Article 40.13 — DOWNTOWN DAVIS ZONES

This article sets forth the standards for building form, land use and other topics, such as signage and landscape, within downtown zones. These standards reflect the community's vision for implementing the intent of the General Plan and Downtown Davis Specific Plan (specific plan) to ensure development that reinforces the highly valued character and scale of Downtown Davis' walkable urban center, neighborhoods, and corridors. This article and Article 40.14 (Supplemental to Downtown Zones) are referred to collectively as "the Downtown Code." (Ord. 2637, 1/17/2023)

• (a) The standards in this article apply to all proposed development within Downtown Zones as identified below, and shall be considered in combination with the standards in Article 40.14 (Supplemental to Downtown Zones). If there is a conflict between any adopted standards and the standards included herein, the stricter standards shall apply.

  • (1) Site Standards. The standards of Section 40.14.020 (Site standards) apply to the following:

    • (A) Wherever a project requires site development plan approval in accordance with Article 40.31 (Site Plan and Architectural Approval) or when otherwise required by this article. The following sections also apply: Sections 40.27.010 , 40.27.020 , 40.27.030 , 40.27.060 , 40.27.090 , 40.27.100 , 40.27.110 , 40.27.120 .

    • (B) Site plan and architectural approval for redevelopment on the properties located at 500 and 506 G Street (former Hibbert Lumber site and adjacent related office property) shall be reviewed by the planning commission.

    • (C) Ministerial Review of Qualifying Residential Developments. The following sites located within the Downtown Davis Zones and identified as vacant and underutilized sites for housing (Table 62) in the City of Davis 2021-2029 Housing Element Update may be processed ministerially (i.e. "building permit only") as described herein: (i) Site 1 (eight parcels located between 2nd and 3rd Streets and E and F Streets); (ii) Site 3 (240 G Street); (iii) Site 11 (907 4th Street); and any additional sites that may be identified and added to the Housing Element Site Inventory.

Housing developments must provide a minimum of twenty percent of the total project units as affordable for lower income households and comply with the city's applicable objective requirements, including, but not limited to, the Form Based Code and Objective Design Standards for Ministerial Residential Developments. Where there is a conflict between the requirements of the Form Based Code and the Objective Design Standards for Ministerial Residential Developments, the provisions of the Form Based Code will prevail.

• (2) Screening. The standards of Section 40.14.030 (Screening) apply to all new development, and improvements to existing development.

• (3) Landscaping. The standards of Section 40.14.040 (Landscaping) and Article 40.42 (Water Efficient Landscaping) apply to all new development, and improvements to existing development.

• (4) Parking. The standards of Section 40.14.050 (Parking and loading) apply to new development, changes in land use, changes in intensity of buildings or structures made after the effective date of the ordinance codified in this article that cause an increase or decrease of twenty-five percent or greater in gross floor area, seating capacity, or number of dwelling units, and/or parking spaces.

• (5) Building Types. The standards of Section 40.14.070 (Specific to building types) apply to new buildings, additions over fifteen percent (except public safety buildings) and facade renovations along front or side street facades (except public safety buildings).

• (6) Massing, Facade and Architectural Elements. The standards of Section 40.14.080 (Specific to massing, facade and architectural elements) apply to new buildings, building facade renovation facing a street or civic space (except public safety and historic resource buildings).

• (7) Frontage Types. The standards of Section 40.14.090 (Specific to frontage types) apply to new buildings, building facade renovation facing a street or civic space (except public safety and historic resource buildings), and private property improvements along front or side street and modifications of pedestrian entry along front or side street.

  • (8) New Civic Space. The standards of Section 40.14.100 (Specific to civic spaces) apply to developments of sites greater than one and one-half acres.

  • (9) Sign Types. The standards of Section 40.14.110 (Specific to sign types) apply to on-site signs in any downtown zone. New or modified signs regulated by Section 40.14.110 (Specific to sign types) shall not be erected or displayed until a sign and/or building permit is obtained.

  • (10) General. From the allowed types for the zone, and in compliance with the listed standards, each building site must include a primary building type, at least one private frontage type, and at least one use type. Building types, private frontage types, sign types, and use types not listed in the zone's standards are not allowed in that zone.

  • (11) New Streets. A new street is required in the locations identified on the regulating plan when there is new or modified vehicular access, a new building, a building renovation or addition over fifteen percent or development over one and one-half acres in total area. When designing a new street or retrofitting an existing street, the public works department standards apply.

• (b) The standards in this article shall be considered in combination with the relevant standards in Article 40.23 (Historic Resources Management), Article 40.26 (Special Uses), and Article 40.14 (Supplemental to Downtown Zones). In downtown zones, Article 40.27 (Exceptions and Modifications) is superseded by this article. If there is a conflict between any standards, the more restrictive standards shall apply. Section 40.13.060(a) (Relationship to Chapter 40, Zoning) identifies the relationship of this article and Article 40.14 to existing articles in Chapter 40 (Zoning).

• (c) Rules of Construction. "Shall" is always mandatory and not permissive. "May" is permissive. "Should" is advisory and identifies guidance provided by the city in implementation of these regulations. Words used in the present tense include the future, words used in the singular include the plural, and the plural includes the singular, unless the context clearly indicates the contrary. The applicable requirements of this code apply so as to not require stating the phrase "and all applicable requirements" throughout this Code.

• (d) Conjunctions. Unless the context clearly indicates otherwise, the following conjunctions shall be interpreted as follows:

  • (1) "And" indicates that all connected items or provisions apply;

• (2) "Or" indicates that the connected items or provisions may apply; and

  • (3) "Either/or" indicates that the connected items or provisions apply singly but not in combination.

• (e) Public Facilities. Public facilities owned by the City of Davis within downtown zones shall be exempt from the provisions and standards of Article 40.13 (Downtown Davis Zones) and Article 40.14 (Supplemental to Downtown Zones).

• (Ord. 2637, 1/17/2023; Ord. 2653, 1/9/2024; Ord. 2677, 11/4/2025)

Applications for new buildings, new uses, signage improvements, and modifications are to be processed as identified in the following diagrams, using the City of Davis procedures and requirements in Articles 40.30 through 40.36.

• (a) Quick Code Guides: New or Modified Building.

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(b) Quick Code Guides: New or Expanded Use.

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(c) Quick Code Guides: New or Modified Signage.

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(Ord. 2637, 1/17/2023)

The Downtown Davis Specific Plan refines the Davis General Plan vision for the Downtown Davis Specific Plan boundaries consistent with the 2018 community vision. The updated policy direction and land use designations in the Downtown Davis Specific Plan represent the refined community

vision and direction for the zoning and standards. The zoning and standards that implement the Downtown Davis Specific Plan are provided in the Articles 40.13 and 40.14 of the Davis Municipal Code.

(Ord. 2637, 1/17/2023)

The Downtown Code consists of Articles 40.13 and 40.14, which implement the updated policy direction and land use designations in the Downtown Davis Specific Plan through specific zoning districts and standards. The zoning districts are mapped on the official City of Davis Zoning Map. (Ord. 2637, 1/17/2023)

• (a) The areas within the core area infill district (C-I) that coincide with the boundaries of the Downtown Davis Specific Plan shall be regulated by the Downtown Code.

• (b) The areas within the core area combining district (C-D) that coincide with the boundaries of the Downtown Davis Specific Plan shall be regulated by the Downtown Code.

• (c) The areas within the downtown and traditional neighborhood overlay district (DTRN) that coincide with the boundaries of the Downtown Davis Specific Plan shall be regulated by the Downtown Code.

• (d) The areas within the central commercial district (C-C) that coincide with the boundaries of the Downtown Davis Specific Plan shall be regulated by the Downtown Code.

• (e) The areas within the mixed use district (MU-D) that coincide with the boundaries of the Downtown Davis Specific Plan shall be regulated by the Downtown Code.

• (Ord. 2637, 1/17/2023)

The zones established in this article are mapped on the official City of Davis Zoning Map. Figures 40.13.070.B and 40.13.070.C identify specific urban design requirements in order to implement the community vision. Figures 40.13.070.B and C do not depict the zoning for the parcels shown. Refer to the official City of Davis Zoning Map for the zoning of the property in question. These implementation requirements are further specified in Articles 40.13 and 40.14 of the Davis Municipal Code.

Figure 40.13.070.B: Davis Square

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Figure 40.13.070.C: Davis Commons

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(Ord. 2637, 1/17/2023)

The downtown zones are described in Articles 40.13 and 40.14, and each zone is established based on the intent of the desired physical form and character of the environments described in the Downtown Davis Specific Plan. These zones focus on mixed-use, walkable environments and range in function and intensity from primarily residential areas with a mix of building types of lower intensity (neighborhood-medium), to moderate intensity neighborhoods (neighborhood-large) and centers (Main Street-medium) and higher intensity commercial, retail, and residential areas along corridors and in neighborhoods (neighborhood-large and Main Street-large). The naming of the downtown zones is based on a spectrum of context types in Davis from less urban to more urban as listed below in Table 40.13.080.A (Spectrum of Context Types). Table 40.13.080.B (Overview of Downtown Zones) provides an overview of the Downtown Zones and their intent. This information is provided as a link between the Downtown Davis Specific Plan's direction and the detailed standards in each downtown zone.

Table 40.13.080.B: Overview of Downtown Zones Neighborhood-Medium (N-M Section 40.13.090)

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Table 40.13.080.B: Overview of Downtown Zones
Zone(s)
Neighborhood-Medium (N-M)
Desired Form
Medium Building Size
Attached and Detached Buildings
Medium Building Site Width
Small to Medium Building Footprint
Small to Medium Front Setbacks
Small to Medium Side Setbacks
Up to 4 Stories
Up to 3 Stories; see Zoning Map
Min. 9' Ground Floor Ceiling Height
Porches, Stoops, Dooryards
General Use
Primarily residential with neighborhood supporting uses in ancillary buildings and at corners.
Intent
A walkable, urban neighborhood environment with small to medium footprint, moderate-intensity
housing choices from Cottage Courts to Multiplex Large and Courtyard Buildings, supporting and
within short walking distance of neighborhood-serving retail and services.
Neighborhood Large (N-L Section 40.13.100)
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Table 40.13.080.B: Overview of Downtown Zones
Zone(s)
Neighborhood-Large (N-L)
Desired Form
Medium to Large Building Size
Attached Buildings
Medium to Large Building Site Width
Medium to Large Building Footprint
Small to Medium Front Setbacks
Small to Medium Side Setbacks
Up to 5 Stories
Min. 10' Ground Floor Ceiling Height
Forecourts, Shopfronts, Terraces
General Use
Primarily residential with neighborhood supporting uses in ancillary buildings and at corners.
Intent
A walkable, urban neighborhood environment with large footprint, high-intensity housing choices
from Townhouses to Courtyard Buildings, supporting and within short walking distance of
neighborhood-serving retail and services.
Main Street-Medium (MS-M Section 40.13.110)
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Table 40.13.080.B: Overview of Downtown Zones
Zone(s)
Main Street-Medium (MS-M)
Desired Form
Medium Building Size
Primarily Attached Buildings
Medium Building Site Width
Medium Building Footprint
Small to None Front Setbacks
Small to None Side Setbacks
Up to 4 Stories
Up to 5 Stories, see Zoning Map
Min. 13' Ground Floor Ceiling Height
Forecourts, Shopfronts, Terraces, Galleries, Arcades
General Use
Ground floor retail, office, and service with residential and office in upper stories.
Intent
A walkable, vibrant district of medium footprint, moderate-intensity mixed-use buildings and
housing choices from Main Street Buildings to Courtyard Buildings and Townhouses, supporting
and within short walking distance of neighborhood-serving ground floor retail, food and services,
including indoor and outdoor artisanal industrial businesses.
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Table 40.13.080.B: Overview of Downtown Zones
Main Street-Large (MS-L Section 40.13.120)
Zone(s)
Main Street-Large (MS-L)
Desired Form
Medium to Large Building Size
Attached Buildings
Medium to Large Building Site Width
Medium to Large Building Footprint
No Front Setbacks
No Side Setbacks
Up to 5 Stories
Up to 7 Stories, see Zoning Map
Min. 13' Ground Floor Ceiling Height
Forecourts, Shopfronts, Terraces, Galleries, Arcades
General Use
Ground floor retail, office, and service with residential and office in upper stories.
Intent
A walkable, vibrant urban main street environment serving multiple neighborhoods with
commercial, retail, entertainment, and civic uses, public transportation, and large footprint, high-
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Table 40.13.080.B: Overview of Downtown Zones

intensity mixed-use buildings and housing choices from Main Street Buildings to Courtyard Buildings.

(Ord. 2637, 1/17/2023)

(a) Intent.

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A walkable, urban neighborhood environment with small to medium footprint, moderateintensity housing choices from Cottage Courts to Multiplex Large and Courtyard Buildings, supporting and within short walking distance of neighborhood-serving retail and services.

The following are generally appropriate form elements in this zone:

Medium Building Size Attached and Detached Buildings Medium Building Site Width Small to Medium Building Footprint Small to Medium Front Setbacks Small to Medium Side Setbacks Up to 4 Stories Up to 3 Stories, see Zoning Map Min. 9' Ground Floor Ceiling Height Porches, Stoops, Dooryards

(b) Building Types.

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Notes

• 1 Sites of at least 1.3 acres are required to include civic space and new street(s) per Section 40.14.100 (Specific to civic spaces).

• 2 Up to 1 cottage may contain up to 2 units.

• 3 Represents four townhouses side by side on corner lot.

• (c) Building Form.1

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Height (See zone to determine max height limit)

Height

Notes:

• 1 Lots abutting Designated Historic Resource are required to comply with Table 40.14.080.C (Historic Resource Adjacency Standards).

• 2 3 stories max./30' max. Highest top plate/35' max. Overall as mapped on official Zoning Map.

• 3 See Section 40.14.070 (Specific to building types) for refinements to height and massing standards.

• 4 Common entries for multifamily buildings may be at grade per local and federal accessibility standards.

• 5 In compliance with stormwater management requirements.

• (d) Building Placement.1

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Setback (Distance from ROW/Building Site Line)

Notes:

• 1 Lots abutting Designated Historic Resource identified in Zoning Map are required to comply with Table 40.14.080.C (Historic Resource Adjacency Standards).

• 2 Buildings on corner lots required to have equal architectural treatment on front and side street elevations.

Facades on a street or civic space shall be designed in compliance with Section 40.14.080 (Specific to massing, facades and architectural elements).

(e) Parking.

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(f) Encroachments.

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Notes:

• 1 3' max. height.

• 2 6' max. height; max. 4' when at alley and other ROW.

• 3 Driveway only allowed when no alley exists.

• 4 See Section 40.14.090 (Specific to frontage types) for further refinement of allowed encroachments.

(g) Frontages.

Note:

• 1 Allowed types further refined by building type standards.

(h) Streetscape.

(i) Signage.

(Ord. 2637, 1/17/2023; Ord. 2674, 3/18/2025)

(a) Intent.

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A walkable, urban neighborhood environment with large footprint, high-intensity housing choices from Townhouses to Courtyard Buildings, supporting and within short walking distance of neighborhood-serving retail and services.

The following are generally appropriate form elements in this zone:

Medium to Large Building Size Attached Buildings Medium to Large Building Site Width Medium to Large Building Footprint Small to Medium Front Setbacks Small to Medium Side Setbacks Up to 5 Stories Min. 10' Ground Floor Ceiling Height Forecourts, Shopfronts, Terraces

(b) Building Types.

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Notes

• 1 Sites of at least 1.3 acres are required to include civic space and new street(s) per Section 40.14.100 (Specific to civic spaces).

• 2 Represents four townhouses side by side; 18' wide, each with up to 3 stacked townhouse units.

• (c) Building Form.

1

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Height

Notes:

• 1 Lots abutting Designated Historic Resource are required to comply with Table 40.14.080.C (Historic Resource Adjacency Standards).

• 2 See Section 40.14.070 (Specific to building types) for refinements to height and massing standards.

• 3 Common entries for multifamily buildings may be at grade per local and federal accessibility standards.

• 4 Required when facing a street and/or public ROW.

• 5 In compliance with stormwater management requirements.

• (d) Building Placement.1

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Notes:

1 Lots abutting Designated Historic Resource identified in Zoning Map are required to comply with Table 40.14.080.C (Historic Resource Adjacency Standards).

2 Buildings on corner lots required to have equal architectural treatment on front and side street elevations

Facades on a street or civic space shall be designed in compliance with Section 40.14.080 (Specific to massing, facades and architectural elements).

(e) Parking.

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(f) Encroachments.

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Notes:

• 1 3' max. height.

• 2 8' max. height; max. 4' when at alley and other ROW.

• 3 Driveway only allowed when no alley exists and per Section 40.13.100.E (Parking).

• 4 See Section 40.14.090 (Specific to frontage types) for further refinement of allowed encroachments.

• 5 Balconies only.

• (g) Frontages.

Notes:

1 Allowed types further refined by building type standards.

(h) Streetscape.

(i) Signage.

(Ord. 2637, 1/17/2023; Ord. 2674, 3/18/2025)

(a) Intent.

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A walkable, vibrant district of medium footprint, moderate-intensity mixed-use buildings and housing choices from Main Street Buildings to Courtyard Buildings and Townhouses, supporting and within short walking distance of neighborhoodserving ground floor retail, food and services, including indoor and outdoor artisanal industrial businesses.

The following are generally appropriate form elements in this zone:

Medium Building Size Primarily Attached Buildings Medium Building Site Width Medium Building Footprint Small to None Front Setbacks Small to None Side Setbacks Up to 4 Stories Up to 5 stories, see Zoning Map Min. 13' Ground Floor Ceiling Height Forecourts, Shopfronts, Terraces, Galleries, Arcades

(b) Building Types.

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Notes:

• 1 Sites of at least 1.3 acres are required to include civic space and new street(s) per Section 40.14.100 (Specific to civic spaces).

• 2 Represents four townhouses side by side.

• (c) Building Form.

1

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Notes:

• 1 Lots abutting Designated Historic Resource are required to comply with Table 40.14.080.C (Historic Resource Adjacency Standards).

• 2 See Section 40.14.070 (Specific to building types) for refinements to height and massing standards.

• 3 5 stories max./55' max. highest top plate/65' max. overall as mapped in Zoning Map.

• 4 Common entries for multifamily buildings may be at grade per local and federal accessibility standards.

• 5 Required when facing a street and/or public ROW.

• 6 In compliance with stormwater management requirements.

• (d) Building Placement.1

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Setback (Distance from ROW/Building Site Line)

Notes:

• 1 Lots abutting Designated Historic Resource identified in Zoning Map are required to comply with Table 40.14.080.C (Historic Resource Adjacency Standards).

• 2 Buildings on corner lots required to have equal architectural treatment on front and side street elevations.

Facades on a street or civic space shall be designed in compliance with Section 40.14.080 (Specific to massing, facades and architectural elements).

(e) Parking.

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(f) Encroachments.

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Notes:

• 1 3' max. height.

• 2 8' max. height; max. 4' when at alley and other ROW.

• 3 Driveway only allowed when no alley exists and per Section 40.13.110.E (Parking).

• 4 See Section 40.14.090 (Specific to frontage types) for further refinement of allowed encroachments.

• 5 Balconies only.

• (g) Frontages.

Note:

• 1 Allowed types further refined by building type standards.

• (h) Streetscape.

• (i) Signage.

(Ord. 2637, 1/17/2023; Ord. 2674, 3/18/2025)

(a) Intent.

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A walkable, vibrant urban main street environment serving multiple neighborhoods with ground floor commercial, retail, food, entertainment, and civic uses in large footprint, high-intensity mixed-use buildings and housing choices from Main Street Buildings to Courtyard Buildings, served by public transportation.

The following are generally appropriate form elements in this zone:

Medium to Large Building Size Attached Buildings Medium to Large Building Site Width Medium to Large Building Footprint No Front Setbacks No Side Setbacks Up to 5 Stories Up to 7 Stories, see Zoning Map. Min. 13' Ground Floor Ceiling Height Forecourts, Shopfronts, Terraces, Galleries, Arcades

(b) Building Types.

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Note:

• 1 Sites of at least 1.3 acres are required to include civic space and new street(s) per Section 40.14.100 (Specific to civic spaces).

1

• (c) Building Form .

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Height

50' max. distance between entries to ground floor uses.

Loading docks, overhead doors, and other service entries shall be screened and not located on front street facades.

Notes:

• (d) Building Placement.1

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Front 90% min. Side Street 80% min.

Notes:

• 1 Lots abutting Designated Historic Resource identified in Zoning Map are required to comply with Table 40.14.080.C (Historic Resource Adjacency Standards).

• 2 Buildings on corner lots required to have equal architectural treatment on front and side street elevations.

Facades on a street or civic space shall be designed in compliance with Section 40.14.080 (Specific to massing, facades and architectural elements).

• (e) Parking.

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(f) Encroachments.

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Notes:

• 1 3' max. height.

• 2 8' max. height; max. 4' when at alley and other ROW.

• 3 Driveway only allowed when no alley exists and per Section 40.13.120.E (Parking).

• 4 See Section 40.14.090 (Specific to frontage types) for further refinement of allowed encroachments.

• 5 Balconies only.

(g) Frontages

1 Allowed types further refined by building type standards.

Note:

• (h) Streetscape.

• (i) Signage.

Note:

1 Only within 100' of street corner.

(Ord. 2637, 1/17/2023; Ord. 2674, 3/18/2025)

Table 40.13.130 identifies the permitted and conditional uses in each zone, any additional requirements and the type of approval and/or permit required to authorize the use. In cases where a proposed use is similar in character to an allowed use in the zone, a similar use determination may be made by the director pursuant to Section 40.27.090 of the Davis Zoning Code. Accessory uses customarily appurtenant to a permitted use are also allowed, as determined by the director.

ditional requirements and the type of approval and/or permit required to authorize the use. In cases where a proposed use is similar in character to an allowed use in the zone, a similar use determination may be made by the director pursuant to Section 40.27.090 of the Davis Zoning Code. Accessory uses customarily appurtenant to a permitted use are also allowed, as determined by the director.

Notes:

1 All uses required to be in compliance with the frontage requirements in Section 40.14.090 (Specific to frontage types).

• 2 See requirements in Section 40.14.060 (Live/work units).

• 3 Max. 2,500 sf.

• 4 Only on sites fronting G Street between 2nd and 5th Streets, and building sites adjacent to railroad between 3rd and 5th Streets.

• 5 Not allowed on the ground floor within 30 feet of the sidewalk. Allowed on the ground floor along side streets if at least 60 feet from the front of the design site (in MS-M & MS-L Zones).

(Ord. 2637, 1/17/2023; Ord. 2674, 3/18/2025; Ord. 2677, 11/4/2025)