24.07.140 to site edges; coordinate early on wall/landscape details
SP Zone minimums	SP needs 50 acres (unless reduced) and a Development Plan Text; height caps at boundary	Confirm SP acreage, boundary heights, and whether the Development Plan sets stricter yards per § 24.09.320–.330
O‑S sign/utility rules	PC‑approval for signs; utilities underground unless waived by utility agency	Include these in project plans per § 24.20.140 (Ord. 785)
Missing MHP/SPPD details	The ordinance lists zones/overlays not fully retrieved here	Request current text/map from Planning; see § 24.01.140 and overlay districts

Information Gaps

Mobile Home Park (MHP) district standards and use lists: Not found in retrieved materials.
Planned Development Overlay (SPPD) text: Not found in retrieved materials.
Detailed dimensional standards for the Agriculture (A) zone: Not found in retrieved materials.
Current Official Zoning Map graphic: Not found in retrieved materials (process/location described in § 24.01.140.B–C).

Plain-English Summary

Imperial assigns every parcel to a zoning district with clear rules on what you can build (uses) and the basic shape of your project (setbacks, height, coverage). Check your parcel’s mapped district, verify the use is allowed, and design to the district’s numbers; in many districts you’ll also need a Site Plan Review and to meet parking, sign, and landscaping rules.

Source References

§ 24.01.110–.140 (Purpose; establishment of zones; Official Zoning Map)
§ 24.03.110–.160 (Residential uses and standards; fences; signs)
§ 24.03.130 (RC/RA performance standards)
§ 24.05.110–.130 (Commercial purposes; use matrix; standards)
§ 24.07.130–.140 (Industrial standards; buffers; landscaping)
§ 24.09.320–.360 (Specific Plan Zone; use governance; acreage; boundary heights; pre‑application)
§ 24.09.260–.262 (PUD purpose; permitted/conditional uses)
§ 24.09.420–.430 (Agriculture uses; standards cross‑refs)
§ 24.20.110–.140 (Open Space purpose, uses, standards; Ord. 785)
§ 24.19.335.B (Variance procedures cross‑reference to § 24.19.400)

Sources

Retrieved passages

Imperial Zoning Code (Section 24.03.120) High relevance
Imperial Zoning Code (Section 24.03.110A) High relevance
Imperial Zoning Code (Section 24.11.110) High relevance
Imperial Zoning Code (Section 24.11.120) High relevance
Imperial Zoning Code (Section 24.19.500.) High relevance
Imperial Zoning Code (Section 3.) High relevance
Imperial Zoning Code (SECTION 24.03.120) High relevance
Imperial Zoning Code (SECTION 24.01) High relevance

Cited sections

§ 24.01.110–.140 (Purpose; establishment of zones; Official Zoning Map) (§ 24.01.110)
§ 24.03.110–.160 (Residential uses and standards; fences; signs) (§ 24.03.110)
§ 24.03.130 (RC/RA performance standards) (§ 24.03.130)
§ 24.05.110–.130 (Commercial purposes; use matrix; standards) (§ 24.05.110)
§ 24.07.130–.140 (Industrial standards; buffers; landscaping) (§ 24.07.130)
§ 24.09.320–.360 (Specific Plan Zone; use governance; acreage; boundary heights; pre‑application) (§ 24.09.320)
§ 24.09.260–.262 (PUD purpose; permitted/conditional uses) (§ 24.09.260)
§ 24.09.420–.430 (Agriculture uses; standards cross‑refs) (§ 24.09.420)
§ 24.20.110–.140 (Open Space purpose, uses, standards; Ord. 785) (§ 24.20.110)
§ 24.19.335.B (Variance procedures cross‑reference to § 24.19.400) (§ 24.19.335.B)
Imperial_ZoningCode.md

Frequently asked questions

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

R‑1 is for single‑family homes. Expect a minimum 6,000 sf lot, 20 ft front yard, 5 ft sides, 10 ft rear, and a 35 ft/2‑story height limit; single‑family is permitted, duplex is not, per § 24.03.110 and § 24.03.120 .

Are apartments allowed in the RC or RA districts?

Yes. Multiple dwellings are permitted in both RC and RA, at density ranges of 12–20 du/ac (RC) and 20–30 du/ac (RA). Approvals at the maximum density require heightened findings and may involve Planning Commission/City Council per § 24.03.110 and § 24.03.120 note .

Can I put housing over a shop in the VC district?

Yes—VC encourages mixed use. Residential must be above at least one story of nonresidential use or behind a nonresidential building; no street‑front ground‑floor residential per § 24.05.120 (VC) .

What buffers are required for industrial projects next to homes?

Industrial sites near residential must add a 15 ft setback, a 3‑ft berm across from R‑zoned frontages, 6‑ft masonry walls along other R edges, and landscaping/trees in raised planters, per § 24.07.130.B–§ 24.07.140 .

Do commercial and industrial buildings need Site Plan Review?

Yes. C and I zones require Site Plan Review before construction; many residential and all SP projects also do. See § 24.05.130, § 24.07.130.A, § 24.03.120, and § 24.09.320.E .

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

O‑S preserves recreation and environmental resources. Uses include agriculture, equestrian and outdoor recreation, RV parks, and campsites (some by CUP); standards include 20 ft setbacks and 25 ft height within 50 ft of a ROW, per § 24.20.110–.140 (Ord. 785) .

How big must a Specific Plan (SP) area be?

Generally 50 contiguous acres (may be reduced when it better furthers GP goals). A Development Plan Text governs uses/standards; heights at the SP edge are capped at 35 ft/2 stories within 50 ft of the boundary, per § 24.09.320–.330 .

Where do I find the Zoning Map for my parcel?

The Official Zoning Map is adopted by reference and kept on file with the City Clerk or Planning Director; request the latest map copy from Planning per § 24.01.140.B–C .

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