Merced — Zoning

Last reviewed: July 2, 2026

Overview

Merced’s zoning ordinance is codified in Title 20 — Zoning and establishes the city’s base zoning districts, overlay districts, the official zoning map, and the development standards that apply in each district. The ordinance implements the General Plan and assigns permitted uses, permit triggers, and dimensional standards (setbacks, heights, densities) to named districts such as R-1, C-V, D-COR, I-L and many others. See the official zoning map at the Development Services office and the ordinance text for exact parcel designations and boundaries — the map is adopted and maintained by the City and incorporated into the code.

PART 2 of the ordinance lists zoning districts and the land-use / development standards that apply in each district (see Table 20.06-1 and Table 20.06-2) — base districts and overlay zones are both used.

(Links used below: this page refers readers to related Merced pages for parking, development standards, design review, overlays, ADUs and the building code where appropriate.)

District-by-district reference (purpose, uses, key standards, where it applies)

Notes:

• Where I quote a district purpose or a numeric standard I cite the controlling local code section or table. For full land‑use tables and complete lists of permitted uses consult the ordinance land‑use tables referenced below.
• For site‑specific questions or map/parcel interpretation, Verify with the jurisdiction.

R-R (Rural Residential)

• Purpose: Preserve semi‑rural single‑family lots and buffer urban areas from agriculture and sensitive areas.
• Typical permitted uses: low‑density single‑family dwellings, accessory agricultural uses consistent with the ordinance. (See residential use tables in Chapter 20.08.)
• Key dimensional standards: very large minimum lot sizes (see Table 20.08‑2 / Chapter 20.08); height limits typically 35 ft for most R zones (see height tables).
• Where it applies: on the city’s mapped rural fringe and specified parcels per the official zoning map.

R-1 (Low Density Residential and subzones R-1-20, R-1-10, R-1-6, R-1-5)

• Purpose: Stabilize and protect detached single‑family neighborhoods; R‑1 is subdivided into minimum‑lot‑size subzones.
• Typical permitted uses: detached single‑family houses, duplexes where allowed by subzone rules, accessory structures (see Chapter 20.28), ADUs (see Chapter 20.42).
• Key standards: minimum lot area varies by subzone (R-1-5 = 5,000 sq ft, R-1-6 = 6,000 sq ft, R-1-10 = 10,000 sq ft, R-1-20 = 20,000+ sq ft); front setbacks and height (generally 35 ft) and lot coverage limits are in Table 20.08‑2 (see Chapter 20.08). Exceptions for garage placement, porches and minor use permits are described in Chapter 20.08.
• Where it applies: mapped residential areas; front‑setback modifications sometimes permitted by minor use permit.

R-2 / R-3 / R-4 (Increasing residential densities)

• Purpose: R-2 = low‑medium density; R-3 = medium; R-4 = high density (more multifamily).
• Typical permitted uses: R‑2 allows duplexes and limited multifamily; R‑3 and R‑4 allow broader multifamily types subject to site plan/permits. See the multi‑family development standards and Table 20.08‑3.
• Key standards: minimum lot sizes, setbacks, lot coverage, and height limits (typically 35–40 ft depending on zone) are in Table 20.08‑2/3; parking rules tied to Chapter 20.38.

R-MH (Mobile Home Residential)

• Purpose: Mobile‑home park residential; density and lot standards are specific to the R‑MH district.
• Typical permitted uses: Mobile home parks and supportive uses permitted by the R‑MH land‑use table.
• Key standards: See Table 20.08 series for lot area per dwelling and max density (R‑MH max residential density noted in the ordinance).

C‑V (Village Commercial) and other Commercial districts — C‑N, C‑O, C‑T, C‑G, C‑SC, C‑C

• Purpose: Commercial districts provide for neighborhood to regional commercial activities; C‑V is the urban‑village mixed‑use commercial core.
• Typical permitted uses: retail, restaurants, offices, live/work and residential mixed uses in appropriate districts; permitted/conditional designations are shown in Table 20.10‑1 and related commercial land‑use tables.
• Key standards: parcel minimums for shopping centers (e.g., C‑SC minimum 5 acres), setback and height rules vary by commercial district (see height table). Floor Area Ratio (FAR) limits and site design standards may apply in C‑V and other zones (see Table 20.16‑2 for C‑V in urban villages).
• Where it applies: downtown, thoroughfare corridors, neighborhood nodes — consult the official zoning map.

Downtown districts (D‑COR, D‑O, D‑CM)

• Purpose: Support a pedestrian‑oriented downtown core with a mix of retail, entertainment, offices and housing.
• Typical permitted uses: higher intensity commercial, entertainment, multifamily, live/work; permitted uses and permit triggers are in Table 20.14‑1.
• Key standards: building placement to support pedestrian frontage, parking located to side/rear, and design review triggers apply in portions of downtown (see Design Review § 20.68.030).

Industrial (I‑L light, I‑H heavy)

• Purpose: Industrial and employment lands; I‑L supports lighter industrial and compatible commercial uses; I‑H allows heavy industrial uses.
• Typical permitted uses: manufacturing, warehousing, research & development (specifics in the use tables). Cannabis manufacturing/cultivation rules are separately tabled in Chapter 20.44.
• Key standards: height and setback rules differ; maximum heights for industrial zones are listed in the height table (see Table 20.58 etc.).

Urban Village districts (R‑IV, R‑OV, C‑V)

• Purpose: Implement the General Plan’s urban‑village concept: a walkable mix of village commercial core, inner village residential and outer village residential.
• Typical permitted uses: R‑IV supports higher‑density housing types (apartments, townhomes, live/work); R‑OV supports lower‑density village housing and second units; C‑V supports mixed commercial/residential.
• Key dimensional standards (parcel and building): Table 20.16‑2 prescribes parcel minima (e.g., R‑OV/R‑IV min parcel 3,000 sq ft, C‑V min parcel 7,500 sq ft), setbacks (R‑OV exterior 15 ft, R‑IV exterior 0 ft, C‑V exterior 0 ft) and height (R‑OV 35 ft, R‑IV 40 ft, C‑V 40 ft) plus density floors/ceilings (e.g., R‑IV average min density 10 du/acre).

P‑OS (Parks & Open Space), P‑F (Public Facility), P‑PK (Public Parking), A‑G (Agriculture)

• Purpose: Public uses, parks, parking districts and agricultural designations are separate districts with tailored standards.
• Typical permitted uses: parks, public buildings, schools (P‑F); parking facilities (P‑PK); agricultural uses (A‑G).
• Key dimensional standards: Table 20.18‑2 sets lot area, setbacks and height for P‑OS/P‑F/P‑PK/A‑G. Example: A‑G lot area 20 acres in the public/ag table; height limits for P‑zones vary, see Table 20.18‑2.

P‑D / RP‑D (Planned Development / Residential Planned Development)

• Purpose: Flexible districts allowing departures from base standards where a site utilization plan is approved. Minimum project sizes apply (P‑D 3 acres; RP‑D 10,000 sq ft), and the final SUP sets standards for that P‑D. Pre‑application is encouraged.
• Typical uses: customized per SUP; only uses shown on the approved SUP are permitted.
• Key standards: the final SUP must show parcel dimensions, densities, setbacks, heights, parking, landscaping, and will control the project.

Overlays (e.g., /HSR, /AE, /UR)

• Purpose: Overlay zones layer additional regulatory requirements on top of base districts (safety buffers, design/urban residential rules). See Table 20.06‑2 and Chapter 20.22 for overlay standards.

Quick decision table — selected districts (most decision‑relevant standards)

How the rules interact — practical guidance (plain‑English)

• Start by confirming the parcel’s legal zoning on the official zoning map (the map is incorporated into the ordinance and is maintained by Development Services). The map location determines the base district(s), and any overlays (for example /AE airport environment) that layer additional rules. § 20.06.030; § 20.06.020.
• Check the district’s land‑use table to see whether your proposed use is P (by‑right), C (conditional) or requires site plan / design review; unlisted uses are not allowed unless found equivalent by the Director. § 20.04.030.C–D.
• Confirm dimensional standards in the development standards tables for the district (setbacks, heights, lot area, FAR). For urban‑village projects consult Table 20.16‑2; for residential base zones consult Table 20.08‑2/3; accessory structures follow Chapter 20.28.
• If the property is inside the downtown/design‑review boundary a design review permit is typically required for new or altered structures (exceptions include single‑family detached dwellings and small maintenance work). See § 20.68.030 and Merced’s design review process.
• Parking and landscape requirements are separate chapters; check the parking chapter for required spaces and design standards before you finalize site layout. See Chapter 20.38 for parking.

Practical links you’ll want while you plan: the main city zoning overview, the detailed Merced Land Use page and the Merced Development Standards page. Also consult Merced Parking, Merced Design Review, Merced Overlay Districts, Merced ADUs, and the California Building Standards Code for building‑code requirements (zoning controls land use and form; building codes govern structural/safety standards). (Links are the first references to those topics above.)

Checklist

• Confirm legal base zoning and overlay(s) on the official zoning map (zoning map is adopted into the ordinance). § 20.06.030.
• Read the land‑use table for that district to verify if the use is P, C, M, SP, or X. § 20.04.030.C.
• Check dimensional standards (setbacks, heights, lot area, density, FAR) in the applicable table (e.g., Table 20.08‑2, Table 20.16‑2).
• Confirm parking requirements (Chapter 20.38) and whether parking can be placed in setbacks for your district.
• Determine whether design review or site plan review is required where the project sits; if downtown or in a design district, expect a design review permit. § 20.68.030.
• If proposing non‑standard deviations, check whether a minor use permit, variance, or conditional use permit is required (see Chapters 20.66–20.78).
• For planned developments, request a pre‑application conference with Planning; P‑D/RP‑D projects require a site utilization plan. § 20.20.020.
• Check overlay district rules (Chapter 20.22) for additional restrictions (e.g., airport overlay).
• If adding an ADU consult the ADU chapter and state ADU law; local zoning sets siting/setbacks but state law also limits certain local rules — check both. Chapter 20.42 (ADUs) and state law.

Risks & Ambiguities

Plain‑English summary

Merced’s Zoning Ordinance (Title 20) names specific districts (for example R‑1, C‑V, D‑COR, I‑L), maps them on the official zoning map, and assigns allowed uses plus concrete development standards (setbacks, heights, densities) to each district; overlays add extra rules. Confirm your parcel’s zone on the official map, read the district’s land‑use table and development standards, and check whether design review, site plan review, or special permits are required.

Source References

• Merced City Zoning Ordinance, Title 20 (adopted and codified): Chapter 20.06 (Zoning Districts and Map) — § 20.06.010–030.
• Chapter 20.02 — Purpose, applicability and administration (applicability & enforcement) — § 20.02.010–050.
• Chapter 20.08 — Residential zoning districts (purposes and tables for R‑1, R‑2, R‑3, R‑4, R‑MH) and Table 20.08‑2/3 (development standards).
• Chapter 20.16 — Urban Village Zoning Districts and Table 20.16‑2 (R‑IV, R‑OV, C‑V development standards). § 20.16.010–030.
• Chapter 20.10 — Commercial zoning districts and Table 20.10‑1 (permitted uses).
• Chapter 20.14 — Downtown zoning districts (D‑COR, D‑O, D‑CM) and Table 20.14‑1.
• Chapter 20.20 — Planned Development (P‑D / RP‑D) requirements and site utilization plan rules (minimum sizes, SUP requirements). § 20.20.020.
• Chapter 20.28 — Accessory structures and standards (residential accessory structures, Table 20.28‑1).
• Chapter 20.38 — Off‑street parking references (see chapter for parking rules referenced in district tables).
• Chapter 20.68 — Design review permit rules and boundaries (Design review permit applicability and process) — § 20.68.030.
• Height limits and overall height table (district height comparisons and maximums): Table in Title 20 (height matrix).
• Zoning map maintenance and where to view digital map: § 20.06.030 (map adoption, maintenance, digital access).
• City planning web page (zoning ordinance & ordinance exhibits): City of Merced planning / zoning ordinance update page (as referenced in the code footnote) — https://www.cityofmerced.org/depts/cd/planning/zoning_ordinance_update.asp (verify current link and maps with Development Services).

Information Gaps (things not confirmed in retrieved materials)

• Exact text of Chapter 20.22 (Overlay District regulations) — referenced in Table 20.06‑2 but the full overlay‑specific code text was Not found in retrieved materials. Verify with Planning.
• Full procedural fee schedule and up‑to‑date map parcels as maintained in the Development Services GIS (map is maintained online by MCAG; check live map for parcel‑specific zoning). Verify with Development Services / MCAG.

Retrieved passages

• Merced Zoning Code (Chapter 20.06) High relevance show source text
• Merced Zoning Code (Chapter 20.26) High relevance show source text
• Merced Zoning Code (Chapter 20.16) High relevance show source text
• Merced Zoning Code (Chapter 20.22) High relevance show source text
• Merced Zoning Code (§ 2) High relevance show source text
• Merced Zoning Code (§ 2) High relevance show source text
• Merced Zoning Code (Section 20.62.160) High relevance show source text
• Merced Zoning Code (§ 2) High relevance show source text
• Merced Zoning Code (Section 20.04.030) High relevance show source text
• Merced Zoning Code (Chapter 20.66) High relevance show source text
• Merced Zoning Code (Chapter 20.26) High relevance show source text
• CBC § 2 (§ 2) High relevance show source text
• CBC § 2 (§ 2) High relevance show source text
• Merced Zoning Code (§ 2) High relevance show source text
• Merced Zoning Code (Section 20.68.020) High relevance show source text
• CBC § 125 (Chapter 20.42) High relevance show source text
• Merced Zoning Code (Title 20) Medium relevance show source text

Cited sections

• Merced City Zoning Ordinance, Title 20 (adopted and codified): Chapter 20.06 (Zoning Districts and Map) — § **20.06.010–030**. (Title 20)
• Chapter 20.02 — Purpose, applicability and administration (applicability & enforcement) — § **20.02.010–050**. (Chapter 20.02)
• Chapter 20.08 — Residential zoning districts (purposes and tables for **R‑1, R‑2, R‑3, R‑4, R‑MH**) and Table 20.08‑2/3 (development standards). (Chapter 20.08)
• Chapter 20.16 — Urban Village Zoning Districts and Table 20.16‑2 (R‑IV, R‑OV, C‑V development standards). § **20.16.010–030**. (Chapter 20.16)
• Chapter 20.10 — Commercial zoning districts and Table 20.10‑1 (permitted uses). (Chapter 20.10)
• Chapter 20.14 — Downtown zoning districts (D‑COR, D‑O, D‑CM) and Table 20.14‑1. (Chapter 20.14)
• Chapter 20.20 — Planned Development (P‑D / RP‑D) requirements and site utilization plan rules (minimum sizes, SUP requirements). § **20.20.020**. (Chapter 20.20)
• Chapter 20.28 — Accessory structures and standards (residential accessory structures, Table 20.28‑1). (Chapter 20.28)
• Chapter 20.38 — Off‑street parking references (see chapter for parking rules referenced in district tables). (Chapter 20.38)
• Chapter 20.68 — Design review permit rules and boundaries (Design review permit applicability and process) — § **20.68.030**. (Chapter 20.68)
• Height limits and overall height table (district height comparisons and maximums): Table in Title 20 (height matrix). (Title 20)
• Zoning map maintenance and where to view digital map: § **20.06.030** (map adoption, maintenance, digital access).
• City planning web page (zoning ordinance & ordinance exhibits): City of Merced planning / zoning ordinance update page (as referenced in the code footnote) — (verify current link and maps with Development Services).
• Merced_ZoningCode.md

• Official Merced code library