17.220.410 M-2(S) zone-Permitted uses.
A. The following uses are permitted by right in the M-2(S) zone, subject to the limitations specified:
Use | Limitations
1. Residential Uses |
Dwelling, multi-unit | Permitted in the central city, subject to special use regulations in section 17.228.117
Low barrier navigation center | Permitted in the central city
Residential care facility |
Residential hotel | Permitted in the central city, subject to special use regulations in section 17.228.112
Temporary residential shelter (100 or fewer individuals) | Subject to special use regulations in section 17.228.600 et seq.
2. Commercial and Institutional Uses |
Adult entertainment business | Subject to special use regulations in section 17.228.102
Amusement center, indoor |
Assembly-cultural, religious, social | Subject to special use regulations in section 17.228.128
Athletic club; fitness studio |
Auto-sales, storage, rental | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform
Auto service, repair | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform
Childcare center | Subject to special use regulations in section 17.228.113
College extension |
Commercial service | This use is limited to 40,000 gross square feet; if use exceeds this limitation, a conditional use permit is required;
| Area calculation does not include areas that are not publicly accessible
Community clinic | Permitted if—1. Use is limited to 10,000 gross square feet per parcel, or up to 25% of gross floor area of a building(s) per parcel, whichever is greater; or2. Use—a) does not exceed 40,000 gross square feet per parcel; b) is in a building with an FAR of 0.4 or greater; and c) is located within ¼ mile of the center of a light rail station platform.Subject to special use regulations in section 17.228.118 .
Community market | Subject to special use regulations in section 17.228.124
Equipment-rental, sales yard | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform;
| Repair work permitted if confined to building
Gas station | Gas stations capable of simultaneously fueling not more than 10 vehicles are permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform;
| Repair work permitted if confined to building
Hotel; motel | Permitted if the project does not involve the demolition or conversion of multi-unit dwellings that exist or are under construction
Hotel; motel |
Laundromat, self-service |
Library; archive |
Mini storage; locker building | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform;
| Subject to special use regulations in section 17.228.106
Mobilehome-sales, storage | Repair work is permitted if confined to a building
Mortuary; crematory |
Museum |
Non-profit organization, food preparation for off-site consumption | Entire business, including storage and display, shall be conducted within a building
Non-profit organization, food storage and distribution | Entire business, including storage and display, shall be conducted within a building
Nonresidential care facility |
Office | Permitted if—1. Use is limited to 10,000 gross square feet per parcel, or up to 25% of gross floor area of a building(s) per parcel, whichever is greater; or2. Use—a) does not exceed 40,000 gross square feet per parcel; b) is in a building with an FAR of 0.4 or greater; and c) is located within ¼ mile of the center of a light rail station platform.
Plant nursery | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform
Restaurant |
Retail store | This use is limited to 40,000 gross square feet; if use exceeds this limitation, a conditional use permit is required;
| Area calculation does not include areas that are not publicly accessible
School-dance, music, art, martial arts |
School, vocational |
Theater |
Tobacco retailing | Permitted in a store that has greater than 15,000 square feet of gross floor area if the total area of shelving allocated to tobacco products and tobacco paraphernalia does not exceed 250 square feet.
Towing service; vehicle storage yard | Subject to special use regulations in section 17.228.107
Transit vehicle-service, repair, storage |
Veterinary clinic; veterinary hospital | Entire business to be conducted within a building, and no outdoor boarding of animals is allowed; a conditional use permit is required if animals are boarded outside, or entire business is not conducted within a building
Wholesale store | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform
3. Industrial and Agricultural Uses |
Aquaculture | Subject to special use regulations in section 17.228.810 et seq.
Cannabis testing | Subject to special use regulations in article IX of chapter 17.228
Contractor storage yard |
Laboratory, research |
Lumber yard, retail |
Manufacturing, service, and repair | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform
Passenger terminal |
Railroad ROW | May be used for railroad tracks or spur tracks;
| Loading and unloading platforms or structures may be located on a railroad right-of-way only if: (i) the abutting property is located within a C-4 or M zone, and (ii) no residential zoning is within 300 feet of said facility on the same side of the right-of-way
Railroad yard, shop |
Solar energy system, commercial (city property) | Allowed in this zone and exempt from the provisions of this title
Terminal yard, trucking |
Tractor or heavy truck sales, storage, rental |
Tractor or heavy truck service, repair |
Warehouse; distribution center | Permitted if use is located greater than ½ mile from the center of an existing or proposed light rail station platform
B. Conditional uses. The following uses in the M-2(S) zone require approval of a conditional use permit, subject to the limitations specified:
Use | Limitations | Level of Review: Planning and Design Commission (PDC); Zoning Administrator (ZA); or City Council (CC)
1. Residential Uses | |
Dwelling, multi-unit | Permitted outside the central city if use is located less than ¼ mile from the center of a light rail station platform; Subject to special use regulations in section 17.228.117 | ZA
Low barrier navigation centers | Permitted outside the central city if use is located less than ¼ mile from the center of a light rail station platform | ZA
Mobilehome park | | PDC
Residential hotel | Permitted outside the central city if use is located less than ¼ mile from the center of a light rail station platform, subject to special use regulations in section 17.228.112 | ZA
Temporary residential shelter (more than 100 individuals) | Subject to special use regulations in section 17.228.600 et seq. | ZA
2. Commercial and Institutional Uses | |
Adult-related establishment | Subject to special use regulations in section 17.228.103 | PDC
Alcoholic beverage sales, off-premises consumption | Subject to special use regulations in section 17.228.108 | PDC
Amusement center, outdoor | | PDC
Auto-sales, storage, rental | Permitted with a conditional use permit, subject to special use regulations in section 17.228.127, if- | PDC
| 1. Use is located within ¼ mile from the center of an existing or proposed light rail station platform and the entire business, including storage and display, is conducted within a building; or |
| 2. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform. |
Auto-service, repair | Permitted with a conditional use permit if use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127 | PDC
Bar; nightclub | Subject to special use regulations in section 17.228.108 | PDC
Cannabis consumption lounge | Subject to special use regulations in article IX of chapter 17.228 | PDC
Cannabis dispensary | Subject to special use regulations in article IX of chapter 17.228 | ZA/PDC
Cardroom | Subject to licensing regulations in chapter 5.32; | PDC
| A cardroom may not be located within 1,000 feet, measured from the nearest property lines of the affected parcels, from another cardroom; |
| Notwithstanding section 17.232.050, a conditional use permit is not required to enlarge a cardroom on a greater portion of the building or lot on which it is located or to relocate the cardroom to another location on the same lot |
Cemetery | | PDC
Check-cashing center | Subject to special use regulations in section 17.228.121 | PDC
College campus | | PDC
Commercial service | Permitted with a conditional use permit if use exceeds 40,000 gross square feet; permitted by right if use does not exceed 40,000 gross square feet; | ZA
| Area calculation does not include areas that are not publicly accessible |
Correctional facility | | PDC
Drive-in theater | | PDC
Drive-through restaurant | Permitted with a conditional use permit if- | PDC
| 1. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127; or |
| 2. Use is located greater than ½ mile from the center of an existing or proposed light rail station platform. |
| Prohibited in the Central City unless the drive-through facility is within 500 feet of freeway right-of-way. |
| Subject to special use regulations in section 17.228.109 |
Equipment-rental, sales yard | Permitted with a conditional use permit if use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127; | PDC
| Repair work permitted if confined to building |
Firearms business | | PDC
Gas station | Gas stations capable of simultaneously fueling not more than 10 vehicles are permitted with a conditional use permit if use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127. | PDC
| Gas stations capable of simultaneously fueling more than 10 vehicles are permitted with a conditional use permit if |
| 1. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform and within 500 feet of a freeway right-of-way, roadway with six or more lanes, or city truck route or Surface Transportation Assistance Act truck route designated by the city council, subject to special use regulations in section 17.228.127; or |
| 2. Use is located greater than ½ mile from the center of an existing or proposed light rail station platform and within 500 feet of a freeway right-of-way, roadway with six or more lanes, or city truck route or Surface Transportation Assistance Act truck route designated by the city council (subject to the council call-up provisions in section 17.228.127). |
| Repair work permitted if confined to building |
Golf course; driving range | | PDC
Gun range; rifle range | Shall, at a minimum, meet the requirements established by the National Rifle Association for ranges | PDC
Hotel; motel | Allowed with a conditional use permit if the project involves the demolition or conversion of multi-unit dwellings that exist or are under construction | PDC
Kennel | | ZA
Mini storage; locker building | Permitted with a conditional use permit if use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127; |
| Subject to special use regulations in section 17.228.106 | PDC
Non-profit organization, meal service facility | | PDC
Office | | PDC
Outdoor market | In granting a conditional use permit the zoning administrator may consider the traffic, safety of vehicular and non-vehicular access, adequacy of bicycle parking, noise, hours of operation, and any applicable development standards related to the proposed outdoor market | ZA
Plant nursery | Permitted with a conditional use permit if use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127 | PDC
Retail store | Permitted with a conditional use permit if use exceeds 40,000 gross square feet; permitted by right if use does not exceed 40,000 gross square feet; | ZA
| Area calculation does not include areas that are not publicly accessible |
School, K-12 | | PDC
Stand-alone parking facility | The zoning administrator may waive the development standards stated in sections 17.608.040 and 17.612.020 | ZA
Superstore | Subject to special use regulations in section 17.228.119 | PDC
Tobacco retailing | Permitted with a conditional use permit in a store that has 15,000 square feet or less of gross floor area or allocates more than 250 square feet of shelving to tobacco products and tobacco paraphernalia. | ZA
Veterinary clinic; veterinary hospital | Allowed with a conditional use permit if animals are boarded outside or entire business is not conducted within a building | ZA
Wholesale store | Permitted with a conditional use permit if use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127 | PDC
3. Industrial and Agricultural Uses | |
Airport | | PDC
Animal slaughter | | PDC
Antenna; telecommunications facility | Subject to special use regulations in section 17.228.300 et seq. | PDC
Auto dismantler | | PDC
Boat dock; marina | | PDC
Cannabis production | Subject to special use regulations in article IX of chapter 17.228If use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127 | ZA
Community garden, private | Subject to special use regulations in section 17.228.810 et seq. | ZA
Fuel storage yard | Subject to special use regulations in section 17.228.120 | PDC
Hazardous waste facility | Must be consistent with the provisions of the Sacramento County hazardous waste management plan | PDC
Heliport; helistop | Subject to special use regulations in section 17.228.114 | PDC
High voltage transmission facility | Subject to special use regulations in section 17.228.500 et seq. | CC
Junk yard | | PDC
Livestock yard | | PDC
Manufacturing, service, and repair | Permitted with a conditional use permit if use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127 | PDC
Market garden | Subject to special use regulations in section 17.228.810 et seq. | ZA
Recycling facility | Subject to special use regulations in section 17.228.400 et seq. | ZA/PDC
Solar energy system, commercial (non-city property) | Subject to special use regulations in section 17.228.123 | ZA
Solid waste landfill | | PDC
Solid waste transfer station | | PDC
Surface mining operation | Subject to provisions of chapter 17.720 | PDC
Warehouse; distribution center | Permitted with a conditional use permit if use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127 | PDC
Well-gas, oil | | PDC
C. Accessory uses. The following uses are permitted in the M-2(S) zone when accessory to a permitted or conditional use, subject to the limitations specified:
Use | Limitations
Accessory antenna |
Accessory drive-through facility | Subject to special use regulations in section 17.228.110
Childcare, in-home (family day care home) |
Common area |
Dwelling unit, accessory | Subject to special use regulations in section 17.228.105
Dwelling unit, junior accessory | Subject to special use regulations in section 17.228.105
Family care facility |
Family day care facility |
Home occupation | Subject to special use regulations in section 17.228.200 et seq.
Private garden | Subject to special use regulations in section 17.228.810 et seq.
Recycling facility, convenience | Subject to special use regulations in section 17.228.400 et seq.
Tasting room, on-site | Limited to on-site consumption and off-site sales of malt beverages or wine produced on the premises
Urban beekeeping | Subject to section 9.44.330
Watchperson's quarters | The structure shall be limited to 1,000 square feet
D. Prohibited uses. All uses not listed as permitted, conditional, or accessory uses shall be prohibited in the M-2(S) zone. (Ord. 2026-0011 § 12; Ord. 2026-0010 § 13; Ord. 2026-0001 § 20; Ord. 2025-0007 § 17; Ord. 2024-0054 § 33; Ord. 2024-0051 § 13; Ord. 2024-0017 § 39; Ord. 2021-0024 § 15; Ord. 2021-0023 § 35; Ord. 2020-0025 § 17; Ord. 2020-0021 § 36; Ord. 2020-0012 § 11; Ord. 2019-0027 § 18; Ord. 2019-0008 § 5; Ord. 2018-0055 § 11; Ord. 2017-0061 § 57; Ord. 2017-0059 § 10; Ord. 2017-0056 § 10; Ord. 2017-0029 § 8; Ord. 2017-0028 § 9; Ord. 2016-0050 § 10; Ord. 2016-0016 § 13; Ord. 2016-0006 § 9; Ord. 2016-0001 § 27; Ord. 2015-0005 § 35; Ord. 2013-0020 § 1; Ord. 2013-0018 § 21; Ord. 2013-0007 § 1)
