Chapter 3 — ZONING DISTRICTS

The purpose of this chapter is to establish "zoning districts" or "zones" consistent with the General Plan and to establish use and development regulations within those zoning districts. (Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013)

Base and overlay zones are hereby established consistent with the General Plan, with titles and purposes as set forth below.

• (a) Base Zones.

  • (1) RM Medium Density Residential. The purpose of the RM zone is to implement the provisions of the General Plan applicable to the Medium Density Residential land use classification.

  • (2) RMH Medium-High Density Residential. The purpose of the RMH zone is to implement the provisions of the General Plan applicable to the Medium-High Density Residential land use classification.

  • (3) RH High Density Residential. The purpose of the RH zone is to implement the provisions of the General Plan applicable to the High Density Residential land use classification.

  • (4) MUR Mixed Use with Residential. The purpose of the MUR zone is to implement the provisions of the General Plan applicable to the Mixed Use with Residential land use classification.

  • (5) MURS Mixed Use with Residential South. The purpose of the MURS zone is to implement the provisions of the General Plan applicable to the Mixed Use with Residential land use classification and the provisions of the Housing Element applicable to emergency shelters pursuant to Senate Bill 2, effective January 1, 2008.

  • (6) MUN Mixed Use with Nonresidential. The purpose of the MUN zone is to implement the provisions of the General Plan applicable to the Mixed Use with Nonresidential land use classification.

  • (7) OT Office/Technology. The purpose of the OT zone is to implement the provisions of the General Plan applicable to the Office/Technology land use classification.

  • (8) OT/DH Office/Technology Doyle-Hollis North. The purpose of the OT/DH zone is to implement the provisions of the General Plan applicable to the Office/Technology Doyle-Hollis North Area land use classification, and to allow a broader range of uses for existing property owners while still designating the area for future public park use pursuant to Resolution No. 10-152, adopted on September 21, 2010, and Ordinance No. 10-014, adopted on October 5, 2010.

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City of Emeryville, CA

EMERYVILLE CODE

9-3.102

9-3.102

• (9) INL Light Industrial. The purpose of the INL zone is to implement the provisions of the General Plan applicable to the Industrial land use classification in the areas east of Hollis Street north of 65th Street, and along Horton Street between Powell Street and Stanford Avenue.

• (10) INH Heavy Industrial. The purpose of the INH zone is to implement the provisions of the General Plan applicable to the Industrial land use classification in the area west of Hollis Street and north of 65th Street.

• (11) P Public. The purpose of the P zone is to implement the provisions of the General Plan applicable to the Public land use classification.

• (12) M Marina. The purpose of the M zone is to implement the provisions of the General Plan applicable to the Marina land use classification.

• (13) PO Park/Open Space. The purpose of the PO zone is to implement the provisions of the General Plan applicable to the Park/Open Space land use classification.

  • (14) SM Shoreline Management. The purpose of the SM zone is to implement the provisions of the General Plan applicable to the Park/Open Space land use classification and the Emeryville Shoreline Protection Ordinance of 1987.

  • (15) PUD Planned Unit Development. The purpose of the PUD zone is to encourage the creative development of large sites so as to permit flexibility in physical design, achieve attractive designs that encourage large-scale site planning, and ensure that the applicable provisions of the General Plan are established early in the formation of such development proposals, pursuant to the procedures in Article 10 of Chapter 7.

  • (16) UT Utilities/Transportation. The purpose of the UT zone is to establish use and development regulations consistent with the General Plan in the freeway and railroad corridors.

• (b) Overlay Zones.

  • (1) NH North Hollis Overlay. The purpose of the NH overlay zone is to implement the North Hollis Area Urban Design Program, including its Design Guidelines, adopted by Resolution No. 02-052 on April 16, 2002.

  • (2) PA Park Avenue District Overlay. The purpose of the PA overlay zone is to implement the Park Avenue District Plan, including its Design Guidelines, adopted by Resolution No. 06-158 on August 15, 2006.

  • (3) NR Neighborhood Retail Overlay. The purpose of the NR overlay zone is to implement the provisions of the General Plan applicable to the Neighborhood Retail overlay land use classification.

  • (4) RR Regional Retail Overlay. The purpose of the RR overlay zone is to implement the provisions of the General Plan applicable to the Regional Retail overlay land use classification.

  • (5) TH Transit Hub Overlay. The purpose of the TH overlay zone is to implement the provisions of the General Plan applicable to Major Transit Hubs.

  • (6) PP Pedestrian Priority Overlay. The purpose of the PP overlay zone is to implement

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City of Emeryville, CA

PLANNING REGULATIONS

9-3.102

9-3.103

the provisions of the General Plan applicable to Pedestrian Priority zones.

• (Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013)

The locations and boundaries of the zoning districts established by Section 9-3.102 are delineated on the following maps, which are made a part of these regulations by this reference:

• (a) Base Zones. Base zones are as shown on the Zoning Map in Figure 9-3.103(a).

• (b) Overlay Zones. Overlay zones are as shown on the Zoning Overlay Map in Figure 9-3.103(b).

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City of Emeryville, CA

9-3.103

9-3.103

EMERYVILLE CODE

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Figure 9-3.103(a): Zoning Map.

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City of Emeryville, CA

9-3.103

9-3.103

PLANNING REGULATIONS

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Figure 9-3.103(b): Zoning Overlay Map.

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City of Emeryville, CA

EMERYVILLE CODE

9-3.103

9-3.106

(Sec. 4 (part) (Exh. A), Ord. 16-006, eff. Dec. 1, 2016; Sec. 2, Ord. 14-010, eff. Oct. 2, 2014; Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013)

• (a) Zoning Districts Include Streets and Rights-of-Way. Where no zoning district is indicated on a public or private street or other right-of-way on the Zoning Map in Figure 9-3.103(a), the street or right-of-way shall be deemed to be included in the same zoning district as the closest abutting lot. If lots on opposite sides of the street or right-of-way are in the same zoning district, the street between them shall be deemed to be in that zoning district. If lots on opposite sides of the street or right-of-way are in different zoning districts, the zoning districts on each side of the street or right-of-way shall be deemed to extend to the centerline of the street or right-of-way.

• (b) Lots Split by Zone Boundaries. If a lot is in two (2) or more base zones on the Zoning Map in Figure 9-3.103(a), the zones indicated on the map shall apply to each portion of the lot, except that the entire lot may be deemed to be in one (1) of the zones shown on the map upon the granting of a conditional use permit pursuant to Article 5 of Chapter 7. Such a conditional use permit may be granted only if both of the following conditions are met:

  • (1) At least fifty percent (50%) of the lot area is already covered by the zone in question; and

  • (2) The entire lot could be included in said zone by shifting the zone boundary by not more than fifty feet (50') as measured perpendicularly to said boundary at any point.

• (c) PUDs and Overlay Zones. PUDs established prior to the adoption of these regulations are not subject to the provisions of the overlay zones indicated on the Zoning Overlay Map in Figure 9-3.103(b). PUDs established following the adoption of these regulations are subject to the provisions of the overlay zones indicated on the Zoning Overlay Map in Figure 9-3.103(b).

• (Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013)

See Chapter 4 for site development regulations that apply in two (2) or more zoning districts. (Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013)

See Chapter 5 for additional use and development regulations that apply in two (2) or more zoning districts.

(Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013)

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City of Emeryville, CA

Article 2 Uses Permitted, Conditionally Permitted, And Prohibited

The purpose of this article is to establish use regulations in the base and overlay zones, except in PUDs and the NH and PP overlay zones. Uses in PUDs are established in the relevant ordinances for each PUD; the NH and PP overlay zones do not include use regulations. (Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013)

Uses, as classified in Chapter 2 of this title, are permitted, conditionally permitted, or prohibited in base and overlay zones as indicated in Table 9-3.202. Uses not classified in Chapter 2 of this title are prohibited. The regulations for each use in each zone are established by letter designations as follows:

"P" designates a permitted use.

"C" designates a conditionally permitted use normally requiring a major conditional use permit pursuant to Article 5 of Chapter 7. Under certain circumstances, as set forth in Article 5 of Chapter 7, such uses may require a minor conditional use permit.

"CM" designates a conditionally permitted use normally requiring a minor conditional use permit pursuant to Article 5 of Chapter 7. Under certain circumstances, as set forth in Article 5 of Chapter 7, such uses may require a major conditional use permit.

"T" designates a temporary use requiring a temporary use permit pursuant to Article 6 of Chapter 7.

"X" designates a prohibited use.

Conditionally permitted uses are subject to the required findings in Article 5 of Chapter 7 and any additional findings for the zone that may be required by Articles 3 and 4 this chapter. Temporary uses are subject to the required findings in Article 6 of Chapter 7 and any additional findings for the zone that may be required by Articles 3 and 4 this chapter.

Use regulations in the overlay zones supersede those of the base zones. Where the indication in an overlay zone for a particular use is blank, the regulation of the base zone for that use is unchanged.

References to zone regulations applicable to specific uses are indicated by footnotes.

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City of Emeryville, CA

9-3.202

9-3.202

EMERYVILLE CODE

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Residential
Single Unit P X X X X X X X X X X X X X X
Two Unit P X X X X X X X X X X X X X X
Three and Four Multi-Unit P P P P P X X X X X X X X X X
Five or More Multi-Unit11 CM P P P P X X X X X X X X X X
Domestic Violence Shelter C C C C C X X X X X X X X X X
Group Residential
Small P P P P P X X X X X X X X X X
Large P P P P P X X X X X X X X X X
Employee Housing P P P P P X X X X X X X X X X
Mobile Home Park P X X X X X X X X X X X X X X
Residential Care Facility
Limited P P P P P X X X X X X X X X X
General P P P P P X X X X X X X X X X
Supportive Housing
Single or Two Unit P X X X X X X X X X X X X X X
Three or More Units CM P P P P X X X X X X X X X X
Transitional Housing
Single or Two Unit P X X X X X X X X X X X X X X
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City of Emeryville, CA

9-3.202

9-3.202

PLANNING REGULATIONS

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Three or More Units CM P P P P X X X X X X X X X X
Commercial and
Institutional
Adult Oriented Businesses
Retail X X X X X X X X X C7 X X X X X
Performance X X X X X X X X X C7 X X X X X
Animal Care and Sales
Grooming X X X P P P CM C C X X X X X X
Kennel/Animal Care X X X C C C C C C CM X X X X X
Pet Stores X X X C C CM X C X X X X X X X CM12
Veterinary Services X X X C C P CM C C X X X X X X
Arts and Entertainment
Gallery 11 X C1 C1 P P P C C C X C X X X X P12
Indoor Entertainment X X X C C P C C C X C X X X X
Outdoor Entertainment X X X X X C C C X X C C C C X
Banks and Financial
Institutions
Traditional Financial X X C1 P P P P P C X X X X X X
Institutions
Non-traditional Financial X X X X X X X X X X X X X X X C
Institutions
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9-3.202

9-3.202

EMERYVILLE CODE

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Business Services X X C1 P P P P P P C X X X X X
Colleges and Trade Schools X X X C C C CM C C X C X X X X
Community Assembly
Small X C1 C1 P P P CM C C X P X X X X P12
Large X X X CM CM C C C C X C X X X X
Day Care Centers X C1 C1 C C P C C C X P X X X X
Eating and Drinking
Establishments
Bars/Nightclubs/Lounges X X X C C C C C C6 X X C9 X X X C12
Restaurants C C C CM CM CM CM C C6 X X C9 C10 X X P12
Mobile Food Vendors X X X T T T T T T X T T T X X
Emergency Shelters X X X P P C C C P X C X X X X
Low Barrier Navigation X X X P P C C X P X C X X X X
Center
Funeral Homes, Mortuaries X X X C C C C X C X X X X X X
and Mausoleums
Health Care
Clinics and Medical X X C1 P P P CM C C X X X X X X
Offices 11
Hospitals X X X C C C C C X X X X X X X
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City of Emeryville, CA

9-3.202

9-3.202

PLANNING REGULATIONS

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Medical Laboratories (non- X X C1 P P P P C CM X X X X X X
research) 11
Instructional Services
Individual/Small Group X C1 C1 CM CM P P P C C P C P X X
Instruction
Group Instruction X X X C C P CM P C C P C P X X
Libraries and Museums11 X X C1 P P P C C X X P C C X X
Live/Work Unit
Heavy X X X X X X X X X CM X X X X X
Light C C C C C C C X C X X X X X X X X
Lodging
Hotels X X X P P C X X X X X C X X X
Motels X X X X X X X X X X X X X X X C
Major Public Services X X X X X C C C C C C C X X X
Marina X X X X X X X X X X X C X X X
Motor Vehicle Sales and
Services
Cleaning (Car Wash) X X X X X X X X X X X X X X X X
Rentals X X CM1 CM2 CM2 C C C C X X X X X X
Sales and Leasing X X X X X X X X X X X X X X X
(Dealerships)
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City of Emeryville, CA

9-3.202

9-3.202

EMERYVILLE CODE

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Sales and Leasing X X X C C C X X C C X X X X X
(Alternative Energy Vehicle
Showrooms)
Repair and Service X X X C C C X C C CM X X X X X
Service Station (Gas X X X X X X X X X X X X X X X X X X X
Stations)
Service Station (Alternative X X X C C C X X X X X X X X X X X C X
Energy Vehicle Charging
Stations)
Towing and Impounding X X X X X X X X C C X X X X X
Offices
General 11, 13 X X C1 P P P P P C5 X X C X X X
Government 11 X X C1 P P P P P C X P C X X X
Walk-In Clientele 11 X C1 C1 P P P P P X X X C X X X P12
Parking11 X X X C C C C C C C C X X X X
Personal Services
Small CM1 CM1 P1 P P P CM P CM X X X X X X P12
Large X X C1 P P P CM P C X X X X X X P12
Public Safety Facilities C C C C C C C C C C P C X X X
Recreation
Gaming X X X C C X X X X X X X X X X C12
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City of Emeryville, CA

9-3.202

9-3.202

PLANNING REGULATIONS

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Indoor X X X C C CM C C C C C X C X X
Outdoor 11 X X X C C C X C C X C CM9 P C C
Repair Services X CM1 CM1 P P P P P P P X X X X X
Retail
Firearms and Ammunition X X X X X X X X X C8 X X X X X
Liquor Sales C1 C1 C1 C C C X X C6 X X X X X X C12
Tobacco Shops X X X C C C X X X X X X X X X
Small Stores C1 CM1 P1 P P P C4 C C6 X X C9 C10 X X P12 P
Medium Stores X X X CM CM CM X C C6 X X X X X X C12 P
Large Stores X X X X X X X X X X X X X X X C14
Outdoor Sales X X X C C C X X C6 C6 X X X X X
Food and Beverage Sales X X X C C C X C C6 X X X X X X CM C12
Cannabis Sales X X X C C C X X X X X X X X X
Schools C C C C C C C C X X C X X X X
Social Service Facilities X X X C C C C C C C C X X X X
Industrial
Arts-Industrial
Studio-Light C1 C1 C1 P P P CM P P X C X X X X
Studio-Heavy X X X X X C C C CM P X X X X X X X
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City of Emeryville, CA

9-3.202

9-3.202

EMERYVILLE CODE

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Recording Studios X X X C C CM CM C P P X X X X X X
Commercial Kitchens X X X C C CM C C P P X X X X X
Construction and X X X C C P C C P P C X X X X
Maintenance
Crematories X X X X X X X X X X X X X X X
Food Production and
Assembly
Small X X X C C CM C C P P X X X X X
Large X X X X X X X C C C X X X X X X
Hazardous Waste Facilities
Small-Scale Waste Transfer X X X X X X C C C C X X X X X X X
and Storage
Industrial Hazardous Waste X X X X X X X X X X X X X X X X
Transfer/Storage/Treatment
Laundry and Dry Cleaning X X X X X X X C C P X X X X X X
Services
Manufacturing
Pharmaceu-tical X X X X X C CM C CM P X X X X X X
Custom 11 X X X CM CM CM CM P P P X X X X X
Light X X X C C C CM C P P X X X X X
General X X X X X X X X C CM X X X X X X
Heavy X X X X X X X X X C X X X X X X
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City of Emeryville, CA

9-3.202

9-3.202

PLANNING REGULATIONS

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Cannabis Manufactur-ing X X C C C C C C C X X X X X
Recycling Facilities
Collection Facilities X X X X X C X X CM CM X X X X X X
Processing Facilities X X X X X X X X C CM X X X X X X
Research and Development X X X C X CM P C P C X X X X X
Salvage and Wrecking X X X X X X X X X C X X X X X X
Storage and Distribution
Indoor X X X X X C C4 4 C P P C X X X X X
Outdoor X X X X X X X X C CM C X X X X X
Personal X X X X X X X X X X X X X X X X X
Agriculture
Community Gardens CM CM CM CM CM CM X C C X C CM CM X X
Indoor Agriculture CM CM CM CM CM CM C C P P X X X X X
Outdoor Agriculture CM C C C C C X X CM C X X X X X
Animal Husbandry X X X X X C X X C C X X X X X
Agricultural Worker Housing CM CM CM CM CM CM C C P P C CM CM X X
Communication,
Transportation, and
Utilities
Communications Facilities
Transmission Towers X X X X X X X X P P P X X X X
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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Cannabis Manufactur-ing X X C C C C C C C X X X X X
Recycling Facilities
Collection Facilities X X X X X C X X CM CM X X X X X X
Processing Facilities X X X X X X X X C CM X X X X X X
Research and Development X X X C X CM P C P C X X X X X
Salvage and Wrecking X X X X X X X X X C X X X X X X
Storage and Distribution
Indoor X X X X X C C4 4 C P P C X X X X X
Outdoor X X X X X X X X C CM C X X X X X
Personal X X X X X X X X X X X X X X X X X
Agriculture
Community Gardens CM CM CM CM CM CM X C C X C CM CM X X
Indoor Agriculture CM CM CM CM CM CM C C P P X X X X X
Outdoor Agriculture CM C C C C C X X CM C X X X X X
Animal Husbandry X X X X X C X X C C X X X X X
Agricultural Worker Housing CM CM CM CM CM CM C C P P C CM CM X X
Communication,
Transportation, and
Utilities
Communications Facilities
Transmission Towers X X X X X X X X P P P X X X X
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City of Emeryville, CA

9-3.202

9-3.202

EMERYVILLE CODE

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Table 9-3.202: Uses Permitted, Conditionally Permitted and Prohibited
Base Zones Overlay Zones
OT/
Use Classifications RM RMH RH MUR MURS MUN OT DH INL INH P M PO SM UT PA NR RR TH
Equipment within Buildings X X X X X P P P P P X X X X X X
Transportation and Delivery
Services
Bus/Rail Passenger Stations X X X C C C C C X X X X X X CM P
Truck/Rail Freight X X X X X X C C C C X X X X CM X
Terminals
Human-Powered X CM CM CM CM P P P P P X X X X X
Light Fleet X X X C C CM CM C P P X X X X X
Utility Services C C C C C C C C C C C C C X C
Notes:
1. See Section 9-3.302(b).
2. See Section 9-3.303(b)(1)(a).
3. See Section 9-3.303(b)(1)(a).
4. See Section 9-3.304(b)(1).
5. See Section 9-3.305(b)(1).
6. See Section 9-3.305(b)(2).
7. See Section 9-3.305(b)(3) and Article 3 of Chapter 5.
8. See Section 9-3.305(b)(4) and Article 6 of Chapter 5.
9. See Section 9-3.307(a).
10. See Section 9-3.308(a).
11. For properties in the PA overlay zone, see Section 9-3.403(a)(2).
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City of Emeryville, CA

EMERYVILLE CODE

9-3.202

9-3.202

(Sec. 2 (Exh. A) (part), Ord. 13-001, eff. Mar. 7, 2013; Sec. 3, Ord. 14-003, eff. Apr. 17, 2014; Sec. 4 (part), Ord. 17-001, eff. Apr. 20, 2017; Sec. 4 (part), Ord. 17-002, eff. May 4, 2017; Sec. 4, Ord. 19-001, eff. Jan. 15, 2019; Sec. 4, Ord. 19-002, eff. Mar. 7, 2019; Sec. 3, Ord. 19-006, eff. June 20, 2019; Sec. 3, Ord. 20-021, eff. Oct. 15, 2020; Sec. 3, Ord. 21-005, eff. Aug. 19, 2021; Sec. 5, Ord. 24-008, eff. Aug. 1, 2024; Ord. 26-001, 2/3/2026)

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City of Emeryville, CA