Los Banos — Zoning

Last reviewed: July 2, 2026

Overview

Los Banos' zoning ordinance (codified in Title 9, Planning and Zoning) divides the city into named districts (for example R-1, R-2, C-1, L-I, P-D, etc.) and controls what may be built where, the basic dimensional rules, and which uses require discretionary review. The official zoning map is the controlling map for district boundaries (§ 9-3.302) and disputes about lines default to the nearest street or lot line (§ 9-3.303) . For applicants, parking requirements and design expectations are applied in tandem with zone standards (see Los Banos Parking and the city's Development Standards).

How to read this page

Each district below lists the ordinance purpose, typical permitted uses, the headline dimensional standards you will actually use when planning, and where the district rules live in the code (the controlling §). For site-level rules such as landscaping, signage, or parking, follow the zone rules plus the citywide articles referenced below (and the linked pages for Design Review, Overlay Districts, ADUs, Signage, and the State California Building Standards Code where building permits are required).

District-by-district breakdown

Note: every district name and numeric standard below is emphasized to help scanning. Each item is grounded in the Los Banos Municipal Code with the controlling § cited.

Planned Development — P-D

• Purpose: Provide flexible, integrated neighborhood development that cannot be achieved by lot-by-lot zoning; encourage amenities and creative site design (§ 9-3.401) .
• Typical permitted uses: Any uses allowed elsewhere in the Zoning Code, subject to compatibility and City Council approval (§ 9-3.402) .
• Key standards: Density may not be lower than the underlying district; specific setbacks, lot coverage, and design are established through the P‑D approval and implementing plan (§ 9-3.413) .
• Where it applies: Applied parcel-by-parcel via an approved P‑D ordinance and map; P‑D applications must include a development program and environmental checklist (§ 9-3.403) .

Rail Corridor — R-C

• Purpose: Implement the Rail Trail Corridor Regulating Plan and allow form‑based, mixed housing and commercial types (§ 9-3.501) .
• Typical permitted uses: Mixed use, commercial, live-work, townhouses, cottages, stacked flats, supportive/transitional housing, public/civic uses (§ 9-3.502) .
• Key standards: Yards, lot sizes, setbacks, parking and height are set by the Rail Trail Corridor Regulating Plan (not the generic R‑zone tables) (§ 9-3.504–9-3.507) .
• Where it applies: Specific corridor parcels as identified on the zoning map; consult the Rail Trail Regulating Plan for exact standards (§ 9-3.506) .

Low Density Residential — R-1

• Purpose: Stabilize and protect single‑family residential character (§ 9-3.601) .
• Permitted uses: Single‑family dwellings, public schools, parks, one secondary dwelling unit (ADU rules apply), group homes, small care facilities, home occupations (§ 9-3.602) .
• Key dimensional standards: Height 30′ (§ 9-3.604); Min lot area 6,000 sq ft (§ 9-3.605); Min lot width 60′ interior / 65′ corner (§ 9-3.606); Max building coverage 70% (§ 9-3.607); Setbacks: Front 20′ (10′ on cul‑de‑sac bulbs), Side 5′ interior / 10′ street, Rear 10′ single‑story / 20′ two‑story (§ 9-3.608) .
• Special notes: paved driveway and on‑site parking rules for R‑1/R‑2 are in a separate article and require a zoning clearance for driveway extensions (§ 9-3.2014–9-3.2016) .

Medium Density Residential — R-2

• Purpose: Allow higher density residential (up to three families per building site) while preserving privacy and open space (§ 9-3.701) .
• Permitted uses: Duplexes, triplexes, attached/detached single family, public uses, accessory buildings, group homes, small care facilities, emergency shelters (§ 9-3.702) .
• Key dimensional standards: Height 30′ (§ 9-3.704); Min lot area 4,000 sq ft (§ 9-3.705); lot width and setbacks governed in articles for R‑2 (placement rules for manufactured housing are in § 9-3.709) .

High Density Residential — R-3

• Purpose: Support multifamily housing with shared open areas (§ 9-3.801) .
• Permitted uses: Apartments, multifamily, triplexes, group dwellings, public parks/schools, accessory buildings, emergency homeless shelters (§ 9-3.802) .
• Key dimensional standards: Height 50′ (but ≤30′ within 50′ of an R‑1/R‑2 boundary) (§ 9-3.804); residential density formula: 3 units per first 6,000 sq ft; then 1 unit per 1,500 sq ft (max density standards) (§ 9-3.805); Lot width min 75′ (§ 9-3.806); Lot coverage ≤70%; Setbacks: Front 15′ (10′ on cul‑de‑sac), Side 5′, Rear 10′ (with special rules when abutting lower density) (§ 9-3.807–9-3.808) .

Mixed Use — M-X

• Purpose: Encourage pedestrian‑oriented retail on ground floors with upper‑floor offices or residential (§ 9-3.901) .
• Permitted uses: A broad retail/office/residential mix including eating/drinking establishments, banks, offices, galleries, hotels, recreation, residential units, public parking, and supportive/transitional housing (§ 9-3.902) .
• Key dimensional standards: Height 50′ (§ 9-3.904); Min building site 1,000 sq ft (§ 9-3.905); yards along major/collector streets reference Article 19 otherwise none (§ 9-3.906) .

Professional Office — P-O

• Purpose: Offices and related institutions of lower intensity than commercial zones; act as buffers between residential and commercial uses (§ 9-3.1001) .
• Permitted uses: Business offices, medical/dental offices, professional services, limited pharmacies accessory to medical, public utility facilities (§ 9-3.1002) .
• Key dimensional standards: Height 30′ (§ 9-3.1004); Min site 1,000 sq ft (§ 9-3.1005); yards along major/collector streets reference Article 19 otherwise none (§ 9-3.1006) .

Neighborhood Commercial — C-N

• Purpose: Small, neighborhood shopping centers and services intended to be integrated into residential neighborhoods (§ 9-3.1101) .
• Permitted uses: Grocery, drugstore, specialty shops, barber/beauty, small food shops, offices, churches, limited light retail uses; some uses over 5,000 sq ft or service stations require a use permit (§ 9-3.1102–1103) .
• Key dimensional standards: Height 30′, Min site 1,000 sq ft; yards along major/collector streets reference Article 19 otherwise none; side/rear adjacent to residential must be fully landscaped (§ 9-3.1104–1107) .

General Commercial — C-1

• Purpose: District to serve a broad trade area with goods and services (§ 9-3.1201) .
• Permitted uses: Wide range—vehicle sales, service stations, wholesale, repair shops, restaurants, nurseries, health clubs, and any use permitted in C‑N (§ 9-3.1202–1203) .
• Key dimensional standards: See district article (C‑1) and applicable site plan/parking and building line tables; some intensive uses require use permits (§ 9-3.1202–1203) .

Highway Commercial — H-C

• Purpose: Commercial development serving arterial/highway frontage, with larger‑scale uses (§ 9-3.1301 (article header)) .
• Permitted uses: Broader commercial, often auto‑oriented; many uses require review when large or outdoor signage is involved (§ 9-3.1303) .
• Key dimensional standards: Height 50′, Min site 1,000 sq ft; yards along major streets reference Article 19 otherwise none (§ 9-3.1304–1306) .

Light Industrial — L-I

• Purpose: Support modern industry, research, R&D and administrative facilities while being compatible with nearby uses (§ 9-3.1401) .
• Permitted uses: Manufacturing, labs, fabrication, warehousing (non‑inflammable), furniture, contractor yards, breweries, medical facilities, call centers, and accessory uses; performance standards apply (§ 9-3.1402) .
• Key dimensional standards: Height 50′ (but ≤30′ within 50′ of R‑1/R‑2 boundaries) (§ 9-3.1404); Min site 5,000 sq ft (§ 9-3.1406); Min lot width 100′ (§ 9-3.1407); 25′ landscape setback when adjacent to R‑1/R‑2 (§ 9-3.1408) .
• Site design: Elevations, site plans, and landscaping must be approved by the Commission; must meet City Standards and Specifications (§ 9-3.1409) .

General Industrial — I

• Purpose: Provide an exclusive industrial district for heavier industry removed from nonindustrial uses (§ 9-3.1501) .
• Permitted uses: Manufacturing, processing, heavy repair, distribution centers, truck/rail yards, petroleum, breweries/distilleries, recycling facilities; performance standards apply (Article 21) (§ 9-3.1502) .
• Key dimensional standards: Min building site one‑half acre (§ 9-3.1505); some uses require use permits and screening, and performance standards control nuisances (§ 9-3.1503–1504) .

Unclassified — U

• Purpose: Temporary classification for newly annexed or otherwise unclassified land until a permanent zone is applied (§ 9-3.3101) .
• Permitted uses: Uses consistent with the General Plan for the area but only after a use permit is secured (§ 9-3.3102–3103) .
• Key standards: Minimum building sites, widths, yards are set in the use permit; treat as discretionary (§ 9-3.3103) .

Public Facilities — P-F

• Purpose: Publicly owned sites and public infrastructure (schools, water/wastewater, parks) (§ 9-3.1602) .
• Permitted uses: Public schools, storm basins, treatment facilities, wells, libraries, municipal recreation facilities, government buildings (§ 9-3.1602) .
• Key standards: Development within P‑F is subject to site plan review to determine setbacks, lot coverage, height, parking, signage and design to ensure neighborhood compatibility (§ 9-3.1605) .

Quick reference table — common decision standards

(Use this table as a starting point — confirm parcel‑specific requirements with the Planning Department; see § 9-3.302 on the official zoning map) .

Checklist

• Confirm the parcel's zoning on the official Los Banos Zoning Map (map on file with the Community and Economic Development Department) (§ 9-3.302) .
• Verify permitted uses and whether a use permit or administrative permit is required for the proposed use (§ 9-3.2322–9-3.2326) .
• Check dimensional standards for your district (height, lot size, lot width, setbacks) — use the applicable district article (e.g., § 9-3.601–608 for R‑1) .
• If in R‑C or another regulating‑plan area, obtain and apply the Regulating Plan standards (R‑C references the Rail Trail Regulating Plan) (§ 9-3.506–9-3.507) .
• Prepare site plan materials to satisfy site plan review if required; ensure parking, landscaping, and signage meet citywide rules (see Parking and Article 20) (§ 9-3.2001 et seq.) .
• Confirm ADU rules (ministerial ADU standards and parking exceptions) and deed restriction requirements if building an ADU (§ 9-3.3001–3007) .
• If in an industrial/commercial district, check performance standards, screening and landscape requirements (Article 21 and district articles) (§ 9-3.1402, § 9-3.1502) .

Risks & Ambiguities

Plain-English Summary

Los Banos divides land into named zoning districts (for example R‑1 for single‑family or C‑1 for general commercial) and each district spells out the allowed uses, whether a use permit is required, and headline development limits like height, minimum lot size, and setbacks — these are enforced against whatever the official zoning map shows for your parcel (§ 9-3.301–9-3.304) . Verify the parcel's zoning, then check the specific district article (e.g., § 9-3.601–608 for R‑1) for the standards that will control your project .

Source References

• Zoning districts established; zoning map and boundaries — § 9-3.301–9-3.304 .
• Planned Development (P‑D) — § 9-3.401–9-3.403; residential density for P‑D — § 9-3.413 .
• Rail Corridor (R‑C) and Regulating Plan references — § 9-3.501–9-3.507 .
• Low Density Residential (R‑1) — § 9-3.601–9-3.608 (height, lot area, widths, setbacks) .
• Medium Density Residential (R‑2) — § 9-3.701–9-3.709 (uses, height, lot sizes, placement) .
• High Density Residential (R‑3) — § 9-3.801–9-3.811 (density, coverage, setbacks) .
• Mixed Use (M‑X) — § 9-3.901–9-3.906 (permitted uses and yards) .
• Professional Office (P‑O) — § 9-3.1001–9-3.1006 .
• Neighborhood Commercial (C‑N) — § 9-3.1101–9-3.1107 .
• General Commercial (C‑1) — § 9-3.1201–9-3.1203 .
• Highway Commercial (H‑C) — § 9-3.1303–9-3.1306 .
• Light Industrial (L‑I) — § 9-3.1401–9-3.1409 (uses, height, setbacks) .
• General Industrial (I) — § 9-3.1501–9-3.1505 (uses, site size) .
• Unclassified (U) — § 9-3.3101–9-3.3103 .
• Public Facilities (P‑F) — § 9-3.1602–9-3.1605 (uses and site plan review requirement) .
• Site plan review, administrative permits, use permits and processing rules — Article 23, §§ 9-3.2301–9-3.2326 .
• On‑site parking / R‑1 & R‑2 driveway rules — §§ 9-3.2014–9-3.2017 (zoning clearance, paving) and Article 20 parking provisions (§ 9-3.2001 et seq.) .
• Accessory Dwelling Units (ADUs) — Article 30, § 9-3.3001–9-3.3009 (standards, parking, owner occupancy, deed restrictions) .

For city navigation and further local guidance pages referenced above, see the Los Banos site pages in this guide: Los Banos zoning & planning overview, Los Banos Land Use, Los Banos Development Standards, Los Banos Parking, Los Banos Design Review, Los Banos Overlay Districts, Los Banos ADUs, and California Building Standards Code.

Retrieved passages

• Los Banos Zoning Code (§ 3.01) High relevance show source text
• Los Banos Zoning Code (§ 3.03) High relevance show source text
• Los Banos Zoning Code (§ 9-3.1604.) High relevance show source text
• Los Banos Zoning Code (§ 2.01) Medium relevance show source text
• Los Banos Zoning Code (section shall) Medium relevance show source text
• Los Banos Zoning Code (§ 4.28) Medium relevance show source text
• Los Banos Zoning Code (§ 2) Medium relevance show source text
• Los Banos Zoning Code (§ 1) Medium relevance show source text
• Los Banos Zoning Code (§ 9-3.604.) High relevance show source text
• Los Banos Zoning Code (§ 76) High relevance show source text
• Los Banos Zoning Code (§ 36) High relevance show source text
• Los Banos Zoning Code (§ 9-3.809.) High relevance show source text
• Los Banos Zoning Code (§ 4.21) High relevance show source text
• Los Banos Zoning Code (Article 17) High relevance show source text
• Los Banos Zoning Code (§ 2) High relevance show source text
• Los Banos Zoning Code (§ 4.22) High relevance show source text
• Los Banos Zoning Code (§ 35) High relevance show source text
• Los Banos Zoning Code (Article 19) High relevance show source text
• Los Banos Zoning Code (§ 4.22) High relevance show source text
• Los Banos Zoning Code (§ 4.24) High relevance show source text
• Los Banos Zoning Code (§ 4.27) High relevance show source text
• Los Banos Zoning Code (§ 4.29) High relevance show source text
• Los Banos Zoning Code (§ 9-3.1407.) High relevance show source text
• Los Banos Zoning Code (§ 4.27) High relevance show source text
• Los Banos Zoning Code (Article 21) High relevance show source text
• Los Banos Zoning Code (article is) Medium relevance show source text

Cited sections

• Zoning districts established; zoning map and boundaries — § **9-3.301–9-3.304** .
• Planned Development (P‑D) — § **9-3.401–9-3.403**; residential density for P‑D — § **9-3.413** .
• Rail Corridor (R‑C) and Regulating Plan references — § **9-3.501–9-3.507** .
• Low Density Residential (R‑1) — § **9-3.601–9-3.608** (height, lot area, widths, setbacks) .
• Medium Density Residential (R‑2) — § **9-3.701–9-3.709** (uses, height, lot sizes, placement) .
• High Density Residential (R‑3) — § **9-3.801–9-3.811** (density, coverage, setbacks) .
• Mixed Use (M‑X) — § **9-3.901–9-3.906** (permitted uses and yards) .
• Professional Office (P‑O) — § **9-3.1001–9-3.1006** .
• Neighborhood Commercial (C‑N) — § **9-3.1101–9-3.1107** .
• General Commercial (C‑1) — § **9-3.1201–9-3.1203** .
• Highway Commercial (H‑C) — § **9-3.1303–9-3.1306** .
• Light Industrial (L‑I) — § **9-3.1401–9-3.1409** (uses, height, setbacks) .
• General Industrial (I) — § **9-3.1501–9-3.1505** (uses, site size) .
• Unclassified (U) — § **9-3.3101–9-3.3103** .
• Public Facilities (P‑F) — § **9-3.1602–9-3.1605** (uses and site plan review requirement) .
• Site plan review, administrative permits, use permits and processing rules — Article 23, §§ **9-3.2301–9-3.2326** . (Article 23)
• On‑site parking / R‑1 & R‑2 driveway rules — §§ **9-3.2014–9-3.2017** (zoning clearance, paving) and Article 20 parking provisions (§ **9-3.2001** et seq.) . (Article 20)
• Accessory Dwelling Units (ADUs) — Article 30, § **9-3.3001–9-3.3009** (standards, parking, owner occupancy, deed restrictions) . (Article 30)
• LosBanos_ZoningCode.md

• Official Los Banos code library