Los Banos, 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 14 districts.
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What's in the Los Banos dataset
Every field below is available for any Los Banos parcel, on the map and through the AI.
Zoning
- District code & full name
- Parcel boundary & APN
- All 14 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 Los Banos
Share of Los Banos's zoned land where each use is permitted.
- Single-family
- 55.08%
- Multi-family
- 9.38%
- ADU
- 48.86%
- Two-family
- 6.22%
- Retail
- 15.26%
- Eating & drinking
- 15.26%
- Office
- 20.37%
- Hotel / motel
- 11.55%
- Industrial
- 8.91%
- Storage & warehouses
- 21.30%
Los Banos, 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 |
|---|---|---|---|
C-1 General Commercial | - | 44.5 ac | Standards & uses → |
C-N Neighborhood Commercial | - | 35 ac | Standards & uses → |
H-C Highway Commercial | - | 613 ac | Standards & uses → |
I General Industrial | - | 160.7 ac | Standards & uses → |
Showing 4 of 14 districts
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Each one runs against the live Los Banos dataset and returns the districts, standards and approvals involved.
What should developers know about Los Banos zoning?
Los Banos is a Central Valley agricultural service city in Merced County where the zoning code reflects a community still expanding outward from a predominantly single-family residential core. The 14-district framework covers the full spectrum from low-density residential to industrial, with R-1 Low Density Residential accounting for the largest single land category at 2,592 acres and Highway Commercial (H-C) at 613 acres being the dominant commercial district by area - a scale that reflects the city's position along a major state highway corridor and its role as a regional commercial stop.
For development purposes, the residential tier runs from R-1 through R-3 (High Density Residential at 119 acres) with R-2 Medium Density Residential at 330 acres bridging the gap, offering meaningful multifamily infill opportunities in a market with relatively limited existing density. The mixed-use M-X district (40 acres) and Rail Corridor R-C zone (48 acres) signal the city's interest in transit-adjacent and mixed-use development patterns, both of which can be productive angles for builders pursuing higher-value land uses in a supply-constrained market. Industrial supply is split between Light Industrial IL at 312 acres and General Industrial I at 161 acres, with a Professional Office PO zone at 76 acres accommodating employment uses that bridge commercial and industrial.
Building controls span the full range - FAR, lot area, multi-unit standards, density, coverage, pervious surface, lot width, and all four setbacks - requiring site-specific analysis for any non-standard project. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Los Banos zoning: frequently asked questions
What development potential exists along the Highway Commercial corridor in Los Banos?
The H-C Highway Commercial zone is by far the largest commercial district at 613 acres, sized to accommodate the retail, service, and hospitality uses that serve both local residents and travelers on the state highway. Developers targeting drive-to retail, fast food, fuel stations, hotels, and auto-oriented service uses will find the most permissive commercial environment here. The district's building-control framework includes FAR and setback standards that typically accommodate single-story pad formats as well as multi-tenant strip centers.
Are there multifamily development opportunities in Los Banos?
Yes - R-2 Medium Density Residential (330 acres) and R-3 High Density Residential (119 acres) are the primary multifamily-eligible districts. Together they represent a meaningful share of the city's residential land and offer infill and new-construction opportunities in a Central Valley market experiencing population growth driven by agricultural employment and affordable-housing demand. State law also requires the city to allow ADUs by right in all residential zones, creating additional density in the R-1 base.
What does the Mixed Use M-X district allow in Los Banos?
The M-X Mixed Use district covers 40 acres and is intended to accommodate projects that combine residential and commercial or office uses within the same building or site. For developers, this zone is attractive because it can support ground-floor retail or services with residential above, enabling a higher per-acre yield than purely residential zoning. The M-X zone's building controls include density, coverage, and setback standards that govern building massing and site layout.
What does the Rail Corridor R-C zone mean for investors?
The Rail Corridor (R-C) zone, covering 48 acres, designates land adjacent to or influenced by the rail alignment and is intended to support transit-oriented or rail-compatible uses. This can be a productive entry point for developers interested in mixed-use or employment-generating projects near the rail infrastructure. The zone's use table and development standards govern what can be built, and early coordination with city planning staff is advisable for any non-residential project in this area.
How does Los Banos zoning handle industrial land?
Industrial supply is split between Light Industrial (IL) at 312 acres and General Industrial (I) at 161 acres, reflecting a two-tier system where lighter manufacturing, warehousing, and distribution uses are separated from heavier operations. The IL designation is the larger and more accessible tier for logistics and light manufacturing tenants, while the I zone accommodates more intensive industrial uses. Both carry the full set of building controls including FAR and setbacks, and proximity to Highway Commercial zones along major corridors may create corridor-specific conditions worth verifying.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Los Banos planning department before acquisition or design.