Citrus Heights, California Zoning Map
Zoning, overlays and hazards on every parcel — and an answer to what the code actually lets you build. Compiled from current zoning data for all 23 districts.
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What's in the Citrus Heights dataset
Every field below is available for any Citrus Heights parcel, on the map and through the AI.
Zoning
- District code & full name
- Parcel boundary & APN
- All 23 districts mapped
Building controls
- Maximum building height
- Floor area ratio (FAR)
- Front setback
- Side setback
Overlays, hazards & AI
- Flood hazard & environmental layers
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- Powered by live parcel data
Where uses are permitted in Citrus Heights
Share of Citrus Heights's zoned land where each use is permitted.
- Single-family
- 84.12%
- Multi-family
- 67.33%
- ADU
- 84.12%
- Two-family
- 61.41%
- Retail
- 6.01%
- Eating & drinking
- 6.19%
- Office
- 5.92%
- Hotel / motel
- 3.90%
- Industrial
- 0.49%
- Storage & warehouses
- 1.82%
Citrus Heights, California Zoning Districts: What Do They Mean?
Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type and which uses it permits.
| Zone Code | Category | Area | Details |
|---|---|---|---|
AC Auto Commercial | - | 7.9 ac | Standards & uses → |
BP Business And Professional Office | - | 77.6 ac | Standards & uses → |
BP-PD Business And Professional Office Planned Development | - | 6.3 ac | Standards & uses → |
CR Commercial Recreation | - | 15.7 ac | Standards & uses → |
Showing 4 of 23 districts
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Each one runs against the live Citrus Heights dataset and returns the districts, standards and approvals involved.
What should developers know about Citrus Heights zoning?
Citrus Heights is a Sacramento-County suburb whose zoning map is overwhelmingly residential, and almost all of that residential land sits in a single category. The RD-5 Low Density Residential district alone covers roughly 4,290 acres, dwarfing every other district and setting the tone for the city: established single-family neighborhoods on conventional suburban lots. The RD (Residential District) family runs across a clear density ladder - from RD-1 through RD-4 Very Low Density, to RD-5 and RD-7 Low Density, RD-10 and RD-20 Medium Density, and RD-30 High Density - giving developers a graduated set of by-right intensities to target rather than a single blanket designation.
For anyone underwriting a deal here, the takeaway is that intensification opportunities are concentrated and specific. Meaningful multifamily product is steered toward the medium- and high-density RD districts (RD-20 and the roughly 99-acre RD-30 High Density), while retail and service uses cluster in the commercial codes - Limited Commercial (LC), General Commercial (GC), Auto Commercial (AC), and the sizable Shopping Center (SC) district near 283 acres. The map also carries a very large Special Planning Area (SPA) of nearly 849 acres and an unusually large Mobile Home (MH) district above 308 acres, both of which reward early planning-department contact because their rules are not the standard RD/commercial defaults. Several districts also appear in Planned Development (-PD) variants, which means negotiated, site-specific standards rather than fixed by-right zoning. Building controls cover the full set - height, lot, density, coverage, FAR, and setbacks (front, side, rear) - so massing and yield are governed parcel by parcel. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Citrus Heights zoning: frequently asked questions
Which districts in Citrus Heights actually allow apartments or denser multifamily?
The clearest multifamily targets are the Medium Density RD-10 and RD-20 districts and the High Density RD-30 district (roughly 99 acres, plus a small RD-30 Planned Development variant). The lower-numbered RD-1 through RD-7 districts are oriented to very-low- and low-density single-family use, so a multifamily program generally belongs in the RD-20/RD-30 tier or in the mixed Special Planning Area rather than the dominant RD-5 fabric.
What does the dominance of RD-5 mean for an infill investor?
With about 4,290 acres in RD-5 Low Density Residential, the bulk of Citrus Heights is built-out single-family suburb. The realistic infill play in that fabric is ADUs, junior ADUs, and small-lot redevelopment permitted under California state housing law rather than ground-up multifamily, which is better directed to the medium- and high-density RD districts.
Where should I look for retail or commercial sites?
Commercial activity is split across Limited Commercial (LC), General Commercial (GC), Auto Commercial (AC), Business and Professional Office (BP), and a large Shopping Center (SC) district of roughly 283 acres. The SC and GC designations are the natural homes for larger-format and multi-tenant retail, while BP is geared to office and professional uses.
What are the Planned Development (-PD) districts here and why do they matter?
Several base zones - LC-PD, BP-PD, RD-5-PD, RD-20-PD, and RD-30-PD - carry a Planned Development overlay. In a PD district the standards are negotiated for the specific project rather than fixed by-right, so yield, height, and layout are set through a discretionary review process. Budget for that entitlement path and engage the planning department early.
What is the Special Planning Area (SPA), and how should I treat it in diligence?
The SPA is the second-largest district on the map at nearly 849 acres and operates under its own area-specific plan rather than the standard RD or commercial rules. If your target parcel falls inside it, the governing standards, allowed uses, and density come from that plan, so confirm them directly with the city before assuming any base-zone defaults apply.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Citrus Heights planning department before acquisition or design.