Local zoning · Merced County

Merced County — Land Use

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

Ask a question free See coverage

Last reviewed: July 6, 2026

Overview

In unincorporated areas of Merced County, land use is governed by the Merced County Zoning Code (Title 18). The code applies to all development and uses of land in these unincorporated areas and is implemented through district-specific land use tables, development standards, and overlay rules. Start with the County’s zoning & planning overview, confirm your base zoning on the Zoning Map, then use the district tables to see if a use is permitted by right (P), needs an Administrative Permit (A), a Conditional Use Permit (CUP), or a Temporary Use Permit (TUP) in the applicable zone.

Key rule: The Zoning Code applies to all land and structures within the unincorporated area of the County; no use or structure is allowed unless the Code authorizes it. See § 18.02.030.

Below is a district-by-district, Merced County-specific reference to what the zoning ordinance allows and the most decision-relevant standards.

How to read Merced County land use tables

  • “P” = permitted by right; “A” = Administrative Permit under Chapter 18.114; “CUP” = Conditional Use Permit under Chapter 18.116; “TUP” = Temporary Use Permit under Chapter 18.124.
  • District land use tables are in Article 2: Agricultural (§ 18.10.020, Table 2-1), Residential (§ 18.12.020, Table 2-3), Commercial (§ 18.14.020, Table 2-5), and Industrial (§ 18.16.020, Table 2-7). Dimensional standards are summarized in district tables (Tables 2-2, 2-4, 2-6, 2-8).

Link out to related standards early to save time: see Merced County Zoning, Merced County Development Standards, Merced County Parking, Merced County Design Review, Merced County Overlay Districts, Merced County Variances and Exceptions, and California ADU law.

Agricultural districts (unincorporated areas)

A-1 — General Agriculture

  • Purpose: Intensive farming on higher-quality soils; may support ag commercial/industrial near urban areas. Implements Agriculture (A), Agriculture Residential (AR), and Urban Reserve (UR).
  • Typical permitted uses: Agriculture (P); Accessory agricultural structures (P); Produce stands (P); Produce markets (A); Nursery/greenhouse (A); Wineries/distilleries/breweries (CUP); Single-family dwelling (P); see Table 2-1 and § 18.10.040 for use-specific standards.
  • Key dimensional standards: Minimum parcel size 20 acres; typical setbacks Front 20 ft, Side (interior) 15 ft, Side (corner) 20 ft, Rear 25 ft (Table 2-2).
  • Special constraints: Animal confinement “windshed” siting and ½-mile buffers to sensitive areas; new single-family homes on parcels created after Dec 10, 2013 require a CUP (see § 18.10.040.N).
  • Where applied: A-1 areas countywide with higher-quality soils and flat topography per § 18.10.010.A.

A-1-40 — General Agriculture (40-acre minimum)

  • Purpose: Medium-to-high quality soils with larger parcel sizes; implements A, AR, UR.
  • Uses: Same framework and permit findings as A-1 (Table 2-1).
  • Standards: Minimum parcel size 40 acres; setbacks same as A-1 (Table 2-2).
  • Where applied: Agricultural areas requiring larger parcels for viable operations (§ 18.10.010.B).

A-2 — Exclusive Agriculture

  • Purpose: Expanded agricultural enterprises and open space functions on very large parcels; implements A, AR, FP, UR.
  • Uses: Same table structure; broader agricultural operations and service uses as allowed in Table 2-1.
  • Standards: Minimum parcel size 160 acres; setbacks mirror A-1 (Table 2-2).
  • Additional ag-specific rules: Agricultural parcel creation must respect a 200‑ft agricultural setback from existing habitable structures on abutting ag production parcels; limited exceptions exist (§ 18.10.030.E–F).

Residential districts (unincorporated areas)

R-R — Rural Residential

  • Purpose: Large-lot semi-rural living with limited agriculture.
  • Typical permitted uses: Single-family dwellings (P); Accessory uses/structures (P); Small childcare (P); ADUs (P); limited ag like Row crops (P) and Farm animals with limits; Commercial vehicle storage (A) with strict conditions (§ 18.12.040).
  • Key standards: Minimum parcel size generally 1 net acre (no public sewer/water) or 14,520 sf (with utilities) per Table 2-4; setbacks and other metrics per § 18.12.030.
  • Notes: ADUs are permitted subject to County and state ADU standards (Table 2-3; Ch. 18.62).

R-1 — Single-Family Residential

  • Typical permitted uses: Single-family dwellings (P); ADUs (P); community care (≤6 residents) (P); small childcare (P).
  • Key standards: Minimum parcel size 6,000 sf (interior) per Table 2-4; additional rules include garage/carport front setback 20 ft, and side-loading garage driveway may be 15 ft; some interim ag uses allowed only until 75% of abutting parcels are subdivided/developed (§ 18.12.040).
  • Where applied: Urbanizing unincorporated communities.

R-1-5000 — Single-Family Residential (5,000 sf min)

  • Uses: Similar to R-1.
  • Key standards: Minimum parcel size 5,000 sf; same 20‑ft garage/carport rule and 10‑ft rear allowance in specific layouts (§ 18.12.040).

R-2 — Two-Family Residential

  • Uses: Duplexes; community care; ADUs (P); multi-family adjacency standards apply.
  • Key standards: 200 sf private open space per unit; side setback 12 ft when 2-story adjacent to single-family zones (§ 18.12.040).

R-3 — Medium-Density Multi-Family

  • Uses: Multi-family dwellings (P); SROs (P) in higher-density contexts.
  • Key standards: 200 sf private open space per unit; 2-story adjacency 12‑ft side setback; additional objective building and site design standards apply to R-3/R-4 projects (§ 18.12.040).

R-4 — High-Density Multi-Family

  • Uses/standards: Similar to R-3 with added screening where adjacent to single-family; objective standards also apply (§ 18.12.040).

M-H — Single-Family Mobile Home Residential

  • Uses: Single-family as a mobile/manufactured home with or without foundation or a tiny home not on a permanent foundation (§ 18.12.040.G.7). Mobile home parks: P in M‑H; CUP in most other residential zones (Table 2-3; § 18.60.110).

Commercial districts (unincorporated areas)

C-P — Commercial-Professional Office

  • Purpose: Professional and administrative offices and personal services; neighborhood edges or along collectors/arterials.
  • Uses: See Table 2-5; small gyms P; business schools often A; public facilities A in C-2; use-specific rules in § 18.14.040.
  • Standards: Front setback 10 ft; height 35 ft; other metrics per Table 2-6; added residential adjacency walls/setbacks in § 18.14.040.

C-1 — Neighborhood Commercial

  • Purpose: Small-scale, day-to-day retail and services near neighborhoods.
  • Standards: Front setback 10 ft; height 35 ft (Table 2-6); residential adjacency provisions in § 18.14.040.

C-2 — General Commercial

  • Purpose: Broader retail and service; special size caps for some uses (e.g., pool halls; pharmacies).
  • Standards: Front setback 6 ft; height 75 ft; R‑1 setbacks apply to dwelling units within commercial projects (§ 18.14.040).

C-3 — Heavy Commercial

  • Purpose: Intensive wholesale/service uses; large storage/yard activities; vehicle-oriented.
  • Standards: Front setback 15 ft; height 75 ft (Table 2-6).

H-I-C — Highway Interchange Center

  • Purpose: Travel-serving uses (restaurants, hotels, truck stops) near interchanges; limits on long-term parking without an Administrative Permit.
  • Standards: Front setback 15 ft; height 60 ft (Table 2-6).

MU — Mixed-Use

  • Purpose: High-density residential with commercial/office in pedestrian- or transit-oriented formats.
  • Standards: Front setback 5 ft; height 50 ft; residential setbacks per R-1 where applicable (§ 18.14.040.C).

Industrial districts (unincorporated areas)

B-P — Business Park

  • Purpose: Low-impact R&D, offices, and light manufacturing in campus settings.
  • Uses: See Industrial Table 2-7; “P/A/CUP” vary by use; unlisted uses evaluated per § 18.04.040.
  • Standards: Minimum parcel 8,000 sf; front setback 15 ft; zero-foot interior sides; landscape buffers per Chapter 18.36 and Table 2-8.

M-1 — Light Manufacturing

  • Purpose: Warehousing, assembly, manufacturing with low nuisance characteristics; some retail accessory allowed. Chemical manufacturing is prohibited.
  • Standards: Minimum parcel 10,000 sf; 15 ft front; 0‑ft sides; landscaping per § 18.36.070; see Table 2-8.

M-2 — General Manufacturing

  • Purpose: Full range of manufacturing, storage, distribution; may require buffering.
  • Standards: Minimum parcel 10,000 sf; 15 ft front; 0‑ft sides; landscaping per § 18.36.070; see Table 2-8.

Special Planning and overlay districts (unincorporated areas)

SPZ — Special Planning Zones (Overlay capable)

  • Framework: SPZs protect unique land uses/resources and may function as overlays that prevail over base-zone rules if conflicts arise (§ 18.18.010.C). Examples include Airport SPZ, Historic SPZ, Wetland SPZ.
  • Process: Established via zoning amendments; regulations and maps are adopted with the SPZ ordinance (§ 18.18.010.B).

Castle Commerce Center and Airport SPZ

  • Purpose: Implement the Castle Air Force Base Reuse Plan; support aviation, logistics, R&D, visitor, and open space functions (§ 18.18.020).
  • Zones within Castle SPZ: A‑M (Aviation/Manufacturing), BP (Business Park), C (Commercial), VC (Visitor Commercial), I/PQ (Institutional/Quasi-Public), OS/PD (Open Space/Public), each with their own allowed uses in Table 2‑9; Design review is coordinated per § 18.18.030.

Special Flood Hazard Areas

  • Flood overlay: Development in mapped flood hazard areas must comply with Chapter 18.26 (purpose, insurance eligibility, and loss-minimization standards).

Quick-use snapshot (selected items)

Project or standard Where/How allowed Code Reference
Single-family home in agriculture P in agricultural zones, but a new home on a parcel created after 12/10/2013 requires a CUP § 18.10.020 Table 2-1; § 18.10.040.N
ADU on a residential lot P in R‑R, R‑1, R‑1‑5000, R‑2, R‑3, R‑4; see local and state ADU standards § 18.12.020 Table 2-3; Ch. 18.62; state link below
Mobile home park CUP in R‑1 through R‑4; P in M‑H § 18.12.020 Table 2-3; § 18.60.110
Commercial front setbacks C‑P/C‑1: 10 ft; C‑2: 6 ft; C‑3/H‑I‑C: 15 ft; MU: 5 ft § 18.14.030 Table 2-6; § 18.14.040
Industrial minimum parcel B‑P: 8,000 sf; M‑1/M‑2: 10,000 sf § 18.16.030 Table 2-8
Agriculture setbacks Front 20 ft; Side (interior) 15 ft; Side (corner) 20 ft; Rear 25 ft (A‑1/A‑1‑40/A‑2) § 18.10.030 Table 2-2

Cross-cutting standards to check

  • Off-street parking standards (Chapter 18.38) apply alongside district rules.
  • Site features: landscaping (Ch. 18.36), fences/walls (Ch. 18.34), signage (Ch. 18.44), and performance standards (Ch. 18.40) often condition approvals in commercial/industrial zones.
  • Many commercial and industrial parcels require design review per § 18.122.

Checklist

  • Confirm your site is in the unincorporated County and identify the base zone on the Zoning Map (§ 18.06.030).
  • Look up the land use table for your zone to see if the use is P, A, CUP, or TUP (e.g., § 18.10.020; § 18.12.020; § 18.14.020; § 18.16.020).
  • Verify dimensional standards (min lot size, setbacks, height) in the applicable table (Tables 2‑2, 2‑4, 2‑6, 2‑8).
  • Check overlays: SPZs (including Castle SPZ) and flood hazard areas (§ 18.18; § 18.26).
  • Confirm cross-cutting standards (landscaping, fences, signs, parking, performance standards).
  • If “A” or “CUP” is required, review procedures and findings (Ch. 18.114; Ch. 18.116).
  • If strict standards create hardship, evaluate variances and exceptions (Ch. 18.126).
  • Coordinate early on CEQA review triggers (§ 18.112.080).

Risks & Ambiguities

Issue Why it matters What to verify
Agricultural 200‑ft setback after subdivision New parcel lines in ag zones must keep habitable structures 200 ft from adjacent ag production; exceptions are narrow Confirm applicability and any director-approved exceptions in § 18.10.030.E–F before subdividing
Interim ag uses in R‑zones Some ag uses in R‑1/R‑1‑5000 are only interim and sunset as neighborhoods build out Check § 18.12.040 for whether your farm use is temporary and any setback nuances (e.g., garages at 20 ft)
Commercial next to residential Extra 10‑ft setbacks and 6‑ft masonry walls are required at residential edges Apply § 18.14.040 adjacency standards; also use R‑1 setbacks for dwelling units in commercial projects
M‑1 use limitations Chemical manufacturing is prohibited in light industrial Verify your process against § 18.16.040.B (M‑1 regulations) before site selection
SPZ overlay precedence SPZ overlays can supersede base-zone rules Determine if an SPZ applies; in conflicts, SPZ controls per § 18.18.010.C
Objective design standards (R‑3/R‑4) Multi-family must meet added objective design/site standards Review § 18.12.040 multi-family design items early in planning

Plain-English Summary

If your property is in unincorporated Merced County, what you can build or operate depends on your zone. The code’s land use tables tell you if a use is allowed outright or needs an Administrative Permit or CUP, while the development standard tables set lot size, setbacks, and height. Check for overlays like the Castle SPZ or flood hazard areas, then layer on general rules like parking, landscaping, and signs. For ADUs, the County follows permissive rules—ADUs are allowed in all main residential zones, but confirm the details under both local and state standards.

Source References

  • § 18.02.030 Applicability to unincorporated area; Title 18 overview.
  • § 18.06.030 Zoning Map and district locations; Table 1‑1 (zone/plan consistency).
  • § 18.10.010–18.10.040 Agricultural zones A‑1, A‑1‑40, A‑2; Table 2‑1 uses; Table 2‑2 standards; windshed; ag parcel/structure setbacks.
  • § 18.12.010–18.12.040 Residential zones R‑R, R‑1, R‑1‑5000, R‑2, R‑3, R‑4, M‑H; Table 2‑3 uses; Table 2‑4 standards; multi-family objective standards; residential specifics.
  • § 18.14.010–18.14.040 Commercial zones C‑P, C‑1, C‑2, C‑3, H‑I‑C, MU; Table 2‑5 uses; Table 2‑6 standards; adjacency rules.
  • § 18.16.010–18.16.040 Industrial zones B‑P, M‑1, M‑2; Table 2‑7 uses; Table 2‑8 standards; M‑1 restriction.
  • § 18.18.010–18.18.040 Special Planning Zones (SPZ); Castle Commerce Center and Airport SPZ; Table 2‑9 uses; SPZ overlay precedence; review process.
  • § 18.26 Special Flood Hazard Areas overlay.
  • § 18.36 Landscaping; § 18.38 Parking; § 18.44 Signage; § 18.40 Performance standards (cross-cutting).
  • § 18.114 Administrative Permits; § 18.116 Conditional Use Permits (findings).

Sources

Retrieved passages

  • Merced County Zoning Code (Chapter 18.116.) High relevance
  • Merced County Zoning Code (§ 2) High relevance
  • Merced County Zoning Code (§ 2) High relevance
  • Merced County Zoning Code (§ 2) High relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (Article 8) Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (Article 8) High relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (Article 6) Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (Title 7) Medium relevance
  • Merced County Zoning Code (Article 8) Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (section shall) Medium relevance
  • Merced County Zoning Code (§ 2) High relevance
  • Merced County Zoning Code (§ 2) High relevance
  • Merced County Zoning Code (Article 6) Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance
  • Merced County Zoning Code (chapter does) Medium relevance
  • Merced County Zoning Code Medium relevance
  • Merced County Zoning Code Medium relevance
  • Merced County Zoning Code Medium relevance
  • CBC § 200 Medium relevance
  • Merced County Zoning Code (§ 2) Medium relevance

Cited sections

Frequently asked questions

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

In unincorporated areas, typical allowed uses include a single-family home (P), ADU (P), small family childcare (P), and certain community care facilities (P). Setbacks and lot sizes come from Table 2-4; garages/carports must be at least 20 ft from the right-of-way, and side-loading driveways may be 15 ft (§ 18.12.020 Table 2-3; § 18.12.030; § 18.12.040).

Are ADUs allowed on rural residential (R-R) property?

Yes. ADUs are permitted by right in R‑R (and other main residential zones) subject to County ADU standards and state law (§ 18.12.020 Table 2-3; Ch. 18.62). Always confirm septic/well capacity where relevant.

What are the setbacks in agricultural zones (A-1/A-1-40/A-2)?

The ordinance sets minimums: Front 20 ft, Side (interior) 15 ft, Side (corner) 20 ft, Rear 25 ft. Minimum parcel sizes are 20, 40, and 160 acres respectively (Table 2-2).

Can I open a gym or fitness studio in a commercial zone?

Small gyms (≤5,000 sf) are permitted by right in several commercial zones (C‑P, C‑1, C‑2, C‑3, H‑I‑C); larger ones may require an Administrative Permit (see Table 2‑5 and § 18.14.040).

What if my industrial project is “light manufacturing”—is chemical manufacturing allowed in M-1?

No. Chemical manufacturing is prohibited in the M‑1 zone. Consider M‑2 if the use is otherwise consistent; verify via Table 2‑7 and § 18.16.040.B.

Do I need a CUP for a house on agricultural land?

A single-family dwelling is generally permitted in ag zones, but if the parcel was created after December 10, 2013, a new single-family home requires a CUP (§ 18.10.040.N). Confirm also the agricultural setback rules when subdividing.

Are there extra rules if my commercial site touches a residential zone?

Yes. Interior side and rear setbacks must be at least 10 ft with a 6‑ft masonry wall along the shared line; dwelling units in commercial zones use R‑1 setbacks (§ 18.14.040).

What overlay districts might affect my project?

Special Planning Zones (SPZ) can overlay base zones and prevail in a conflict; Castle SPZ is the most prominent example. Flood hazard overlays under Chapter 18.26 may also apply—both should be checked early (§ 18.18.010.C; § 18.26).

Where do I find parking and landscaping rules for my site plan?

See Chapters 18.38 (parking) and 18.36 (landscaping). Several zones also have front-setback landscaping requirements, especially for multi-family and non-residential projects (§ 18.36.070; Table 3‑7).

What if my project doesn’t quite meet a setback or lot-size requirement?

The County can consider Minor Deviations or Variances (Chapter 18.126) if findings can be made; note that land uses themselves cannot be permitted through a variance (§ 18.126.010–.020).

More in Merced County code

Ask about any Merced County property

Get a cited, plain-English answer on Merced County zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Merced County zoning topics

Merced County Zoning

Merced County Development Standards

Merced County Parking

Merced County Design Review

Merced County Overlay Districts

Merced County Historic Preservation

Merced County Signage

Merced County Nonconforming Uses

Merced County Variances and Exceptions

Merced County Landscaping and Screening

Merced County overview