Patterson — Land Use

Last reviewed: July 2, 2026

Overview

Patterson’s zoning code is adopted as Title 18 (Zoning) and organizes allowed land uses by base zoning districts, overlay districts, and special-use rules. The code uses explicit permitted/administrative/conditional/not-permitted labels in district use tables and ties development rules (setbacks, FAR, coverage) to district-specific development standards. See the city’s summary page for the zoning framework at Patterson Zoning .

Important cross-references you will encounter on any Patterson land‑use project include the city’s development standards, parking rules, and the design review process; overlay rules can supersede base districts (see Overlay Districts); accessory second‑unit rules are governed by the city’s ADU chapter and state law (see ADUs and California ADU law); signage is controlled separately (see Signage); all building work still must meet the California Building Standards Code. The local ordinance defines use classifications and the process to determine similar/unlisted uses (§ 18.34.020) .

Note on citing: below I synthesize the Patterson-specific provisions; each substantive rule is tied to the Patterson code § cited and the file preview used as source.

How the code controls "land use" in Patterson — core rules

• The zoning title is titled Title 18 and states the purpose and applicability of the zoning regulations (§ 18.02.010, § 18.02.030) .
• Uses are organized by use classification; uses not listed in the tables are not permitted unless a similar‑use determination is made by the Planning Director (§ 18.34.020.A–C) .
• Each district’s allowed uses are shown in tables using the symbols P (permitted), AR (administrative review), CUP (conditional use permit), and N (not permitted) (§ 18.34.030) .
• Overlay districts take precedence where they regulate uses; if overlay is silent it defers to the base zone (§ 18.34.020.D) .
• Parking minimums are district‑linked and found in the off‑street parking tables (see Table 18.76.030-1) and the parking page for practical application (§ 18.76.030-1) .
• Design review and minor design review processes apply to many residential and nonresidential projects; see § 18.16.120 and the city’s design review guidance (§ 18.16.120) .

District-by-district breakdown

Below are Patterson’s base zoning districts as organized in Title 18. For each district I list purpose (from the code), typical permitted uses (high‑level, from the district use matrix), the key numeric/dimensional standards where the code provides them, and where the district is generally applied (code language). All quoted code references below are to specific Patterson sections cited.

Note: the use matrices live at Tables 18.38.030‑1 (residential), 18.42.030‑1 (commercial/medical), 18.46.030‑1 (industrial), and 18.50.030‑1 (public/quasi‑public). See the cited § references for each table below.

ER — Estate Residential

• Purpose: Very low‑density single‑family residential; implements the General Plan’s estate residential category (§ 18.38.020.A) .
• Typical permitted uses: Single‑family units (P), manufactured housing on permanent foundations (P), small family day care (P); duplexes may be AR on large corner lots (see table notes) (§ 18.38.030) .
• Key dimensional standards: Not fully reproduced in retrieved materials — verify lot size, setbacks, and lot coverage in the Residential development standards table (Not found in retrieved materials).
• Where applied: Areas intended to remain very low density per the general plan (§ 18.38.020.A) .

LR — Low Density Residential

• Purpose: Low density single‑family neighborhoods (§ 18.38.020.B) .
• Typical permitted uses: Single‑family units (P), second dwelling units (P; Chapter 18.66), small family day care (P); some multi‑family/mixed forms limited or conditional (§ 18.38.030) .
• Key dimensional standards: Verify precise setbacks, min lot sizes and coverage in the Residential development standards (Not found in retrieved materials).
• Notes: Accessory second units are explicitly referenced as “single‑family, second units” and governed by Chapter 18.66 (§ 18.38.030 table) . See the city ADUs and California ADU law for related statewide rules.

DR — Downtown Residential

• Purpose: Supports higher density development in the downtown core; special downtown provisions apply (§ 18.38.020) .
• Typical permitted uses: Single‑family (P), some multi‑family (CUP), live/work (CUP), small accessory uses (§ 18.38.030) .
• Key dimensional standards: Downtown design/development standards and possibly reduced setbacks — see downtown design plan references in § 18.42.050 for downtown major projects (major projects review) .

MR — Medium Density Residential

• Purpose: Medium‑density multiple family and attached units (§ 18.38.020) .
• Typical permitted uses: Multiple‑family units (P), single‑family units (CUP) depending on configuration, group care small (CUP) (§ 18.38.030) .
• Key dimensional standards: See residential development standards (Not found in retrieved materials).

HR — High Density Residential

• Purpose: Higher density residential and multifamily close to services (§ 18.38.020) .
• Typical permitted uses: Multiple‑family units (P or CUP depending on use), group care (CUP) (§ 18.38.030) .
• Key dimensional standards: See residential standards; verify density limits and parking requirements for multifamily (§ 18.76.030-1) .

NC — Neighborhood Commercial

• Purpose: Small‑scale neighborhood shopping and services (§ 18.42.020 table context) .
• Typical permitted uses: Mix of retail, personal services and limited residential uses (many uses are P or CUP depending on category); duplexes/joint residential often CUP (§ 18.42.030) .
• Key standards: Commercial development standards (FAR, lot coverage, front setback) summarized in Table 18.42.040‑2 (e.g., maximum FAR and front yard minimums vary by commercial district) (§ 18.42.040) .

HSC — Highway Service Commercial

• Purpose: Automobile‑oriented commercial services along highways (§ 18.42.020 descriptions) .
• Typical permitted uses: Fuel stations (often CUP), auto rental/sales (CUP), restaurants, hotels (permit status varies by table) (§ 18.42.030 table) .
• Key standards: See Table 18.42.040‑2 for lot coverage, impervious surface, and setbacks (§ 18.42.040) .

DC — Downtown Core (Commercial)

• Purpose: Higher intensity retail/entertainment/office in downtown core (§ 18.42.020) .
• Typical permitted uses: Theaters (CUP), restaurants (CUP), mixed live/work (CUP), parking garages (CUP) — downtown has specific allowances and review processes (§ 18.42.030) .
• Key standards: Some downtown uses are allowed with no front setback ("no min.") in Table 18.42.040‑2; major development projects need planned development approval (§ 18.42.050) .

GC — General Commercial

• Purpose: Broad commercial services and retail to serve citywide needs (§ 18.42.020) .
• Typical permitted uses: Broader retail, auto‑oriented uses (fuel stations often CUP), parking facilities (CUP), some commercial uses allowed by right depending on classification (§ 18.42.030) .
• Key standards: Table 18.42.040‑2 lists FAR, impervious surface and minimum front yard setbacks by district (e.g., DC shows a minimum density and FAR values) (§ 18.42.040) .
• Special note: The code identifies a parcel area south of Poppy Avenue in the GC zone where a cannabis dispensary may be allowed subject to CUP and 300‑foot separation from residential zones (table note) (Table notes to 18.42.030‑1) .

MPO — Medical/Professional Office

• Purpose: Medical and professional offices with office‑type development standards (§ 18.42.020) .
• Typical permitted uses: Medical clinics (P in some districts), professional offices (CUP), ancillary labs (CUP) — see table (§ 18.42.030) .
• Key standards: See Table 18.42.040‑2 for setback and FAR guidance (§ 18.42.040) .

LI — Light Industrial

• Purpose: Indoor, generally clean industrial uses that avoid obnoxious emissions; intended to protect adjacent residential areas (§ 18.46.020.A) .
• Typical permitted uses: Fabrication, light manufacturing, warehousing (use matrix shows permitted/conditional status in Table 18.46.030‑1) (§ 18.46.030) .
• Key standards: Performance standards (air emissions, glare, vibration, odor) required for operations in IBP and IL (§ 18.46.050) .
• Restrictions: Outdoor storage is prohibited in the West Patterson industrial business park and the West Patterson light industrial districts (§ 18.72.060) .

HI — Heavy Industrial

• Purpose: Intensive industrial activities that may generate noise/vibration/odor; located away from sensitive uses (§ 18.46.020.B) .
• Typical permitted uses: Broader range of manufacturing and warehousing; many uses that would be incompatible near homes permitted here with mitigation (§ 18.46.030 table) .
• Key standards: Performance standards and potential additional setbacks/landscaping/screening to mitigate impacts (§ 18.46.050) .

IBP — West Patterson Industrial Business Park

• Purpose: Business park type light industrial uses, corporate campuses, R&D, offices — intended to be indoor, clean industry with higher design expectations (§ 18.46.020.C) .
• Typical permitted uses: Offices, research and development, low‑intensity manufacturing (use matrix) (§ 18.46.030) .
• Key standards: Major projects in some areas require planned development approval; West Patterson master plan area has specific exceptions noted in § 18.42.050/§ 18.46.060 .

IL — West Patterson Light Industrial

• Purpose: Similar to LI with West Patterson context; indoor manufacturing, offices, warehousing (§ 18.46.020.D) .
• Typical permitted uses: Industrial, warehousing, office uses per Table 18.46.030‑1 (§ 18.46.030) .
• Key standards: Outdoor storage prohibited (§ 18.72.060) .

PQP — Public/Quasi‑Public

• Purpose: Public safety facilities, schools, utilities, hospitals (§ 18.50.020.A) .
• Typical permitted uses: Public facility (P), schools (public P; private P subject to conditions), parks (in PR) — see Table 18.50.030‑1 (§ 18.50.030) .
• Key standards: Development standards for PQP districts are in § 18.50.040 tables (setbacks/lot coverage) — details in the section (§ 18.50.040) .

PR — Parks and Recreation

• Purpose: Parks, open space, passive and active recreation (§ 18.50.020.B) .
• Typical permitted uses: Parks, plazas, playgrounds (P), certain outdoor recreation (small) (P); large outdoor recreation often CUP (§ 18.50.030) .
• Key standards: Park development standards (e.g., parking: parks require 10 spaces per net acre active + 5 spaces passive) are in the parking tables (§ 18.76.030-1) .

Quick reference table — high‑priority permitted uses & standards

(See the full use matrices Tables 18.38.030‑1, 18.42.030‑1, 18.46.030‑1, 18.50.030‑1 for itemized uses and the code’s use classification rules § 18.34.020–030) .

Checklist — what an applicant must satisfy (stepwise)

• Confirm the site's base zoning district on the zoning map and read that district’s use matrix (e.g., ER, LR, DC, IBP) — the use matrices are at § 18.38.030, 18.42.030, 18.46.030, 18.50.030 (Tables) .
• Confirm whether an overlay applies; overlay use rules prevail where they regulate uses (§ 18.34.020.D) .
• Check whether the proposed activity is P/AR/CUP/N in the district table; if AR or CUP, prepare the applicable application materials (§ 18.34.030) .
• Review district development standards (setbacks, FAR, lot coverage) in the development standards tables and development standards guidance — e.g., Table 18.42.040‑2 for commercial/medical districts (§ 18.42.040) .
• Satisfy off‑street parking minimums per Table 18.76.030‑1 and ADA/accessible parking (§ 18.76.030‑1, § 18.76.040) .
• Confirm whether design review or minor design review applies and submit required design materials (§ 18.16.120) .
• Check special‑use chapters that may apply (e.g., ADUs Chapter 18.66, live/work Chapter 18.68, childcare Chapter 18.63) — see the special‑use column in each table (§ 18.38.030 table notes) .
• For industrial uses, prepare performance/stationary‑source mitigation plans (air, odor, vibration) as required (§ 18.46.050) .
• If the use is not listed, consider requesting a similar‑use determination from the Planning Director (criteria in § 18.34.020.C) .

Risks & Ambiguities

Plain-English Summary

Patterson’s land‑use rules are organized by named zoning districts listed in Title 18; for any property you must check the district’s use matrix to see whether a use is permitted outright (P), allowed with administrative review (AR), allowed only with a conditional use permit (CUP), or not allowed (N). District development standards (setbacks, FAR, lot coverage) and overlay rules will determine whether your project needs design review, extra mitigation, or a different approval path — always confirm the precise district table and related chapters cited below before designing a project (§ 18.34.030, § 18.42.040) .

Information Gaps (what I could not confirm from retrieved materials)

• Exact numeric residential district development standards (setbacks, minimum lot size, lot coverage for ER, LR, MR, HR) are not shown in the retrieved excerpts. Verify in Chapter 18.38 development tables (Not found in retrieved materials).
• Complete, fully itemized use matrix entries for every single listed use are present in tables but not fully shown in the preview; consult the full Tables 18.38.030‑1, 18.42.030‑1, 18.46.030‑1, 18.50.030‑1 for exhaustive lists (Not fully reproduced here).

Source References

• Patterson zoning ordinance (Title 18, Zoning), § 18.02.010 (Title and authority)
• Land use classification and similar‑use rules, § 18.34.020
• Allowed land uses and permit symbols (P/AR/CUP/N), § 18.34.030
• Residential districts purpose and permitted uses, § 18.38.020 and Table 18.38.030‑1 (§ 18.38.030)
• Commercial/medical districts allowed uses and development standards, § 18.42.020, Table 18.42.030‑1, and Table 18.42.040‑2 (§ 18.42.030, § 18.42.040)
• Industrial districts purpose and permitted uses, § 18.46.010–18.46.030 and performance standards § 18.46.050
• Public/Quasi‑Public and Parks districts, § 18.50.010–18.50.030 (Table 18.50.030‑1)
• Parking requirements (off‑street parking table), § 18.76.030‑1 and accessible parking § 18.76.040
• Outdoor storage/activities standards and prohibition of outdoor storage in IBP/IL, §§ 18.72.040–060
• Design review / minor design review applicability, § 18.16.120

Also consult Patterson Zoning & Planning overview at Patterson zoning & planning overview (/us/california/patterson) and the city’s Patterson Zoning landing page for maps and procedural checklists.

Retrieved passages

• Patterson Zoning Code (§ 1) High relevance show source text
• Patterson Zoning Code (§ 1) High relevance show source text
• Patterson Zoning Code (§ 1) High relevance show source text
• Patterson Zoning Code (§ 1) High relevance show source text
• Patterson Zoning Code (§ 18.34.020.) High relevance show source text
• Patterson Zoning Code (§ 1) High relevance show source text
• Patterson Zoning Code (§ 1) High relevance show source text
• Patterson Zoning Code (§ 1) High relevance show source text

Cited sections

• Patterson zoning ordinance (Title 18, Zoning), § **18.02.010** (Title and authority) (Title 18)
• Land use classification and similar‑use rules, § **18.34.020**
• Allowed land uses and permit symbols (P/AR/CUP/N), § **18.34.030**
• Residential districts purpose and permitted uses, § **18.38.020** and Table **18.38.030‑1** (§ **18.38.030**) fileciteturn0file1
• Commercial/medical districts allowed uses and development standards, § **18.42.020**, Table **18.42.030‑1**, and Table **18.42.040‑2** (§ **18.42.030**, § **18.42.040**) fileciteturn0file16
• Industrial districts purpose and permitted uses, § **18.46.010**–**18.46.030** and performance standards § **18.46.050** fileciteturn0file6
• Public/Quasi‑Public and Parks districts, § **18.50.010**–**18.50.030** (Table **18.50.030‑1**)
• Parking requirements (off‑street parking table), § **18.76.030‑1** and accessible parking § **18.76.040**
• Outdoor storage/activities standards and prohibition of outdoor storage in IBP/IL, §§ **18.72.040–060**
• Design review / minor design review applicability, § **18.16.120**
• Patterson_ZoningCode.md

• Official Patterson code library