Modesto · Land use · Apartment building
Where is an apartment building (multifamily housing) allowed in Modesto?
In Modesto, an apartment building (multifamily housing) is allowed in 4 base zones (R-2, R-3, MU-P and MU-H), needs a conditional use permit in 4 (P-O, C-1, C-2 and C-3) and not allowed in 4 (Modesto use tables, read October 2026).
Key points
- Allowed: R-2, R-3, MU-P and MU-H
- Needs a permit: P-O, C-1, C-2 and C-3
- Not allowed: R-1, C-M, M-1 and M-2
Find your lot's zone on the city zoning map, then read its row. Every status below was read from the Modesto Municipal Code use tables (read October 2026). Base zones only. General information, not legal advice — check with the city before you apply.
Zones where an apartment building (multifamily housing) can go
Modesto's code calls this use “Multiple Family”. Each row links to the use table it comes from. A zone marked “see note” has a condition in the code, for example upper floors only or a larger lot.
| Zone | Status | Code |
|---|---|---|
| R-2 Medium Density Residential | Allowed | Chapter 3 — LAND USE REGULATIONS |
| R-3 Medium-High Density Residential | Allowed | Chapter 3 — LAND USE REGULATIONS |
| MU-P Mixed Use Pedestrian Oriented | Allowed | Chapter 3 — LAND USE REGULATIONS |
| MU-H Mixed Use Highway Oriented | Allowed | Chapter 3 — LAND USE REGULATIONS |
| P-O Professional Office | Needs a conditional use permit | Chapter 3 — LAND USE REGULATIONS |
| C-1 Neighborhood Commercial | Needs a conditional use permit | Chapter 3 — LAND USE REGULATIONS |
| C-2 General Commercial | Needs a conditional use permit | Chapter 3 — LAND USE REGULATIONS |
| C-3 Highway Commercial | Needs a conditional use permit | Chapter 3 — LAND USE REGULATIONS |
Zones where it is not allowed
What else applies
- Notes column: See Sections 10-9.1002 b 3, 10-9.1002 b 5, and 10-4.115 . ADUs and JADUs are allowed in conjunction with multiple family development on commercial properties for which a CUP has been issued in accordance with Section 10-4.115 .
- State law: State laws such as AB 2011, SB 6 and the density bonus law can allow homes on some commercial sites, or more units than this table shows.
- Not covered here: P-D Planned Development zone (uses set by each ordinance, 10-7.103); SP-H Specific Plan-Holding zone (own short use list in 10-7.402/403); Downtown Core zone (referenced in 10-3.203, no table in the text). Overlay zones and specific plans can also change the answer.
Other uses in Modesto
Who this affects
Frequently asked questions
Can I have an apartment building (multifamily housing) in the P-O zone in Modesto?
Only with a conditional use permit. Modesto's use table lists it that way in P-O (Professional Office) (Chapter 3 — LAND USE REGULATIONS).
Can I have an apartment building (multifamily housing) in the R-1 zone in Modesto?
No. Modesto's use table does not allow it in R-1 (Low Density Residential) (Chapter 3 — LAND USE REGULATIONS).
Can I have an apartment building (multifamily housing) in the R-2 zone in Modesto?
Yes. Modesto's use table lists it as allowed in R-2 (Medium Density Residential) (Chapter 3 — LAND USE REGULATIONS).
General information, not legal advice.
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