Modesto, 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 432 districts.
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What's in the Modesto dataset
Every field below is available for any Modesto parcel, on the map and through the AI.
Zoning
- District code & full name
- Category & ordinance article
- Parcel boundary & APN
- All 432 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 Modesto
Share of Modesto's zoned land where each use is permitted.
- Single-family
- 48.29%
- Multi-family
- 37.61%
- ADU
- 49.24%
- Retail
- 10.51%
- Eating & drinking
- 10.51%
- Office
- 10.87%
- Hotel / motel
- 10.87%
- Industrial
- 59.15%
- Storage & warehouses
- 10.51%
Modesto, 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 |
|---|---|---|---|---|
C-1 Neighborhood Commercial | Commercial |
| 127.1 ac | Standards & uses → |
C-2 General Commercial | Commercial |
| 148.4 ac | Standards & uses → |
C-3 Highway Commercial | Commercial |
| 191 ac | Standards & uses → |
CD Central Downtown | Mixed |
| 53.3 ac | Standards & uses → |
Showing 4 of 432 districts
Start from what you're trying to build
Each one runs against the live Modesto dataset and returns the districts, standards and approvals involved.
Where can I build multifamily in Modesto?
2 of 432 districts permit multifamily - by right, conditionally, or by variance.
Run it →Are ADUs allowed in Modesto?
Allowed statewide under California law, subject to local development standards.
Run it →What does C-1 actually permit?
The full standards for one district, read straight from the source.
Run it →What should developers know about Modesto zoning?
Modesto is a Central Valley city with a genuinely industrial backbone and an unusually heavy reliance on parcel-specific Planned Development zoning. Among the districts in the data, Light Industrial (M-1) is the largest at roughly 990 acres, with Heavy Industrial (M-2) close behind at about 616 acres - a clear signal of a city built around goods movement, agricultural processing, and manufacturing. Commercial Industrial (C-M) adds a hybrid category for uses that straddle the two. For industrial and logistics developers, that depth of M-1 and M-2 land, paired with Valley access, is the central draw.
The city's other defining trait is its long catalog of individually numbered Planned Development districts (P-D-10, P-D-102, P-D-103 and on through the series). Each is essentially a site-specific zoning agreement, so for many parcels the controlling document is the approved P-D ordinance rather than a generic district standard - due diligence means pulling the specific P-D file, not reading a one-size table. The downtown and corridor framework is well-articulated too: Central Downtown (CD), Main Street Downtown (MSD), East Neighborhood Downtown (END), and two mixed-use corridors, Pedestrian-Oriented (MU-P, about 179 acres) and Highway-Oriented (MU-H, roughly 269 acres).
Retail is tiered through Neighborhood (C-1), General (C-2), and Highway Commercial (C-3). With FAR, density, coverage, height, and setback controls all on record, the practical takeaway is that Modesto rewards developers who verify the exact district - and, where applicable, the governing Planned Development ordinance - on each parcel. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Modesto zoning: frequently asked questions
What makes Modesto attractive for industrial development?
Modesto carries a large industrial base: Light Industrial (M-1) is the biggest district in the data at roughly 990 acres and Heavy Industrial (M-2) adds about 616 acres, with a hybrid Commercial Industrial (C-M) category as well. For manufacturing, agricultural processing, and logistics users, that supply combined with Central Valley transportation access is the city's strongest development pitch.
Why does Modesto have so many numbered Planned Development districts?
The city uses individually numbered Planned Development districts (for example P-D-102, P-D-109-1, P-D-113) as site-specific zoning agreements. For parcels in these districts, the binding standards live in the approved P-D ordinance, not a generic table. Always pull the specific Planned Development file during due diligence, because two adjacent P-D parcels can carry very different entitlements.
Where is downtown and mixed-use development concentrated in Modesto?
In a cluster of core districts - Central Downtown (CD), Main Street Downtown (MSD), and East Neighborhood Downtown (END) - plus two mixed-use corridors: Pedestrian-Oriented (MU-P, about 179 acres) and Highway-Oriented (MU-H, roughly 269 acres). The MU-P corridor favors walkable, ground-floor-active development while MU-H is oriented to auto-access frontage, so the corridor type should shape your program.
How is retail zoning organized in Modesto?
Retail uses a three-tier commercial system: Neighborhood Commercial (C-1) for local-serving uses, General Commercial (C-2), and Highway Commercial (C-3, the largest of the three at about 191 acres) for auto-oriented and larger-format retail. Matching tenant format to the right tier is the key zoning decision for a retail investor here.
Are there parcels in Modesto with no zoning designation?
Yes - the data includes a No Zoning (NZ) category covering roughly 40 acres. These parcels lack a standard district assignment, which usually means annexation status or a pending designation, so they require direct confirmation with the planning department before any development assumptions are made.
California zoning maps
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Zoning data is pre-development intelligence, not legal advice. Verify with the Modesto planning department before acquisition or design.