Sacramento County — Land Use

Last reviewed: July 6, 2026

Overview

This page explains what land uses are allowed in the unincorporated areas of Sacramento County under the Sacramento County Zoning Code (SZC) and how to read the County’s use tables and district rules. Land use permissions are organized by base zoning district, with additional rules in use-specific standards and combining/overlay districts. For process and context, see the County’s zoning overview and district menu at Sacramento County Zoning.

The SZC controls what uses are allowed on a parcel through allowed-use tables and use-specific standards. “P” means Permitted; many uses require a Conditional Use Permit (CUP). See the allowed-use tables and abbreviations in § 3.2 and § 3.2.2.A–B.

How to read Sacramento County land use rules

• Allowed uses are listed by district in the Tables of Allowed Uses (Tables 3.1–3.3) with abbreviations explained in § 3.2.2 (e.g., “P” = Permitted primary use). Design Review may still apply even for permitted uses per § 3.2.2.A.
• Use-specific standards (what conditions or limits apply to a use) are consolidated in §§ 3.3–3.8, plus accessory uses in § 3.9 and temporary uses in § 3.10.
• Development standards (setbacks, height, lot size, landscaping, walls/fences, signs, and some parking references) live in Chapter 5. See Development Standards for dimensional rules. Multiple commercial districts refer to Table 5.9 in § 5.2.2 for yards/height, § 5.2.4 for landscaping, § 5.2.5 for walls/fences, and § 5.10.3 for signage.
• District groupings used elsewhere in the Code (fees, plan references) confirm the district families: single-family (AR-10 through RD-7 and RM-2), multifamily (RD-10 through RD-40), commercial/mixed-use (GC, LC, AC, TC, SC, CO, NMC, CMC, CMZ), office (BP), and industrial (MP, M-1, M-2) in § 6.1.4.E.

District-by-District: Purpose, Typical Uses, Key Dimensional Notes

Below summarizes what the SZC states about representative districts. Always confirm specific permitted/conditional uses in the § 3.2 tables and apply any use-specific standards in §§ 3.3–3.10.

AG-160 (Agricultural 160)

• Purpose: Long-term agriculture; discourage premature conversion to urban uses.
• Typical permitted uses: Agriculture; one single-family residence per parcel; accessory dwellings for agricultural employees; most institutional uses can be CUP. See Agricultural table.
• Dimensional notes: Minimum parcel size 160 acres by district definition.

AG-80 / AG-40 / AG-20

• Purpose: Same as AG-160, scaled to 80, 40, or 20 acres.
• Typical permitted uses: Same family of ag and residential allowances as AG-160 (permitted/cup institutional uses).
• Dimensional notes: Minimum parcel sizes are 80, 40, and 20 acres, respectively.

UR (Urban Reserve)

• Purpose: Reserve agricultural-zoned land for potential future urban development.
• Typical permitted uses: Single-family residential and agricultural, consistent with reserve purpose.
• Dimensional notes: Not found in retrieved materials.

IR (Interim Industrial Reserve)

• Purpose: Reserve for future industrial use; currently functions similarly to agricultural-residential.
• Typical permitted uses: Single-family and reserve-agricultural activities, pending future industrialization.
• Dimensional notes: Not found in retrieved materials.

AR-10 / AR-5 / AR-2 / AR-1 (Agricultural-Residential)

• Purpose: Low-density single-family living on larger lots, limited nonresidential uses, protection from hazards/noise, and regulation where public water/sewer are not present, per § 2.5.1.
• Typical permitted uses: Single-family housing; limited religious/educational/recreational/public cultural facilities that fit residential settings; details by district are in the allowed-use tables in § 3.2.
• Dimensional notes: General purpose text emphasizes larger-lot development; specific AR lot minimums not found in retrieved materials. Interim agricultural zones map permitted uses to AR districts (e.g., A-2 uses = AR-2), with interim Articles listing minimum lot sizes (e.g., A-2 minimum 2 acres in § 403-22)—verify for a given AR parcel.

A-10 / A-5 / A-2 / A-1-B / A-1-A (Interim Agricultural/Residential—Legacy Mappings)

• Purpose: Interim zones; many map their permitted uses to AR or RD districts. Example: A-10 permitted uses are those in AR-10; A-5 to AR-5; A-2 to AR-2; A-1-B to AR-1; A-1-A to RD-2.
• Typical permitted uses: See the mapped district in § 3.2’s tables; development must also meet Chapter 5 standards per each interim article.
• Dimensional notes (examples): A-5 min lot 5 acres (§ 403-12); A-2 min lot 2 acres (§ 403-22); A-1-B min lot 1 acre (§ 403-32); A-1-A min lot 20,000 sf (public water or sewer) or 1 acre (no public water/sewer) (§ 403-42).

RD (Residential—Detached and Multifamily)

• Purpose: Family of single-family (RD-1 to RD-10) and multifamily (RD-10 to RD-40) districts; densities and lot standards referenced in Chapter 5. § 6.1.4.E confirms how the County groups RD districts by housing type.
• Typical permitted uses: Residential plus limited compatible uses; check the § 3.2 tables.
• Dimensional notes: Low-density RD-1 through RD-10 densities and lot standards are set in Table 5.7.A per § 5.4.2.B. Multifamily project standards are in § 5.4.3.C (referenced in § 5.4.2.A–C). Specific numeric density caps for each RD-15–RD-40 district were not found in retrieved materials.

RM-2 (Mobile Home Subdivision)

• Purpose: Individually owned mobile home lots in a subdivision setting.
• Typical permitted uses: Mobile homes on individual lots; check § 3.2 tables for associated uses.
• Dimensional notes: Yard and width/frontage figures were referenced but exact § location not found in retrieved materials.

Recreation Zoning Districts

• Purpose: Preserve scenic/open space and recreational resources; limit urban encroachment into sensitive areas per § 2.7.1.
• Typical permitted uses: Recreation-oriented uses; outdoor recreation facilities require a CUP in agricultural, agricultural-residential, residential, recreation, and DW districts per § 3.7.4.B.
• Dimensional notes: Not found in retrieved materials.

NMC (Neighborhood Mixed-Use Center)

• Purpose: Neighborhood-scale village centers; residential is optional in the mix per Table 2.6 in § 2.8.2.
• Typical permitted uses: Neighborhood-serving commercial and optional residential; see § 3.2 tables.
• Dimensional notes: Not found in retrieved materials.

CMC (Community–Regional Mixed-Use Center)

• Purpose: Transit-oriented commercial or mixed-use near transit nodes/corridors; residential optional per § 2.8.2.
• Typical permitted uses: Corridor center commercial and mixed-use; see § 3.2 tables.
• Dimensional notes: Not found in retrieved materials.

CMZ (Corridor Mixed-Use)

• Purpose: Gradual mixed-use infill along corridors within ¼–½ mile of a center or transit; residential required as part of the mix per § 2.8.2.
• Typical permitted uses: Residential plus neighborhood-serving commercial; see § 3.2 tables.
• Dimensional notes: Not found in retrieved materials.

LC (Limited Commercial) and GC (General Commercial)

• Purpose: General commercial family; referenced throughout for yard/height, landscaping, and sign standards via Table 5.9 in § 5.2.2, § 5.2.4, § 5.2.5, and § 5.10.3.
• Typical permitted uses: See § 3.2 tables; note use-specific rules for restaurants/drive-throughs (§ 3.7.3.A) and bars/taverns (§ 3.7.3.C).
• Dimensional notes: Commercial development standards are centralized in Chapter 5 and cross-referenced from legacy districts; see examples in SC/TC below.

SC (Shopping Center)

• Purpose: Unified grouping of retail/service uses with convenient off-street loading/parking per § 409-60.
• Typical permitted uses: Those specified for LC in Table 3.1 per § 409-61; see § 3.2.
• Dimensional notes: Lot area defaults to 10,000 sf with utilities, or none if both water and sewer are present; yards/height per LC Table 5.9; landscaping and walls/fences per §§ 5.2.4–5.2.5; signs per § 5.10.3. See §§ 409-62–409-67.

TC (Highway Travel Commercial)

• Purpose: Highway-oriented service commercial; historic code section retained.
• Typical permitted uses: See § 3.2 tables. Drive-up windows are regulated by § 3.9.3.V; proximity to RD zones can trigger a CUP per TC footnotes.
• Dimensional notes: General lot area min 10,000 sf with one utility (none with both), with hotel/motel special area formulas; yards/height per LC Table 5.9; landscaping/walls/fences per §§ 5.2.4–5.2.5; signs per § 5.10.3. See §§ 409-83–409-88.

CO (Commercial Office) and BP (Business and Professional Office)

• Purpose: Office-serving districts; massage as an incidental use is limited and may require a Minor Use Permit per § 3.7.2 (Massage Establishments and Providers) snippet.
• Typical permitted uses: Offices, clinics, and limited retail services; see § 3.2 tables.
• Dimensional notes: Not found in retrieved materials.

MP (Industrial-Office Park)

• Purpose: Well-designed, nuisance-free industrial office parks; site plan approval is required before construction; minimum lot area 15,000 sf per Table 2.8 in § 2.10.2.
• Typical permitted uses: Research, service, and light-industrial uses; some eating/drinking incidental uses permitted if they serve the business center per § 3.7.3.A(2).
• Dimensional notes: See development standards in Chapter 5 (verify parcel-specific). Not found in retrieved materials.

M-1 (Light Industrial)

• Purpose: Light manufacturing/assembly/processing within enclosed buildings or screened yards; min lot 6,000 sf per § 2.10.2.
• Typical permitted uses: Light industrial and related compatible uses; see § 3.2 tables.
• Dimensional notes: See development standards in Chapter 5 (verify parcel-specific). Not found in retrieved materials.

M-2 (Heavy Industrial)

• Purpose: Heavier manufacturing/processing that may generate smoke, dust, odor, sound; min lot 20,000 sf per § 2.10.2.
• Typical permitted uses: Heavy industrial; many public-assembly/entertainment uses require a CUP unless incidental to a business center per § 3.7.4.A.
• Dimensional notes: See development standards in Chapter 5 (verify parcel-specific). Not found in retrieved materials.

Legacy Commercial Zones—C-1 (Limited Commercial) and C-2 (General Commercial)

• Note: The County labels these “Zones No Longer In Use”; new rezonings to C-1/C-2/SC/AC/TC require prior Planning Commission approval per § 409-02. Parcels still carrying these zones remain regulated by their Articles.
• C-1 Typical framework: Uses align to LC per § 409-11; minimum lot: 6,000 sf (both utilities), 10,000 sf (one utility), or 1 acre (no utilities) per § 409-12; development standards defer to Chapter 5 (front yard averaging exception in § 409-14).
• C-2 Typical framework: Similar deference to Chapter 5; frontage/depth minimums and front yard averaging exception in § 409-34.

Planned Development (PD) Combining Zone

• Purpose/intent: Allow creative, mixed-use projects with flexibility where design merits deviations; must preserve public interest and meet General Plan objectives per §§ 408-01–408-02.
• Uses: Any uses authorized in the combined basic zone(s), including uses that otherwise require a CUP, if included and approved in the Development Plan per § 408-03(b).
• What the PD ordinance must include: List of permitted uses; development/performance standards; other design standards; legal description; and findings, per § 408-23(a). Amendments follow standard code amendment procedures per § 408-24.

Use-Specific Rules that Commonly Affect Land Use Decisions

These standards often flip a use from “P” to “CUP” or add distance/time limits.

Related administrative groupings and permit timing: Land-use types used for fees by district are in § 6.1.4.E; most approvals lapse after 3 years if unused per § 6.1.5.A.

Key cross-cutting development rules

• Yards/height in many commercial districts defer to LC standards in Table 5.9 of § 5.2.2; landscaping to § 5.2.4; walls/fences to § 5.2.5; signs to § 5.10.3. See SC and TC cross-references.
• Some standards for residential lotting and infill reference state housing laws (SB 9 and others) in § 5.4.2.A–C; for separate state housing mandates see California housing laws and California ADU law.
• Design Review can be required even for permitted uses per § 3.2.2.A; see Design Review.
• Sign standards are distinct from use permissions; see Signage, with commercial/industrial sign references at § 5.10.3 cross-cited in SC/TC.
• Landscaping, wall/fence screening, and corridor design can materially affect site plans; see Landscaping and Screening. Cross-references appear in multiple commercial sections.

Checklist

• Identify the parcel’s base zoning district (e.g., AR-2, RD-10, LC, M-1). Confirm in the Tables of Allowed Uses in § 3.2 whether your use is “P” or needs a CUP.
• Check any use-specific standard in §§ 3.3–3.8 that governs your use (e.g., wineries, bars, recreation, adult uses).
• Verify applicable development standards in Chapter 5 (setbacks, height, landscaping, signage, and any parking references).
• Determine if a PD combining zone or special plan/overlay adds conditions (see Overlay Districts); PDs must list permitted uses and standards per § 408-23.
• If the parcel holds a legacy zone (e.g., C-1, C-2, SC, AC, TC), apply that Article’s cross-references to Chapter 5 and § 3.2; new rezonings to these zones require prior Planning Commission approval per § 409-02.
• Confirm whether Design Review applies even for permitted uses per § 3.2.2.A and if any Variances and Exceptions are needed.
• For residential projects, verify standards in § 5.4.2–5.4.3 and any state housing overlays cited in Chapter 5; tie in Nonconforming Uses status if the current use predates zoning.
• Separate building safety from land use: any construction must comply with the California Building Standards Code (Title 24), which is outside the zoning ordinance.

Risks & Ambiguities

Plain-English Summary

In unincorporated Sacramento County, what you can do on your land depends first on the zoning district and then on the County’s allowed-use tables and use-specific rules. Some uses are allowed outright, others need a conditional use permit or must follow extra standards (e.g., drive-throughs, bars, wineries with events, or recreation facilities). Many commercial and industrial districts point back to shared development standards for setbacks, landscaping, walls, and signs.

Source References

• SZC Chapter 3, Use Regulations—purpose, organization, tables, and abbreviations: §§ 3.1.1, 3.2, 3.2.2.A–B.
• Agricultural districts (AG-160/80/40/20; UR; IR): § 2.4.2 (Table of Agricultural Zoning Districts).
• Agricultural-Residential districts: §§ 2.5.1–2.5.2 (purpose, district table).
• Interim A-districts mapped to AR/RD and lot minima: §§ 402-21, 403-11–403-15, 403-21–403-25, 403-31–403-35, 403-41–403-45.
• Residential standards references: § 5.4.2.B (RD-1–RD-10 lot/density tables) and related § 5.4.2–5.4.3; state law cross-references.
• Recreation districts purpose: § 2.7.1–2.7.2; Outdoor Recreation Facility CUP rule: § 3.7.4.B.
• Mixed-Use districts (NMC/CMC/CMZ): § 2.8.2 (Table 2.6).
• Industrial districts (MP/M-1/M-2): § 2.10.2 (Table 2.8).
• Commercial/industrial development standards (setbacks/landscaping/walls/signs): cross-references via §§ 5.2.2, 5.2.4, 5.2.5, 5.10.3 in SC/TC Articles.
• Restaurants/drive-throughs: § 3.7.3.A; Drive-Through design standard: § 3.9.3.V.
• Bars/taverns: § 3.7.3.C.
• Indoor recreation/theaters: § 3.7.4.A.
• Adult uses: § 3.7.4.C.
• Small wineries/breweries and events: § 3.4.8 and Table 3.6.
• Event centers/reception halls in LC/GC: § 3.7.4.H; Parking Table reference: § 5.9.2.B (Table 5.21).
• Legacy commercial zones and rezoning limitations: §§ 409-02, 409-10–409-14, 409-34, 409-60–409-67, 409-83–409-88.
• Land-use type groupings and permit lapse rules: §§ 6.1.4.E, 6.1.5.A–B.

Retrieved passages

• Sacramento County Zoning Code High relevance show source text
• Sacramento County Zoning Code (section 3.10.3.E.) High relevance show source text
• Sacramento County Zoning Code (section 3.7.4.D.) High relevance show source text
• Sacramento County Zoning Code (Chapter to) High relevance show source text
• Sacramento County Zoning Code (Section 3.7.4.C.2.) High relevance show source text
• Sacramento County Zoning Code (CHAPTER 8) High relevance show source text
• Sacramento County Zoning Code (Chapter 3) High relevance show source text
• Sacramento County Zoning Code (section 3.2.5) High relevance show source text
• Sacramento County Zoning Code (section 5.10.1.O.) High relevance show source text
• Sacramento County Zoning Code (section 3.9.3.V.) High relevance show source text
• CMC § 2.8.2 (Section 2.8.2.) High relevance show source text
• Sacramento County Zoning Code (Section 4.36.) High relevance show source text
• Sacramento County Zoning Code (Chapter 3) High relevance show source text
• CMC § 66452.21 (Chapter 16.87) Medium relevance show source text

Cited sections

• SZC Chapter 3, Use Regulations—purpose, organization, tables, and abbreviations: **§§ 3.1.1, 3.2, 3.2.2.A–B**. (Chapter 3)
• Agricultural districts (AG-160/80/40/20; UR; IR): **§ 2.4.2** (Table of Agricultural Zoning Districts). (§ 2.4.2)
• Agricultural-Residential districts: **§§ 2.5.1–2.5.2** (purpose, district table). (§ 2.5.1)
• Interim A-districts mapped to AR/RD and lot minima: **§§ 402-21, 403-11–403-15, 403-21–403-25, 403-31–403-35, 403-41–403-45**. (§ 402-21)
• Residential standards references: **§ 5.4.2.B** (RD-1–RD-10 lot/density tables) and related **§ 5.4.2–5.4.3**; state law cross-references. (§ 5.4.2.B)
• Recreation districts purpose: **§ 2.7.1–2.7.2**; Outdoor Recreation Facility CUP rule: **§ 3.7.4.B**. (§ 2.7.1)
• Mixed-Use districts (NMC/CMC/CMZ): **§ 2.8.2** (Table 2.6). (§ 2.8.2)
• Industrial districts (MP/M-1/M-2): **§ 2.10.2** (Table 2.8). (§ 2.10.2)
• Commercial/industrial development standards (setbacks/landscaping/walls/signs): cross-references via **§§ 5.2.2, 5.2.4, 5.2.5, 5.10.3** in SC/TC Articles. (§ 5.2.2)
• Restaurants/drive-throughs: **§ 3.7.3.A**; Drive-Through design standard: **§ 3.9.3.V**. (§ 3.7.3.A)
• Bars/taverns: **§ 3.7.3.C**. (§ 3.7.3.C)
• Indoor recreation/theaters: **§ 3.7.4.A**. (§ 3.7.4.A)
• Adult uses: **§ 3.7.4.C**. (§ 3.7.4.C)
• Small wineries/breweries and events: **§ 3.4.8** and Table 3.6. (§ 3.4.8)
• Event centers/reception halls in LC/GC: **§ 3.7.4.H**; Parking Table reference: **§ 5.9.2.B (Table 5.21)**. (§ 3.7.4.H)
• Legacy commercial zones and rezoning limitations: **§§ 409-02, 409-10–409-14, 409-34, 409-60–409-67, 409-83–409-88**. (§ 409-02)
• Land-use type groupings and permit lapse rules: **§§ 6.1.4.E, 6.1.5.A–B**. (§ 6.1.4.E)
• SacramentoCounty_ZoningCode.md

• Official Sacramento County code library