Manteca — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Manteca’s Zoning Code controls what may be built and where (permitted uses, conditional uses, and the land-use table). The code groups uses into standardized classifications and assigns each to a base zoning district via Table 17.22.020-1; numeric development standards (setbacks, height, density, lot coverage) are set in Table 17.26.020-1. For quick navigation, see the City’s Manteca zoning and development standards pages; site planning topics like parking and design review are separate processes linked below.

Key code pointers up front:

• Allowed/conditional/minor/not-permitted designations are assigned in Table 17.22.020-1 (§ 17.22.020) .
• Numeric dimensional standards are in Table 17.26.020-1 (§ 17.26.020) .
• The Community Development Director can make a Similar Use Determination where a use is not listed (§ 17.20.070) .
• Overlay zones (for downtown/CBD, historic, etc.) can modify base-district rules; where an overlay is silent the base district applies and where they conflict the overlay controls (§ 17.30.020) .

How Manteca’s Land Use Rules are Organized (short)

• The Zoning Code uses base zoning districts (AG, R-E, R-1, R-2, R-3, CMU, DMU, BIP, CN, CG, CM, M1, M2, OS, A (Park), PQP) summarized in the Zoning District list/Table 17.20.020-1 (§ 17.20.*) .
• Allowed uses, and whether a proposed use is by-right (A), conditional (C), minor-use (M), or not permitted (N) appear in Table 17.22.020-1 (§ 17.22.020) .
• Development standards (lot area, density, setbacks, height, lot coverage) are in Table 17.26.020-1 (§ 17.26.020) .
• Special purpose and overlay districts (e.g., Central Business District Overlay) have their own allowed-use tables that supersede base districts where specified (§ 17.30.020) .

District-by-district breakdown

Below are concise, Manteca-specific synopses for each base zoning district. For permitted-use detail see Table 17.22.020-1 (§ 17.22.020) ; for numeric dimensional standards see Table 17.26.020-1 (§ 17.26.020) . Where the local code text in the retrieved materials does not include numeric values, I mark that as Not found in retrieved materials and advise verification.

AG (Agricultural)

• Purpose: Preserve agricultural operations (vineyards, orchards, row crops) and allow farm-related dwellings and limited ag-industrial accessory uses (§ 17.20.*) .
• Typical permitted uses: farming, accessory farm dwellings, limited agricultural processing — check Table 17.22.020-1 for A/C/M/N status (§ 17.22.020) .
• Key dimensional standards: lot area/density/setbacks/height — see Table 17.26.020-1 (§ 17.26.020); numeric values Not found in retrieved materials .
• Where it applies: outskirts and parcels mapped AG in the zoning district index (Table 17.20.020-1) (§ 17.20.*) .

R-E (Residential Estate)

• Purpose: Large-lot residential with quasi‑agricultural activities allowed (§ 17.20.*) .
• Typical permitted uses: single-family homes, limited agricultural uses, caretaker housing (see Table 17.22.020-1) (§ 17.22.020) .
• Key dimensional standards: see Table 17.26.020-1; numeric values Not found in retrieved materials .
• Where it applies: very low-density residential areas, estate lots on the zoning map (§ 17.20.*) .

R-1 (One-Family Dwelling)

• Purpose: Standard single-family residential lots and small-lot/cluster configurations (§ 17.20.*) .
• Typical permitted uses: Dwelling, Single‑Family (A), Dwelling, Second Unit (A) — see Table 17.22.020-1 for exact entitlements (§ 17.22.020) .
• Key dimensional standards: setbacks, lot coverage, height in Table 17.26.020-1; numeric values Not found in retrieved materials .
• Where it applies: low‑density residential neighborhoods (§ 17.20.*) .

R-2 (Limited Multiple‑Family)

• Purpose: Medium-density residential including townhomes, small multi‑family projects (§ 17.20.*) .
• Typical permitted uses: Dwelling, Multi‑Family (A in R-2 for multi-family), limited single-family as listed — check Table 17.22.020-1 (§ 17.22.020) .
• Key dimensional standards: see Table 17.26.020-1; numeric values Not found in retrieved materials .
• Where it applies: medium-density corridors and sites with transit/arterial access (§ 17.20.*) .

R-3 (Multiple‑Family)

• Purpose: Higher density apartment-style housing, typically near transit/arterials (§ 17.20.*) .
• Typical permitted uses: Dwelling, Multi‑Family allowed by right where designated — see Table 17.22.020-1 (§ 17.22.020) .
• Key dimensional standards: multi‑family additional standards in § 17.26.030 and Table 17.26.020-1 (§ 17.26.020) .
• Where it applies: higher-density residential parcels indicated in Table 17.20.020-1 (§ 17.20.*) .

CMU (Commercial Mixed‑Use)

• Purpose: Pedestrian-oriented mixture of retail, service, office and residential uses (§ 17.20.*) .
• Typical permitted uses: retail, offices, restaurants, Dwelling, Second Unit and multi‑family in mixed projects — see Table 17.22.020-1 for A/C/M distinctions (§ 17.22.020) .
• Key dimensional standards: see Table 17.26.020-1; numeric values Not found in retrieved materials; design review commonly applies — see design review (§ 17.26.020) .
• Where it applies: commercial corridors and nodes targeted for walkable mixed uses (§ 17.20.*) .

DMU (Downtown Mixed‑Use)

• Purpose: Maintain pedestrian scale and downtown vibrancy; specific CBD overlay rules may apply (§ 17.20.*; § 17.30.020) .
• Typical permitted uses: retail, office, multi‑family, live‑work facilities — the Central Business District Overlay has its own Table 17.30.020-1 that can supersede base rules (§ 17.30.020) .
• Key dimensional standards: see Table 17.26.020-1 and CBD overlay figures; numeric values Not found in retrieved materials .
• Where it applies: downtown parcels and the Central Business District overlay map (§ 17.30.020) .

BIP (Business Industrial Park)

• Purpose: Office‑park, research & development, limited warehousing and light industrial uses (§ 17.20.*) .
• Typical permitted uses: research/office, limited warehousing, light industrial uses per Table 17.22.020-1 (§ 17.22.020) .
• Key dimensional standards: see Table 17.26.020-1; numeric values Not found in retrieved materials .
• Where it applies: industrial/business parks mapped in Table 17.20.020-1 (§ 17.20.*) .

CN (Neighborhood Commercial), CG (General Commercial), CM (Commercial Manufacturing)

• Purpose: Serve progressively broader commercial functions from neighborhood retail (CN) to highway‑oriented / wholesale (CG) to manufacturing‑oriented commercial (CM) (§ 17.20.*) .
• Typical permitted uses: grocery, retail, restaurants, service uses; some uses are conditional (drive‑throughs, gas stations) — see Table 17.22.020-1 for exact A/C/M/N designations (§ 17.22.020) .
• Key dimensional standards: see Table 17.26.020-1; numeric values Not found in retrieved materials .
• Where it applies: mapped commercial corridors and nodes (§ 17.20.*) .

M1 (Light Industrial) and M2 (Heavy Industrial)

• Purpose: Industrial processing, manufacturing, distribution (M1 lighter uses; M2 heavier uses) (§ 17.20.*) .
• Typical permitted uses: manufacturing, warehousing, vehicle services (with restrictions), fuel storage/distribution (often conditional or not permitted depending on zone) — see Table 17.22.020-1 (§ 17.22.020) .
• Key dimensional standards: see Table 17.26.020-1; numeric values Not found in retrieved materials .
• Where it applies: industrial areas and business parks (§ 17.20.*) .

OS (Open Space), A (Park), PQP (Public/Quasi‑Public)

• Purpose: Preserve open space, parks, and public/quasi‑public facilities; specialized use lists apply (§ 17.20.*) .
• Typical permitted uses: parks, recreational facilities, public safety, public utilities (see Table 17.22.020-1) (§ 17.22.020) .
• Key dimensional standards: park/open space development standards are set case‑by‑case and in Table 17.26.020-1; numeric values Not found in retrieved materials .
• Where it applies: mapped open space/park/public parcels (§ 17.20.*) .

Representative decision‑relevant TABLE (examples)

Practical guidance & interpretation tips

• Always start with the parcel’s mapped base district in the City zoning map and then consult Table 17.22.020-1 to see whether your proposed use is A, C, M, or N (§ 17.22.020) .
• If the use is not listed, request a Similar Use Determination under § 17.20.070 — the Director must make written findings of similarity and consistency with the General Plan (§ 17.20.070) .
• If the property sits in an overlay (for example the Central Business District Overlay), consult the overlay’s allowed‑use table first because overlay rules can supersede base rules (§ 17.30.020) .
• For site design questions (parking counts, landscaping, signage) consult the City’s parking, landscaping and screening, and signage pages in addition to the Zoning Code; building construction must also comply with the California Building Standards Code (Title 24). Numeric zoning standards are in Table 17.26.020-1 (§ 17.26.020) .

Checklist (what an applicant must satisfy)

• Confirm parcel’s base zoning district on the City zoning map and its entry in Table 17.20.020-1 (§ 17.20.*) .
• Consult Table 17.22.020-1 to confirm whether the proposed use is A, C, M, or N for that district (§ 17.22.020) .
• Review numeric development standards in Table 17.26.020-1 (setbacks, height, density, lot coverage) (§ 17.26.020) .
• If the use is unlisted, prepare a Similar Use Determination request under § 17.20.070 (§ 17.20.070) .
• Determine required entitlement (CUP, Minor Use Permit, Site Plan & Design Review) and the approving authority in Table 17.08.060-1 (§ 17.08.060) .
• Check overlay applicability (e.g., CBD overlay) and consult the overlay allowed‑use table if mapped (§ 17.30.020) .
• Prepare to meet site‑planning standards (landscaping, parking, signage, etc.) — see respective City pages for those requirements and Article III of the Zoning Code (§ 17.26.* / other articles) .
• Verify that any cannabis, temporary, or special uses comply with code‑specific chapters (see notes on Table 17.22.020-1) .

Risks & Ambiguities

Plain‑English summary

Manteca’s Zoning Code assigns every parcel to a base zoning district and a table (Table 17.22.020-1) that marks each common use as permitted by right, conditional, minor permit, or not allowed; numeric rules for setbacks, height and lot coverage live in Table 17.26.020-1. If a use isn’t listed, the Community Development Director can decide whether it’s similar to listed uses, and overlays (like the CBD) can change the rules for properties inside them (§ 17.22.020; § 17.26.020; § 17.20.070; § 17.30.020) .

Source References

• Table 17.22.020-1 and allowed use rules — § 17.22.020 (Table 17.22.020-1: Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts) .
• Allowed use definitions and use categories — Chapter 17.24 / § 17.24.020 (Allowed Use Definitions) .
• Classification, allowed‑use categories, Similar Use Determination — § 17.20.050, § 17.20.060, § 17.20.070 .
• Development standards by district (lot area, density, setbacks, height, lot coverage) — § 17.26.020 (Table 17.26.020-1) .
• Central Business District Overlay allowed uses — Table 17.30.020-1 and § 17.30.020 (CBD overlay text and allowed‑use table) .
• Approving authority for entitlements and permit stream — § 17.08.060 (Table 17.08.060-1) .
• Zoning district list and descriptions (Table 17.20.020-1) — Chapter 17.20 summaries (zoning district names/descriptions) .
• Notes and use‑specific footnotes in Table 17.22.020-1 (special regulations for cannabis, temporary uses, etc.) — excerpts and footnotes in the allowed‑use table (various ords.) .

If you want, I can pull the live Table 17.22.020-1 and Table 17.26.020-1 numeric entries and produce a parcel‑level checklist (I’ll need the parcel’s zoning designation or APN to map it precisely). Verify all parcel‑specific numbers with the City of Manteca Planning Division.

Retrieved passages

• Manteca Zoning Code (§ 1) High relevance show source text
• Manteca Zoning Code (Chapter is) High relevance show source text
• Manteca Zoning Code High relevance show source text
• CBC § 17.24.010 (Chapter 17.24.) High relevance show source text
• Manteca Zoning Code (§ 1) High relevance show source text
• Manteca Zoning Code High relevance show source text
• Manteca Zoning Code (§ 1) High relevance show source text
• Manteca Zoning Code Medium relevance show source text

Cited sections

• Table 17.22.020-1 and allowed use rules — **§ 17.22.020** (Table 17.22.020-1: Allowed Uses and Required Entitlements for Manteca's Base Zoning Districts) . (§ 17.22.020)
• Allowed use definitions and use categories — **Chapter 17.24 / § 17.24.020** (Allowed Use Definitions) . (Chapter 17.24)
• Classification, allowed‑use categories, Similar Use Determination — **§ 17.20.050**, **§ 17.20.060**, **§ 17.20.070** fileciteturn0file6fileciteturn0file0. (§ 17.20.050)
• Development standards by district (lot area, density, setbacks, height, lot coverage) — **§ 17.26.020** (Table 17.26.020-1) . (§ 17.26.020)
• Central Business District Overlay allowed uses — **Table 17.30.020-1** and **§ 17.30.020** (CBD overlay text and allowed‑use table) . (§ 17.30.020)
• Approving authority for entitlements and permit stream — **§ 17.08.060** (Table 17.08.060-1) . (§ 17.08.060)
• Zoning district list and descriptions (Table 17.20.020-1) — Chapter 17.20 summaries (zoning district names/descriptions) . (Chapter 17.20)
• Notes and use‑specific footnotes in Table 17.22.020-1 (special regulations for cannabis, temporary uses, etc.) — excerpts and footnotes in the allowed‑use table (various ords.) .
• Manteca_ZoningCode.md

• Official Manteca code library