Merced · Zoning · R-OV
Merced R-OV zoning: height, setbacks and lot size
In Merced's R-OV zone, buildings can be up to 35 ft tall, the front setback is 15 ft and the minimum lot size is 3,000 sq. ft. (Merced code, read October 2026).
Key points
- Maximum building height: 35 ft
- Minimum front setback: 15 ft
- Minimum side setback: 5 ft
- Minimum rear setback: 10 ft
- Minimum lot size: 3,000 sq. ft.
- Maximum density: 12 du/acre
R-OV is a zoning district in Merced. Every value below was read from the Merced Municipal Code and links to its section (read October 2026). State laws such as the ADU and SB 9 rules can allow more on a residential lot. General information, not legal advice — read the code text and check with the city before you build.
Development standards in R-OV
The general rule for a typical lot in this zone. Zoning tables often attach notes, such as rules for corner lots, lots next to a residential zone, or new subdivisions only. Open “code text” under a value to see the table cell or sentence it was read from.
| Maximum building height | 35 ft § 20.16.030 · code textTable row “Height (max.)”, column “R-OV”: 35 ft. |
|---|---|
| Minimum front setback | 15 ft § 20.16.030 · code textTable row “Exterior (min.)”, column “R-OV”: 15 ft. [1] |
| Minimum side setback | 5 ft § 20.16.030 · code textTable row “Interior Side”, column “R-OV”: 5 ft. |
| Minimum rear setback | 10 ft § 20.16.030 · code textTable row “Interior Rear”, column “R-OV”: 10 ft. |
| Minimum lot size | 3,000 sq. ft. § 20.16.030 · code textTable row “Parcel Area (min.)”, column “R-OV”: 3,000 sq. ft. |
| Maximum density | 12 du/acre § 20.16.030 · code textTable row “Residential Density (max.)”, column “R-OV”: 12 du/acre |
Uses in R-OV
Uses the code's use tables allow in R-OV, or allow with a permit. Each links to its page with the code section.
- Single-family home — Allowed
- Duplex — Allowed
- Live-work unit — Needs a conditional use permit
- Residential care home (7 or more) — Needs a conditional use permit
- Child care center — Needs a site plan review permit
- Church or place of worship — Needs a conditional use permit
When a different number applies
The code sets other values for particular lots, buildings or locations in R-OV:
- Minimum front setback: 10 ft — Porches § 20.16.030
Not on this page
We did not find a general stories, lot coverage, FAR limit for R-OV in the zoning tables we read. The code may still set one elsewhere — check the Merced Municipal Code.
Other Merced zoning districts
Who this affects
Frequently asked questions
What is the maximum building height in Merced's R-OV zone?
35 ft — Merced Municipal Code § 20.16.030.
What is the minimum front setback in Merced's R-OV zone?
15 ft — Merced Municipal Code § 20.16.030.
What is the minimum side setback in Merced's R-OV zone?
5 ft — Merced Municipal Code § 20.16.030.
What is the minimum rear setback in Merced's R-OV zone?
10 ft — Merced Municipal Code § 20.16.030.
What is the minimum lot size in Merced's R-OV zone?
3,000 sq. ft. — Merced Municipal Code § 20.16.030.
General information, not legal advice.
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