Sacramento County — Zoning

Last reviewed: July 6, 2026

Overview

The Sacramento Zoning Code (SZC) applies only in the unincorporated areas of Sacramento County and implements the County General Plan through mapped base districts and combining/overlay districts. The official zoning for any parcel is the Comprehensive Zoning Plan (CZP) shown on the County’s Parcel Viewer GIS; boundary rules and map interpretation are part of the Code itself (see § 1.4.1 and § 1.6.1, § 1.6.2.A ). For a broader primer, start with the Sacramento County zoning & planning overview.

Plain-English: In unincorporated areas, your parcel’s legal zoning is whatever the County’s CZP map says it is, and the Code’s district and overlay rules control what you can build (§ 1.6.1; § 2.1.1) .

How the SZC is organized and applied

• Base districts establish purposes, allowed uses, and development standards, supported by use tables and district standards in Chapters 2–5 (§ 2.1.1; Ch. 3; Ch. 5) .
• Combining/overlay districts add extra rules (e.g., Flood Combining) on top of base zoning (§ 2.3.2) . See Sacramento County Overlay Districts.
• Project-specific ordinances (SPAs, NPAs, Specific Plans, PUD/PDs) can override base rules where they apply; the SPA ordinance is interpreted strictly and controls only where it says it does (§ 1.7.3.A; § 4.10.3) .

To actually build, you’ll also need to meet cross-cutting Sacramento County Development Standards in Chapter 5 (e.g., setbacks, height, screening), and most projects run through Sacramento County Design Review (§ 5.1.1) . Use allowances and approvals are in Chapter 3’s use tables (§ 3.1–§ 3.2) . Parking, landscaping, and signs are controlled by dedicated code sections and pages: Parking, Landscaping and Screening, and Signage.

Official Zoning Map (CZP)

• The County’s official zoning map is the Comprehensive Zoning Plan on the Parcel Viewer GIS, adopted by the Board of Supervisors and incorporated by reference (§ 1.6.1) .
• Boundary interpretation rules cover centerlines, property lines, and situations where a right-of-way’s physical and platted lines differ (§ 1.6.2.A) .

Base Zoning Districts — District-by-District

Below are the principal base districts used in unincorporated areas. Each subsection notes purpose, typical uses, and highlights from the SZC. Dimensional details (setbacks, lot coverage, height) are in Chapter 5 unless otherwise cited.

Agricultural — AG

• Purpose/where used: County agricultural lands; preserved for production and related rural uses. Not found in retrieved materials for the formal purpose statement.
• Typical uses: Agriculture; small wineries and specialty/craft breweries are allowed with standards across Agricultural districts (§ 3.4.8) .
• Key standards: Winery/brewery events in AG are capped by parcel size; larger events need a Conditional Use Permit (CUP) (§ 3.4.8.C–D; Table 3.6) .
• Notes: If near RD residential zoning, production thresholds may trigger a CUP (§ 3.4.8.D.4) .

Agricultural-Residential — AR

• Purpose/where used: Rural residential areas supporting limited agriculture. Not found in retrieved materials for the formal purpose statement.
• Typical uses: Rural residential; small wineries/breweries and limited events permitted with standards (§ 3.4.8) .
• Key standards: Event size thresholds and hours apply per Table 3.6; nearby RD zoning may constrain production without a CUP (§ 3.4.8.C–D) .

Low- to High-Density Residential — RD-1, RD-2, RD-3, RD-4, RD-5, RD-7, RD-10, RD-15, RD-20, RD-25, RD-30, RD-40

• Purpose/where used: Density-based residential districts from very low to very high density; mapped throughout unincorporated communities (§ 2.1.1; CZP § 1.6.1) .
• Typical uses:
  • Single-family, Detached allowed in RD-1 through RD-25; see use-specific standards (§ 3.5.1.E.1) .
  • Single-family, Attached allowed at district densities in RD-3 through RD-25; RD-30/40 have minimum attached densities (§ 3.5.1.D.1–3) .
• Key standards:
  • Attached SF in RD-30: 22.5–30 du/ac; in RD-40: 30–40 du/ac (§ 3.5.1.D.3) .
  • Duplexes and zero-lot-line options exist in at least some RD districts (e.g., RD-10); details vary and may require a Use Permit. Not found in retrieved materials for a controlling §; verify on the parcel’s RD district page (file reference) .
• Dimensional standards: See Chapter 5; district-specific setbacks/height by product type are in the development standards (§ 5.1 et seq.). Not found in retrieved materials for a single consolidated residential table; verify with the jurisdiction .

Mobile Home Subdivision — RM-2

• Purpose/where used: Mobile home subdivision district.
• Typical uses: Individually owned mobile home lots.
• Key standards: Not found in retrieved materials for a controlling § for the yard and width metrics shown in the file; verify with the jurisdiction (file reference) .
• Dimensional standards: Governed by Chapter 5; verify parcel-specific standards (§ 5.1 et seq.) .

Business Professional — BP

• Purpose/where used: Professional/office settings with some residential options.
• Typical uses: Office and, where allowed, attached residential at set densities.
• Key standards: Single-family, Attached projects in BP: 10–20 du/ac (§ 3.5.1.D.4) .

Limited Commercial — LC

• Purpose/where used: Neighborhood-serving commercial.
• Typical uses: Retail/service; some residential forms.
• Key standards:
  • Multifamily and single-family attached allowed at 20–30 du/ac, up to 40 du/ac within 1/4 mile of a transit stop; higher densities with a CUP (§ 3.5.1 [LC/GC/NMC/CMC/CMZ densities]) .
  • Development standards: See Table 5.9 and § 5.2.2 for setbacks/height. Not found in retrieved materials for the full LC table; verify with the jurisdiction (cross-reference from TC to LC) (§ 409-84; § 409-85) .

General Commercial — GC

• Purpose/where used: Community/region-serving commercial.
• Typical uses: Broader retail/service; residential mixed-use options.
• Key standards: Same residential density allowances as LC for attached/multifamily (§ 3.5.1 [LC/GC/NMC/CMC/CMZ densities]) ; Chapter 5 controls site standards (§ 5.1) .

Corridor/Mixed-Use Commercial — NMC, CMC, CMZ

• Purpose/where used: Urban main streets/corridors and centers.
• Typical uses: Retail, services, and higher-density housing.
• Key standards: Multifamily and single-family attached at 20–30 du/ac, up to 40 du/ac within 1/4 mile of a transit stop; higher densities via CUP (§ 3.5.1 [LC/GC/NMC/CMC/CMZ densities]) .

Travel Commercial — TC

• Purpose/where used: Auto-oriented travel accommodations (e.g., motels/hotels).
• Typical uses: Lodging; other LC-like commercial.
• Key standards:
  • Minimum lot area varies by utility availability; specific motel/hotel lot-area formulas are provided (§ 409-84 to § 409-88) .
  • Yards and height follow the LC district (see § 409-84; § 409-85) and commercial sign/landscape/fence standards apply (§ 409-86; § 409-87; § 409-88) .

Industrial Office Park — MP

• Purpose/where used: Master-planned industrial office parks with high amenity design.
• Typical uses: Research, service, light industrial in a park-like setting (§ 2.10.2; Table 2.8) .
• Key standards: Minimum lot area 15,000 sf; site plan approval required before construction; height up to 40 ft; landscaping per § 5.2.4 (§ 2.10.2; Table 2.8; development standards table) .

Light Industrial — M-1

• Purpose/where used: Enclosed or screened light manufacturing/assembly that avoids nuisance effects (§ 2.10.2; Table 2.8) .
• Typical uses: Fabrication, processing of materials in processed form; related compatible uses.
• Key standards: Minimum lot size 6,000 sf; height up to 100 ft; landscaping per § 5.2.4 (§ 2.10.2; development standards table) .

Heavy Industrial — M-2

• Purpose/where used: Heavier industrial operations with potential off-site effects (§ 2.10.2; Table 2.8) .
• Typical uses: Processing of raw materials; operations with smoke/gas/odor/noise potential.
• Key standards: Minimum lot size 20,000 sf; height up to 100 ft; landscaping per § 5.2.4 (§ 2.10.2; development standards table) .

Recreation Districts — (various)

• Purpose/where used: Preserve scenic/recreational resources and open space (§ 2.7.1; § 2.7.2) .
• Typical uses: Parks/open space, recreation-support uses subject to § 3.6.4 standards (e.g., cemeteries screening/separation) (§ 3.6.4) .
• Key standards: Not found in retrieved materials for a full recreation district listing; verify with the jurisdiction.

Combining & Special Districts (Overlays and Area-Specific Ordinances)

• Flood Combining — F: Applied to 100‑year flood hazard areas; habitable first floors must be elevated consistent with the Floodplain Management Ordinance; minimum one‑acre lot where no public water/sewer (§ 2.3.2) . See also floodway/floodplain standards in Chapter 4 and Title IX (§ 4.5.3.C–D; § 906‑07) .
• Food Processing Combining — FP: Siting food-processing in AG areas with land-intensive wastewater handling, while minimizing impacts (§ 2.3.2) .
• Mobile Home Park Combining — MHP: Enables mobile home parks compatible with surrounding communities (§ 2.3.2) .
• Natural Streams Combining — NS: Regulates property along designated natural streams (§ 2.3.2) .
• Neighborhood Preservation Area — NPA: Overlay tailoring yards, height, frontage, and other standards to preserve unique neighborhood character (§ 4.6.1–§ 4.6.2) .
• Special Planning Areas — SPA: Project-specific zoning; SPA ordinance modifies only what it explicitly states; all other SZC standards still apply (§ 4.10.3) .
• Planned Developments — PD: Adopted by ordinance following a preliminary/proposed development plan process with specific submittals and findings (§ 408‑05; § 408‑06) .

Cross-Cutting Standards You’ll Reference Often

• Development standards: Setbacks, height, lot design, and community design principles are in Chapter 5 (§ 5.1.1) .
• Commercial yard/height cross-references: The TC district imports LC yard and height rules (§ 409‑84; § 409‑85) .
• Landscaping and screening: § 5.2.4; see also Sacramento County Landscaping and Screening (industrial tables point back to this) .
• Signs: Commercial/industrial sign regulations in § 5.10.3; see Sacramento County Signage (TC references this section) (§ 409‑86) .
• Parking and site lighting: Chapter 5’s parking lighting standards include § 5.9.4.G; see Sacramento County Parking (industrial table references) .
• Use tables and use-specific standards: Chapter 3 (§ 3.1–§ 3.8). For example, small wineries/breweries (§ 3.4.8) and residential product types (§ 3.5.1) .
• State housing overlays: Density bonus terms and state transit definitions appear in the SZC, but specific density-bonus processing follows state law; see California housing laws (definitions within § 6.5.4 and related) . ADUs are controlled primarily by state law; see California ADU law. For building safety standards, see the California Building Standards Code.

Selected Standards At-A-Glance

Checklist

• Confirm your parcel is in the unincorporated area and note its base zoning on the CZP map (§ 1.4.1; § 1.6.1) .
• Identify any combining/overlay districts (F, FP, MHP, NS) and any SPA/NPA/Specific Plan/PD that apply (§ 2.3.2; § 1.7.3.A; § 4.10.3) .
• Check Chapter 3 use tables/use-specific standards for your proposed use (e.g., residential type, winery) (§ 3.1–§ 3.8) .
• Apply Chapter 5 development standards (setbacks, height, screening) and plan for Design Review (§ 5.1.1) .
• Verify Parking, Landscaping and Screening, and Signage requirements (§ 5.2.4; § 5.10.3) .
• If in flood areas, confirm Flood Combining F and Title IX floodplain constraints (§ 2.3.2; § 4.5.3.C–D; § 906‑07) .
• If using density near transit, document proximity to a qualifying stop (§ 3.5.1 density allowances) .
• For existing nonconformities, see Nonconforming Uses and signage rules (§ 1.9.5.G) .

Risks & Ambiguities

Plain-English Summary

In unincorporated Sacramento County, your zoning is set by the County’s CZP map, then shaped by base district rules, any overlays (like Flood Combining), and any SPA/NPA/PD ordinance that covers your area. Use permissions live in Chapter 3; physical standards are in Chapter 5, and many commercial districts now allow housing at 20–30 units/acre (up to 40 near transit). When in doubt, check the map, check Chapter 3 for your use, check Chapter 5 for your site standards, and see if a project-specific ordinance adds or replaces anything.

Source References

• § 1.4.1; § 1.6.1; § 1.6.2.A (Applicability; Official Zoning Map; Boundary interpretation) .
• § 2.1.1 (Purpose; base/combining district framework) .
• § 2.3.2 (Combining districts: F, FP, MHP, NS) .
• § 2.7.1–§ 2.7.2 (Recreation district purpose/table) .
• § 2.10.2; Table 2.8 (Industrial districts MP, M‑1, M‑2) .
• § 3.4.8 (Small wineries/specialty & craft breweries) .
• § 3.5.1 (Residential product standards; commercial-zone multifamily/attached densities) .
• § 4.5.3.C–D (Floodway/fill limits); Title IX § 906‑07 (Floodplain standards) .
• § 4.6.1–§ 4.6.2 (Neighborhood Preservation Area) .
• § 4.10.3 (SPA strict interpretation) .
• § 408‑05; § 408‑06 (Planned Development—PD process) .
• § 409‑84 to § 409‑88 (TC yards/height; signs; landscaping; fencing) .
• § 5.1.1; § 5.2.4; § 5.9.4.G; § 5.10.3 (Development standards; landscaping; parking lighting; signage) .
• State housing/bonus terms embedded in SZC; see California housing laws (definitions excerpt) .

Retrieved passages

• Sacramento County Zoning Code (Chapter 3) High relevance show source text
• Sacramento County Zoning Code (Section 1.7.3.A.2.) High relevance show source text
• Sacramento County Zoning Code (section 5.2.2.) High relevance show source text
• Sacramento County Zoning Code (Section 1.9.5.C) High relevance show source text
• Sacramento County Zoning Code High relevance show source text
• CMC § 150 (Chapter 7) High relevance show source text
• Sacramento County Zoning Code High relevance show source text
• Sacramento County Zoning Code (Section shall) High relevance show source text

Cited sections

• § 1.4.1; § 1.6.1; § 1.6.2.A (Applicability; Official Zoning Map; Boundary interpretation) . (§ 1.4.1)
• § 2.1.1 (Purpose; base/combining district framework) . (§ 2.1.1)
• § 2.3.2 (Combining districts: F, FP, MHP, NS) . (§ 2.3.2)
• § 2.7.1–§ 2.7.2 (Recreation district purpose/table) . (§ 2.7.1)
• § 2.10.2; Table 2.8 (Industrial districts MP, M‑1, M‑2) . (§ 2.10.2)
• § 3.4.8 (Small wineries/specialty & craft breweries) . (§ 3.4.8)
• § 3.5.1 (Residential product standards; commercial-zone multifamily/attached densities) . (§ 3.5.1)
• § 4.5.3.C–D (Floodway/fill limits); Title IX § 906‑07 (Floodplain standards) . (§ 4.5.3.C)
• § 4.6.1–§ 4.6.2 (Neighborhood Preservation Area) . (§ 4.6.1)
• § 4.10.3 (SPA strict interpretation) . (§ 4.10.3)
• § 408‑05; § 408‑06 (Planned Development—PD process) . (§ 408)
• § 409‑84 to § 409‑88 (TC yards/height; signs; landscaping; fencing) . (§ 409)
• § 5.1.1; § 5.2.4; § 5.9.4.G; § 5.10.3 (Development standards; landscaping; parking lighting; signage) . (§ 5.1.1)
• State housing/bonus terms embedded in SZC; see California housing laws (definitions excerpt) .
• SacramentoCounty_ZoningCode.md

• Official Sacramento County code library