Modesto · Zoning · R-1
Modesto R-1 zoning: height, setbacks and lot size
In Modesto's R-1 zone, generally buildings can be up to 30 ft (2 stories) tall, the front setback is 15 ft and the minimum lot size is 5,000 sq ft, with the conditions listed below (Modesto code, read October 2026).
Key points
- Maximum building height: 30 ft (or 2 stories, whichever is less)
- Maximum number of stories: 2 stories (or 30 ft, whichever is less)
- Minimum front setback: 15 ft (Buildings, except garage, carport, parking space)
- Minimum side setback: 5 ft (Main building, one-story portion)
- Minimum rear setback: 10 ft (Main building, one-story portion)
- Minimum lot size: 5,000 sq ft (Interior lot; the minimum does not apply to accessory dwelling units)
- Maximum lot coverage: 50% (Interior lot)
- Maximum density: 10.9 dwelling units per net acre
R-1 is a zoning district in Modesto. Every value below was read from the Modesto 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-1
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 | 30 ft Applies: or 2 stories, whichever is less § 10-4.102 · code textTable row “Structure (maximum height in stories/feet, whichever is less)”, column “R-1”: 2/30 |
|---|---|
| Maximum number of stories | 2 stories Applies: or 30 ft, whichever is less § 10-4.102 · code textTable row “Structure (maximum height in stories/feet, whichever is less)”, column “R-1”: 2/30 |
| Minimum front setback | 15 ft Applies: Buildings, except garage, carport, parking space § 10-4.102 · code textTable row “Buildings (except garage, carport, parking space)”, column “R-1”: 15 |
| Minimum side setback | 5 ft Applies: Main building, one-story portion § 10-4.102 · code textTable row “Buildings, Main - One Story Portion”, column “R-1”: 5 |
| Minimum rear setback | 10 ft Applies: Main building, one-story portion § 10-4.102 · code textTable row “Buildings, Main - One Story Portion”, column “R-1”: 10 |
| Minimum lot size | 5,000 sq ft Applies: Interior lot; the minimum does not apply to accessory dwelling units § 10-4.102 · code textTable row “Interior Lot”, column “R-1”: 5,000 |
| Maximum lot coverage | 50% Applies: Interior lot § 10-4.102 · code textTable row “Interior Lot”, column “R-1”: 50 |
| Maximum density | 10.9 dwelling units per net acre § 10-4.104 · code textIn the R-1 zone, there shall be a maximum density of 10.9 dwelling units per net acre. |
Uses in R-1
Uses the code's use tables allow in R-1, or allow with a permit. Each links to its page with the code section.
- Single-family home — Allowed
- Senior or assisted living — Needs a conditional use permit
- Child care center — Needs a conditional use permit
When a different number applies
The code sets other values for particular lots, buildings or locations in R-1:
- Minimum side setback: 10 ft — Main building, two-story portion, whether or not adjacent to R-1 § 10-4.102
- Minimum rear setback: 15 ft — Main building, two-story portion § 10-4.102
- Minimum lot size: 5,500 sq ft — Corner lot; the minimum does not apply to accessory dwelling units § 10-4.102
- Maximum lot coverage: 55% — Corner lot § 10-4.102
Not on this page
We did not find a general FAR limit for R-1 in the zoning tables we read. The code may still set one elsewhere — check the Modesto Municipal Code.
Other Modesto zoning districts
Who this affects
Frequently asked questions
What is the maximum building height in Modesto's R-1 zone?
30 ft (or 2 stories, whichever is less) — Modesto Municipal Code § 10-4.102.
What is the maximum number of stories in Modesto's R-1 zone?
2 stories (or 30 ft, whichever is less) — Modesto Municipal Code § 10-4.102.
What is the minimum front setback in Modesto's R-1 zone?
15 ft (buildings, except garage, carport, parking space) — Modesto Municipal Code § 10-4.102.
What is the minimum side setback in Modesto's R-1 zone?
5 ft (main building, one-story portion) — Modesto Municipal Code § 10-4.102.
What is the minimum rear setback in Modesto's R-1 zone?
10 ft (main building, one-story portion) — Modesto Municipal Code § 10-4.102.
General information, not legal advice.
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