Merced, 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 24 districts.
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What's in the Merced dataset
Every field below is available for any Merced parcel, on the map and through the AI.
Zoning
- District code & full name
- Category & ordinance article
- Parcel boundary & APN
- All 24 districts mapped
Use classes, resolved
- Read per zoning district
Building controls
- Maximum building height
- Floor area ratio (FAR)
- Front setback
- Side setback
Overlays, hazards & AI
- Flood hazard & environmental layers
- Ask the AI about any parcel
- Powered by live parcel data
Where uses are permitted in Merced
Share of Merced's zoned land where each use is permitted.
- Single-family
- 56.90%
- Multi-family
- 49.27%
- ADU
- 45.70%
- Two-family
- 45.70%
- Retail
- 40.70%
- Eating & drinking
- 22.15%
- Office
- 7.39%
- Hotel / motel
- 5.58%
- Industrial
- 28.12%
- Storage & warehouses
- 30.99%
Merced, 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 | Permitted Uses | Area | Details |
|---|---|---|---|---|
A-1-20 Restricted Agricultural | Agriculture | - | 1,595.5 ac | Standards & uses → |
A-T-5 Agricultural Transition | Agriculture | - | 5 ac | Standards & uses → |
B-P Business Park | Commercial |
| 81.4 ac | Standards & uses → |
C-C Central Commercial District | Commercial |
| 187 ac | Standards & uses → |
Showing 4 of 24 districts
Start from what you're trying to build
Each one runs against the live Merced dataset and returns the districts, standards and approvals involved.
Where can I build multifamily in Merced?
4 of 24 districts permit multifamily - by right, conditionally, or by variance.
Run it →Which sites allow a warehouse?
2 industrial districts (I-H, I-L) with height and access limits.
Run it →Are ADUs allowed in Merced?
Allowed statewide under California law, subject to local development standards.
Run it →What does A-1-20 actually permit?
The full standards for one district, read straight from the source.
Run it →What should developers know about Merced zoning?
Merced is a Central Valley city experiencing a growth inflection driven in part by the UC Merced campus, and its 24-district zoning map captures both the city's traditional agricultural-to-suburban evolution and its expanding urban footprint. Planned Development (P-D, 3,062.99 acres) is by far the largest zone, reflecting the city's strategy of routing most major new growth through discretionary master planning rather than conventional base zones. R-1-6 (Low Density Residential, 4,400.75 acres) is the dominant by-right residential district and forms the primary single-family fabric citywide.
Industrial land is substantial: I-H (Heavy Industrial, 1,159.29 acres) and I-L (Light Industrial, 1,050.09 acres) together exceed 2,200 acres and position Merced as a regional industrial and logistics destination within the San Joaquin Valley. Restricted Agricultural (A-1-20, 1,595.53 acres) marks the outer urban fringe. Commercial districts span C-C (Central Commercial, 186.95 acres), C-O (Office Commercial, 197.14 acres), C-G (General Commercial, 324.97 acres), and C-T (Thoroughfare Commercial, 241.62 acres), providing a full spectrum from neighborhood retail to regional commercial. Multifamily options include R-2 (Low Medium Density, 338.64 acres), R-3-1.5 (High Medium Density, 324.7 acres), R-3-2 (Medium Density, 114.13 acres), and R-4 (High Density, 99.33 acres). Building controls cover FAR, density, multi-unit, coverage, pervious, lot width, and all setback categories.
This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Merced zoning: frequently asked questions
How does the large Planned Development (P-D) zone affect project entitlement in Merced?
P-D (3,062.99 acres) is the largest individual zone and functions as a master-plan district where development standards are set project by project through a negotiated planned development agreement rather than fixed in the base code. For developers, this means flexibility on density, mix of uses, and site design in exchange for a discretionary approval process involving the planning commission. P-D is the primary path for large residential subdivisions, mixed-use projects, and master-planned communities in Merced's growth areas.
What industrial development opportunities does Merced offer for logistics and distribution users?
I-H (Heavy Industrial, 1,159.29 acres) and I-L (Light Industrial, 1,050.09 acres) together make Merced one of the better-endowed Valley cities for industrial land supply. I-H accommodates manufacturing, heavy fabrication, food processing, and logistics; I-L targets distribution, light manufacturing, and business park uses. Merced's location on Highway 99, proximity to UC Merced, and relatively lower land costs compared to Bay Area or Sacramento markets make it an attractive industrial investment target.
How does UC Merced's growth affect housing demand and zoning opportunities near campus?
UC Merced's expanding enrollment creates sustained demand for student and workforce housing proximate to the campus corridor. R-4 (High Density Residential, 99.33 acres) and R-3 districts near campus-adjacent neighborhoods are primary targets for multifamily development. The city's density bonus law compliance allows additional units above base density on qualifying affordable projects, and the P-D zone can accommodate purpose-built student housing master plans with customized unit configurations.
What is the Agricultural Transition (A-T-5) zone and how does it relate to urban growth?
The A-T-5 (Agricultural Transition, 4.95 acres) is a small district designating land that is transitioning from agricultural to urban use but has not yet been assigned a permanent urban zoning category. At under 5 acres, this zone is minimal in Merced's current map, but it signals parcels in the entitlement pipeline. Development requires a general plan amendment or specific plan adoption before urban uses are permitted, making these longer-horizon opportunities.
Does Merced's C-T Thoroughfare Commercial zone allow auto-oriented uses like dealerships and drive-throughs?
The C-T (Thoroughfare Commercial, 241.62 acres) district is specifically designed for highway-adjacent and auto-oriented commercial development, including auto dealerships, service stations, drive-through restaurants, hotels, and large-format retail. It is Merced's primary commercial zone for uses that require extensive frontage, visibility, and vehicle access. Developers targeting hospitality or auto retail should focus due diligence on parcels within the C-T district along Highway 99 and major arterial corridors.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Merced planning department before acquisition or design.