Local zoning · Ontario

Ontario — Land Use

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

Ask a question free See coverage

Last reviewed: July 3, 2026

Overview

This page summarizes how the City of Ontario's Development Code controls land use through the Land Use Matrix (Table 5.02‑1) and the base zoning districts and overlays established in Division 5.01 and implemented through Division 6.01. The Land Use Matrix assigns uses as P (permitted), C (conditional), A (administrative) or --- (prohibited) for each zoning district; specialized standards and operating conditions are in Division 5.03 and development standards in Division 6.01. See the Land Use Matrix and district definitions in § 5.02.010 and § 5.01.005 for the controlling rules.

Important internal references (first natural mentions): parking is regulated in the parking rules; design review procedures apply to many districts; overlays modify base rights; ADUs are separately regulated; and the City’s development standards, signage, nonconforming uses, variances, landscaping and the State building code also interact with land use decisions. Links in-text below point to those pages for operational details: Ontario Parking, Ontario Design Review, Ontario Overlay Districts, Ontario ADUs, Ontario Development Standards, Ontario Signage, Ontario Nonconforming Uses, and California Building Standards Code.

How Ontario governs "land use"

  • Table 5.02‑1 (Land Use Matrix) is the primary tool that lists which uses are allowed in which districts and cites supplemental standards and NAICS codes to clarify use categories; a use not shown in the matrix is prohibited unless the Zoning Administrator authorizes a determination (§ 5.02.005–010).
  • Symbols in the matrix: “P” = permitted, “C” = conditional (requires a Conditional Use Permit under § 4.02.015), “A” = administratively permitted, “---” = prohibited (§ 5.02.010).
  • Supplemental standards for particular uses (e.g., Home Occupations, ADUs, Emergency Shelters, Urban Agriculture, Alcoholic Beverage Manufacturing) appear in Division 5.03 and must be satisfied in addition to the matrix and district standards (§ 5.03.000 and specific sub-sections).
  • The base zoning districts themselves (residential, commercial, mixed-use, industrial, and special overlays) are established in § 5.01.005 and implemented with dimensional and design rules in Division 6.01 (see Table 6.01‑1 et seq.).

District-by-district breakdown

Below are the City’s main base zoning districts and overlay districts where land‑use permissions are defined. For each I list the purpose (code language), typical permitted uses (matrix guidance), the most decision-relevant dimensional/intensity standard the Code references, and where that district mainly applies (policy plan / context given by the Code).

Notes about citations: each district purpose or rule below is grounded in the Development Code text (see the § callouts) and the file preview results cited next to them.

AR‑2 (Residential‑Agricultural — 0 to 2.0 DU/Acre)

  • Purpose: accommodate single‑family on very large lots and limited agriculture/animal‑keeping to retain rural character. § 5.01.005.A.1.
  • Typical permitted uses: single‑family dwellings, limited animal keeping, accessory farm buildings; other uses only as shown in Table 5.02‑1 (P/C/A/---). § 5.02.005–010.
  • Key standards: traditional single‑family standards in Table 6.01‑1 apply (minimum lot dimensions, setbacks) and animal density limits per Table 6.01‑11. § 6.01 (Tables 6.01‑1, 6.01‑11).
  • Where it applies: rural and edge areas identified by the Policy Plan. § 5.01.005.

RE‑2 / RE‑4 (Rural Estate / Residential Estate — 0–2.0 / 2.1–4.0 DU/Acre)

  • Purpose: larger lot single‑family; RE‑4 transitions to suburban estate lots. § 5.01.005.A.2–3.
  • Typical uses: single‑family homes and accessory uses allowed by Table 5.02‑1; limited animal keeping in certain estate zones. § 5.02.005–010.
  • Key standards: Table 6.01‑1 (traditional single‑family standards) prescribes yard setbacks, height and lot size. § 6.01.

LDR‑5 (Low Density Residential — 2.1 to 5.0 DU/Acre)

  • Purpose: conventional single‑family suburban lots; implements Low Density designation. § 5.01.005.A.4.
  • Typical uses: single‑family, accessory residential uses, accessory dwellings subject to ADU rules. § 5.02 and § 5.03.010.
  • Key standards: Table 6.01‑1 / small‑lot tables (6.01‑2A/2B) for small‑lot variants; ADU parking exceptions apply in certain cases. § 6.01, § 5.03.010.

MDR‑11, MDR‑18, MDR‑25 (Medium density residential bands)

  • Purpose: accommodate attached and detached housing in increasing density ranges (MDR‑11: 5.1–11, MDR‑18: 11.1–18, MDR‑25: 18.1–25 DU/Acre). § 5.01.005.A.5–7.
  • Typical uses: multifamily housing types, townhouse and small apartment projects; limited non‑residential uses as allowed by Table 5.02‑1. § 5.02.
  • Key standards: multiple‑family development standards in Table 6.01‑3, open space minimums (Table 6.01‑4), parking per Division 6.03. § 6.01, § 6.03.

HDR‑45 (High Density Residential — 25.1 to 45.0 DU/Acre)

  • Purpose: highest residential intensity; often sited near transit corridors (within 1/2 mile). § 5.01.005.A.8.
  • Typical uses: dense multifamily development, vertical mixed‑use where allowed, subject to the matrix and supplemental standards. § 5.02.
  • Key standards: Table 6.01‑3 and open space/parking minima, form and height rules in Division 6.01 specific to HDR projects. § 6.01.

MU‑1 (Downtown Mixed Use) and other MU districts (MU‑2, MU‑3, MU‑6, etc.)

  • Purpose: allow mixed commercial/retail/office and residential, often with floor‑area ratio caps and density ranges; MU‑1 emphasizes downtown historic character and pedestrian orientation (up to 2.0 FAR, residential 25–75 DU/Acre). § 5.01.005.C.1.
  • Typical uses: vertical and horizontal mixed uses (retail, offices, entertainment, work/live, residential), subject to Table 5.02‑1 and MU‑district special rules. § 5.02, § 5.03.
  • Key standards: MU‑1 requires a Planned Unit Development or an adopted Area Plan; intensity caps: 2.0 FAR and specific density bands for residential. § 4.01.030, § 5.01.005.

CN / CC / CR / CCS (Commercial districts) — summary

  • Purpose: range of commercial intensities from neighborhood/center retail to regional/commercial retail centers. (Commercial development standards collected in Table 6.01‑8.) § 6.01.
  • Typical uses: retail, offices, restaurants, personal services; certain uses such as alcoholic beverage manufacturing or tasting rooms have supplemental CUP and size rules (§ 5.03.XXX).
  • Key standards: FAR, parking, frontage/setback, and sign rules are applied per Table 6.01‑8 and Division 6.03 (parking) and Chapter 8 (signs).

IL / IG / IH / IP (Industrial / Business Park districts)

  • Purpose: light to heavy industrial and business park uses; IP includes industrial park uses. (Industrial standards appear in Table 6.01‑10.) § 6.01.
  • Typical uses: warehousing/distribution, manufacturing, limited retail where permitted by the matrix; special restrictions for some intensive uses (e.g., tasting rooms, hardware manufacturing limits in IP). § 5.02, § 5.03.235.

AG (Agricultural) Overlay (not a base district)

  • Purpose: preserve agricultural uses on certain parcels; AG Overlay rules expand allowable agricultural uses and accessory structures and set minimum lot sizes for certain activities. See Table 6.01‑12 for AG development standards. § 6.01 (AG Overlay).
  • Typical permitted uses: row/field crop production, nurseries, limited single‑family on 10+ acre parcels, accessory farm structures; certain uses (slaughter, commercial hog/poultry) are explicitly prohibited. § 6.01.
  • Key standards: accessory structures in AG have no max size except for ADU/guesthouse caps and setback rules in Table 6.01‑12; some conditional uses require CUP or review by outside agencies and may be limited to multi‑acre lots. § 6.01.

ES (Emergency Shelter) Overlay

  • Purpose: to implement Housing Element priorities by allowing Emergency Shelters / Supportive Housing per state law where the ES overlay applies. Within the ES overlay these uses are permitted in the underlying district subject to § 5.03.400 standards. § 5.02 / 5.01.

MTC (Multimodal Transit Center) and ICC (Interim Community Commercial) Overlays

  • Purpose & applicability: temporary/interim uses allowed to encourage interim occupancy of existing buildings and to preserve long‑term policy goals; MTC restricts allowed interim uses and limits expansions until an adopted Specific Plan; ICC allows community commercial uses inside existing buildings consistent with CN/CC rules. § 5.01.010 et seq.; MTC/ICC rules.

PUD and SP (Planned Unit Development and Specific Plan)

  • Purpose: PUD required in defined areas and SP required where conditions warrant; within PUD/SP the allowed uses and development regulations come from the adopted PUD or Specific Plan document (i.e., the PUD/SP controls). § 4.01.030, § 4.01.035.

Quick reference table (decision‑relevant snapshot)

District Typical allowed uses (high‑level) Key intensity/dim standard Code Reference
AR‑2 Single‑family + limited farm/animal keeping 0–2.0 DU/acre; animal densities per Table 6.01‑11 § 5.01.005.A.1, § 6.01
MDR‑11 / MDR‑18 / MDR‑25 Townhomes, small apartments 5.1–11, 11.1–18, 18.1–25 DU/acre; Table 6.01‑3 standards § 5.01.005.A.5–7, § 6.01
HDR‑45 High‑rise / dense multifamily 25.1–45 DU/acre; open space min Table 6.01‑4 § 5.01.005.A.8, § 6.01
MU‑1 (Downtown) Retail, entertainment, offices, upper‑floor/residential Up to 2.0 FAR; residential 25–75 DU/acre; PUD or Area Plan required § 5.01.005.C.1, § 4.01.030
IL / IG / IH / IP Light/heavy industrial, warehousing Industrial standards Table 6.01‑10; use‑specific limits in 5.03 § 6.01, § 5.03
AG Overlay Commercial crop production, nurseries, farmstand accessory uses AG standards: Table 6.01‑12; accessory structure rules § 6.01, Table 6.01‑12

(For full lists of permitted uses by district consult Table 5.02‑1 (Land Use Matrix) — this matrix controls whether a use is P, C, A, or prohibited. § 5.02.005–010.)

Practical guidance (synthesis & comparison)

  • If the desired use is not explicitly shown as P in Table 5.02‑1, expect either a Conditional Use Permit ("C") or an administrative determination — do not assume similarity to another city will suffice; use determinations are made under § 1.02.010 by the Zoning Administrator. § 5.02.010.C.
  • Residential infill: Single‑family standards are in Table 6.01‑1 and small‑lot options appear in Tables 6.01‑2A/2B/2C; multiple‑family projects use Table 6.01‑3 and open space minimums in Table 6.01‑4. Verify the district (MDR vs HDR) to confirm allowable density and open‑space/parking rules. § 6.01.
  • Mixed‑use downtown development in MU‑1 is held to pedestrian and historic design objectives and usually requires a PUD or Area Plan; compare FAR and dwelling ranges before proposing a project. § 5.01.005.C.1, § 4.01.030.
  • Industrial conversions (e.g., converting a gas station) must follow specific conversion requirements (removal of tanks, canopy, etc.) and satisfy base district standards — do not treat an existing building as automatically reusable for a different matrix use. See § 5.03 standards.
  • ADUs are allowed consistent with state law and Ontario’s ADU section; conforming ADUs are not to be treated as density‑increasing or nonconforming projects (see § 5.03.010). Link to the city’s ADU guidance for application steps.

Checklist (what an applicant must satisfy before proposing/early submittal)

  • Confirm base zoning and overlay for the parcel via the Official Zoning Map (§ 5.01.010).
  • Check Table 5.02‑1 (Land Use Matrix) to see whether the use is P, C, A, or prohibited (§ 5.02.005–010).
  • If C — prepare a Conditional Use Permit application and supporting studies per § 4.02.015 (operational/traffic/noise/parking as applicable).
  • Confirm applicable development standards (Table 6.01‑1, 6.01‑3, 6.01‑8, 6.01‑10, 6.01‑12 as applicable) for setbacks, height, density, FAR, lot coverage, and open space.
  • Prepare parking plan to meet Division 6.03 requirements and exceptions (see ADU parking exceptions). Link to Ontario Parking.
  • Prepare landscape/ screening plans per Division 6.05 (landscaping and screening). Link to Ontario Landscaping and Screening (see Code for specifics). Not all details retrievable in the provided preview.
  • If within an overlay (AG, ES, MTC, ICC, CNO, etc.), include overlay‑specific compliance elements (§ 5.01.010 and related overlay sections). Link to Ontario Overlay Districts.
  • If project is in a historic area or requires a change of appearance, anticipate design review and/or a Certificate of Appropriateness; see Ontario Design Review.
  • Verify whether the proposed uses impose additional operation standards in Division 5.03 (e.g., shelters, urban agriculture, alcoholic beverage makers).

Risks & Ambiguities

Issue Why it matters What to verify
Use not listed in Table 5.02‑1 Unlisted uses are prohibited unless a use determination is made — cannot assume similarity to other cities. § 5.02.005–010. Request a written use determination from the Zoning Administrator (Section 1.02.010) and anticipate a CUP if the use resembles a C entry. Verify with the City.
Overlay extra rules (AG, ES, MTC, ICC, CNO, etc.) Overlays supersede or add limitations (e.g., ES permits shelters by right in overlay but must meet § 5.03.400). Confirm precise overlay boundaries on the Official Zoning Map and overlay-specific limitations/expiration dates (e.g., MTC expiration). § 5.01.010.
Project intensity vs. MU district expectations MU districts (especially MU‑1) may require PUD or Area Plan; proposing beyond FAR/density in-code risks denial. § 5.01.005.C, § 4.01.030. Confirm whether a PUD/Area Plan is required early; perform FAR/density proofing.
Parking requirements changing with use changes Off‑street parking is tied to the specific use and expansions/intensifications can trigger new parking obligations. § 6.03.015. Provide parking analysis; check exceptions (ADU, transit proximity). § 5.03.010.
Conflicts with other city chapters (signs, utilities, ALUCP) Signs, ALUCP (Airport) restrictions (CNO overlay) and public utility lines may impose separate constraints. Verify signability, ALUCP constraints (CNO overlay references) and utility easements. § 5.01.010 and Chapter 8 (Signs).

Plain‑English Summary

Ontario controls what you can build or operate on a property primarily through the Land Use Matrix (Table 5.02‑1): each use is coded P (allowed), C (conditional), A (admin), or prohibited, and every base zoning district (e.g., AR‑2, MDR‑11, MU‑1, IL) has its purpose and associated development standards (density, setbacks, FAR) in Division 6.01; if a use is not shown, ask the Zoning Administrator for a determination or expect to apply for a Conditional Use Permit. § 5.02.010, § 5.01.005, § 6.01.

Source References

  • Ontario Development Code, Division 5.02 (General Land Use Provisions) — Land Use Matrix / Table 5.02‑1; allowed/conditional/administrative/prohibited use definitions (§ 5.02.005–010).
  • Ontario Development Code, Division 5.01 (Zoning Districts and Boundaries) — Establishment of base zoning districts (AR‑2, RE‑2, LDR‑5, MDR‑11/18/25, HDR‑45, MU‑1 etc.) (§ 5.01.005).
  • Ontario Development Code, Division 6.01 (District Standards and Guidelines) — Tables 6.01‑1, 6.01‑2A/2B/2C, 6.01‑3, 6.01‑4, 6.01‑8, 6.01‑10, 6.01‑12 for development standards cited above.
  • Ontario Development Code, Division 5.03 (Supplemental Land Use Regulations) — ADUs (§ 5.03.010), Emergency Shelters, Home Occupations, Urban Agriculture, specialized use standards.
  • Ontario Development Code, Division 4.01 / 4.02 — PUD, Specific Plans, Conditional Use Permit procedures (§ 4.01.030, § 4.01.035, § 4.02.015).
  • Overlay district rules (ES, MTC, ICC, CNO references) — § 5.01.010 and overlay subsections.

For procedural, parking, design and sign rules referenced above consult the City’s guidance pages linked inline:

  • Ontario Parking: /us/california/ontario/parking
  • Ontario Design Review: /us/california/ontario/design-review
  • Ontario Overlay Districts: /us/california/ontario/overlay-districts
  • Ontario ADUs: /us/california/ontario/adu
  • Ontario Development Standards: /us/california/ontario/development-standards
  • Ontario Signage: /us/california/ontario/signage
  • Ontario Nonconforming Uses: /us/california/ontario/nonconforming-uses
  • California Building Standards Code / Title 24: /us/california/building-codes

(Each of the above city pages contains operational guidance and application steps; the authoritative regulatory language is in the Development Code sections cited earlier.)

Sources

Retrieved passages

  • Ontario Zoning Code (Section 5.01.005) High relevance
  • Ontario Zoning Code (Section 4.02.015) High relevance
  • Ontario Zoning Code (Section 65850) High relevance
  • Ontario Zoning Code High relevance
  • Ontario Zoning Code High relevance
  • Ontario Zoning Code (Section 4.02.015) High relevance
  • Ontario Zoning Code (Section 5.03.395) High relevance
  • Ontario Zoning Code (Title 1) High relevance
  • Ontario Zoning Code (Section 1.02.010) High relevance
  • Ontario Zoning Code (Section 1.02.010) High relevance
  • Ontario Zoning Code (Section 5.01.005) High relevance
  • Ontario Zoning Code (Section 4.01.035) Medium relevance
  • Ontario Zoning Code Medium relevance
  • Ontario Zoning Code Medium relevance
  • Ontario Zoning Code Medium relevance
  • Ontario Zoning Code Medium relevance
  • CFC § 200 Medium relevance
  • Ontario Zoning Code Medium relevance

Cited sections

Frequently asked questions

What does the Land Use Matrix (Table 5.02‑1) do in Ontario?

The Land Use Matrix assigns permitted status to every listed land use for each zoning district using symbols P, C, A, or --- and references supplemental standards; a use not in the matrix is treated as prohibited unless the Zoning Administrator rules otherwise. See § 5.02.005–010.

What can I build on an **R‑zone** lot (e.g., **MDR‑11**) in Ontario?

In MDR‑11 you may build the residential types allowed by the matrix (typically townhomes and small multifamily) subject to the density band 5.1–11 DU/acre, the multiple‑family standards in Table 6.01‑3, and parking/open‑space rules (Division 6.01 / 6.03). Confirm the exact permitted uses in Table 5.02‑1 for your parcel. § 5.01.005.A.5, § 6.01.

Are accessory dwelling units (ADUs) allowed, and what rules apply?

ADUs and JADUs are expressly regulated in § 5.03.010; conforming ADUs are not treated as increasing density beyond local limits and have specific parking exceptions (e.g., near transit). Review the ADU section and the City ADU guidance.

Do I need a Conditional Use Permit (CUP) for a business use?

If Table 5.02‑1 marks the use as C in your zoning district, you must obtain a Conditional Use Permit and comply with the review standards under § 4.02.015; Division 5.03 may add operating requirements. § 5.02.010, § 4.02.015.

What are the setback / lot‑size rules for single‑family projects?

Traditional single‑family standards are collected in Table 6.01‑1; small‑lot variants are in Tables 6.01‑2A/2B. Check the table that matches your district (AR‑2, RE‑4, LDR‑5, MDR, HDR). § 6.01.

If my parcel is inside an overlay (e.g., **AG**, **MTC**, **ES**) how does that change permitted uses?

Overlays modify or add permissions and conditions. The AG overlay supplies agricultural allowances and prohibitions (see Table 6.01‑12); MTC and ICC are interim overlays that limit expansions and specify interim uses; ES overlay makes shelters subject to special rules. Verify overlay boundaries and provisions in § 5.01.010 and the overlay subsections.

Do I have to provide parking for a new use?

Yes—off‑street parking requirements are in Division 6.03; any new use or intensification that changes required parking triggers compliance, though there are specific exceptions (e.g., ADUs near transit). See § 6.03.010 and § 6.03.015.

Can the City require removal or cap a conditionally permitted use later?

Yes. The City may modify or revoke a Conditional Use Permit for cause (fraud, abandonment, violations) under Division 2.05; temporary conditional uses may be limited to five years with possible extensions. § 2.05, and time‑limit rules in the AG overlay example.

What if my use isn’t listed in the matrix but seems similar to an allowed use?

You must request a written land‑use determination under § 1.02.010; the Zoning Administrator may allow a similar use or require a change of zoning or CUP. § 5.02.010.C.

Where are the rules for temporary and seasonal uses (e.g., farmstands)?

Temporary uses and seasonal sales are addressed in § 5.03.395 and specific program rules appear in individual use sections (e.g., farmstands in the AG overlay). Check the relevant supplemental section and the matrix.

More in Ontario code

Ask about any Ontario property

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

Start Free Trial

More Ontario zoning topics

Ontario Zoning

Ontario Development Standards

Ontario Parking

Ontario Design Review

Ontario Overlay Districts

Ontario Historic Preservation

Ontario Signage

Ontario Nonconforming Uses

Ontario Variances and Exceptions

Ontario Landscaping and Screening

Ontario overview