Article 1 — Single-Family Residential District (R) — Walnut Creek Zoning Code

10-2.2.101 Purpose and Intent. ¶

The purpose of the Single-Family Residential Zoning District is to provide for single-family residential development that is consistent with the General Plan. The intent is to promote and encourage a suitable environment for family life. This would include those conditionally permitted uses that are generally an integral part of single-family residential neighborhoods and that are compatible with residential activities including parks, playgrounds, religious assembly, day care, and schools.

10-2.2.102 Land Use Regulations. Revised 4/25 ¶

In the following table, the letters in the "Use Regulation" column are defined as follows:

P	=	A permitted use.
L	=	A use permitted subject to certain limitations prescribed by the "Use Regulations" that immediately follow the table.
U	=	A use permitted on approval of a Conditional Use Permit.

Letters in parentheses in the "Additional Regulations" column are described in the "Additional Regulations" section following the "Use Regulations". Where a Use Regulation or a letter in parentheses is opposite a use classification heading, the referenced regulations shall apply to all use classifications under the heading. Land uses not listed (indicated by strikeout) are not permitted.

LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
A. Residential Use Classifcations		(A)(B)(C)(G)(J)
1. Adult Day Care Home	P
2. Congregate Living Facility
3. Family Day Care Home
a. Small Family Day Care Home	P	(D)
b. Large Family Day Care Home	P	(D)
4. Group Residential
5. Multiple-Family Residential
6. Residential Care Home	P
7. Accessory Dwelling Units
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
a. Accessory Dwelling Unit	P	(I)
b. Junior Accessory Dwelling Unit	P	(I)
8. Single-Family Residential	P
9. Supportive Housing	L(14)
10. Transitional Housing	L(14)
B. Commercial Use Classifcations
1. Ambulance Services
2. Animal Sales and Service
a. Animal Hospital
b. Animal: Retail Sales and Grooming
c. Horse Stables	L(2)
d. Kennel
3. Artist Studio
4. Banks and Savings and Loans
a. Banks and Savings and Loans
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
(1) With Drive-up Service
(2) With Automated Teller Machine
5. Catering Services
6. Commercial Cannabis Business
a. Commercial Cannabis Cultivation
b. Commercial Cannabis Distribution
c. Commercial Cannabis Manufacturing
d. Commercial Cannabis Retail Dispensary
(1) With Cannabis Delivery
e. Nonstorefront Delivery-Only Operation
f. Commercial Cannabis Testing Laboratory
7. Communication Facilities
8. Custom Manufacturing
9. Eating and Drinking Establishments
a. Eating and Drinking Establishments
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
(1) With Alcoholic Beverage Service
(2) With Live Entertainment/Dancing
(3) With Take-out Service
(a) Drive-up
(4) With Permanent Outdoor Seating
(5) With Of-site Distribution
(a) Micro-brewery
10. Food and Beverage Sales
a. Food and Beverage Sales
b. Convenience Market
(1) With Gasoline Sales
c. Specialty Food Shops
(1) With Of-site Distribution
11. Funeral and Interment Services
12. Health Clubs
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
13. Home Improvement Sales and Service
14. Horticultural Establishment
15. Lumber and Building Material Yard
16. Maintenance and Repair Service/Small Equip.
17. Mini Storage
18. Nursery
19. Ofces, Business and Professional
a. Ofces, Business and Professional
b. Ofces, Medical
20. Parking, Commercial Facility
21. Pawn Shop
22. Personal Improvement Services
23. Personal Services
24. Recreation and Entertainment, Commercial
a. Within a Building
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
b. Outside a Building	L(3)
25. Research and Development Services
26. Retail Sales/Rental
27. Vehicle/Equipment Sales and Service
a. Automobile Rental/Leasing
b. Automobile Sales/New and Used
c. Automobile Washing
d. Automobile Wrecking
e. Service Stations
(1) Automobile Washing
f. Vehicle/Equipment Repair
(1) Limited Vehicle Service
g. Vehicle/Equipment Sales and Rentals
h. Vehicle Storage
28. Visitor Accommodations
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
a. Bed and Breakfast Inns	U	(E)
b. Hotels
c. Motels
C. Industrial Use Classifcations
1. General Industry
2. Limited Industry
3. Research Development Industry
4. Wholesaling, Distribution and Storage
D. Agricultural Use Classifcations
1. Animal Husbandry
2. Crop Production
E. Community Facility Use Classifcations
1. Adult Day Care Facility	U
2. Child Day Care Facility (Day Care Center)	U	(D)
3. Clubs and Lodges
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
4. College, Public or Private	U
5. Cultural Institutions
a. Cultural Institutions	U
b. Natural History/Science Museum	U
6. Emergency Medical Care
7. Government Ofces
8. Hazardous Waste Management Facility
9. Heliports
10. Housing for the Homeless/Emergency Shelters
11. Hospitals
a. Acute Care
b. Other
12. Maintenance and Service Facilities
13. Park and Recreation Facilities	L(5)
14. Public Parking Facilities
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
15. Public Safety Facilities	U
16. Public Transit Terminals
17. Recycling Facilities
a. Collection Facility
(1) Reverse Vending Machine	L(6)	(F)
(2) Small Collection Facility	L(6)	(F)
(3) Large Collection Facility
b. Processing Facility
18. Religious Assembly	U
19. Residential Care Facility	L(7)
20. Schools, Public or Private	U
21. Skilled Nursing Facilities
22. Utilities, Major	L(8)
23. Utilities, Minor	P
F. Accessory Uses
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
1. Accessory Living Quarters	L(9)
2. Accessory Structure	L(10)	(A)
3. Accessory Uses	L(11)
a. Garage Sales	P
b. Home Occupations	L(11)	(B)
c. Personal Cannabis Cultivation	L(13)	(H)
G. Temporary Uses
1. Arts and Crafts Shows, Outdoor	L(12)
2. Christmas Tree Sales	L(12)
3. Civic/Community Events	L(12)
4. Farmers Markets	L(12)
5. Live Entertainment Events	L(12)
6. Outdoor Seating/Eating and Drinking Estab
7. Pumpkin Sales	L(12)
8. Retail Sales, Outdoor
LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
9. Swap Meets, Non-Recurring	L(12)
10. Swap Meets, Recurring
11. Street Fairs
12. Vendor Carts
USE REGULATIONS
L(1) Repealed by Ord. 2248.

LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
L(2) Not permitted in the R-8, R-8.5, R-10, R-12, and R-15 zoning districts. Permitted upon approval of a Minor Use Permit in the R-20 and R-40 zoning districts subject to the regulations in Sec. 10-2.3.108.Animals.
L(3) In the R-40 zoning district, private country clubs and golf courses are permitted upon approval of a Conditional Use Permit. All other uses within this category are not permitted.
L(4) Repealed by Ord. 2243.
L(5) Private neighborhood swim centers, owned and operated by and for the residents of the neighborhood in which such uses are located, are permitted upon approval of a Conditional Use Permit. All other uses within this classifcation are permitted.
L(6) Reverse vending machines used by occupants of single family homes, duplex units and multiple family housing projects for the sole collection and storage of recyclable material generated by on-site residents are permitted. Reverse vending machines and small collection facilities are permitted in Community Service Facilities (see Part III, Article 7. Recycling Facilities. for the defnition of "Community Service Facilities") upon approval by the Community Development Director. Storage containers must be enclosed or placed out of view of any public right-of-way.

USE REGULATIONS

USE REGULATIONS	USE REGULATIONS

L(7)	Permitted if the occupants of the facility meet the defnition of handicapped under the Fair Housing Act, otherwise not permitted. Parking, as required in Part III, Article 2. Of-site Parking and Loading Regulations, shall be provided. The development regulations (other than parking) for a residential care facility shall be the same as required for the Residential Use Classifcations in Sec. 10-2.2.103.
L(8)	Electrical substations, aboveground electrical transmission lines water pumping stations and switching buildings are permitted uses. All other uses within this classifcation are not permitted.
L(9)	Accessory living quarters, as defned in Part I, Article 4. Use Classifcations, are living quarters within an accessory structure, without kitchen facilities. Accessory living quarters are permitted subject to the standards in Sec. 10-2.3.103.Accessory Structures.
L(10)	Accessory structures are permitted subject to the standards in Sec. 10-2.3.103.Accessory Structures.
L(11)	Home Occupations are permitted subject to the approval of a Home Occupation Permit (see Sec. 10-2.3.107.Home Occupations). For all other accessory uses, see the use regulation for the primary use classifcation.
L(12)	Permitted in private country clubs and golf courses, neighborhood swim centers, cultural institutions, park and recreation facilities, religious assembly, and schools subject to the approval of a Temporary Activity Permit (see Sec. 10-2.3.118.Temporary Activity Permits).
L(13)	Personal cannabis cultivation is permitted subject to the regulations outlined by Article 14 of Part III of the Zoning Ordinance.
L(14)	Supportive and transitional housing are subject only to those requirements and restrictions that apply to the residential use classifcation under which they operate (e.g., multiple-family residential, single-family residential, residential care home, etc.).
	ADDITIONAL USE REGULATIONS
(A)	See Sec. 10-2.3.103.Accessory Structures.
	ADDITIONAL USE REGULATIONS
---	---
(B)	See Sec. 10-2.3.107.Home Occupations.
(C)	See Sec. 10-2.3.108.Animals.
(D)	See Part III, Article 6. Child Day Care Facilities.
(E)	See Sec. 10-2.3.109.Bed and Breakfast Inns.
(F)	See Part III, Article 7. Recycling Facilities.
(G)	See Part III, Article 9. Inclusionary Housing.
(H)	See Part III, Article 14. Personal and Commercial Cannabis Activities.
(I)	See Part III, Article 5. Accessory Dwelling Units.
(J)	See Part III, Article 15. Qualifed Senate Bill 9 Properties.

(§5, Ord. 2129, eff. 7/3/14; §§7(1), (6)—(8), Ord. 2183, eff. 9/8/18; §4, Ord. 2188, eff. 3/8/19; §7, Ord. 2210, eff. 10/22/21; §5(1), Ord. 2216, eff. 7/2/22; §7, Ord. 2234, eff. 11/17/23; §3(3), Ord. 2243, eff. 9/7/24; §3(2), Ord. 2248, eff. 2/21/25)

10-2.2.103 Property Development Regulations. ¶

The following schedule prescribes development regulations for the Single Family Residential Zoning District. The symbol "NA" indicates that there is no restriction for that particular development regulation or it is not applicable in this District. Letters in parentheses refer to the "Additional Development Regulations" following the schedule.

CLASSIFICATION	DEVELOPMENT REGULATIONS	ADDITIONAL REGULATIONS
A. Minimum Lot Area	D(1), D(2), D(3), D(5)
CLASSIFICATION	DEVELOPMENT REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
1. R-8	8,000 sq ft
2. R-8.5	8,500 sq ft
3. R-10	10,000 sq ft
4. R-12	12,000 sq ft
5. R-15	15,000 sq ft
6. R-20	20,000 sq ft
7. R-40	40,000 sq ft
B. Minimum Lot Width	D(1), D(2), D(3), D(5)
1. R-8	75 feet
2. R-8.5	75 feet
3. R-10	80 feet
4. R-12	90 feet
5. R-15	100 feet
6. R-20	120 feet
7. R-40	140 feet
CLASSIFICATION	DEVELOPMENT REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
C. Minimum Lot Frontage	D(1), D(2), D(3), D(4), D(5)
1. R-8	75 feet
2. R-8.5	75 feet
3. R-10	80 feet
4. R-12	90 feet
5. R-15	100 feet
6. R-20	120 feet
7. R-40	140 feet
D. Minimum Lot Depth	D(1), D(2), D(5)
1. R-8, R-8.5	95 feet
2. R-10, R-12	100 feet
3. R-15	120 feet
4. R-20, R-40	150 feet
E. Minimum Setbacks	D(1), D(2), D(3), D(4), D(5)
1. Front
CLASSIFICATION	DEVELOPMENT REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
a. R-8, R-8.5, R-10, R-12, R-15, R-20	20 feet
b. R-40	30 feet
2. Side
a. R-8, R-8.5, R-10	5', aggregate 15'/second story 10'	D(10)
b. R-12	10'
c. R-15	10', aggregate 25'
d. R-20, R-40	15'
3. Corner Side
a. R-8, R-8.5, R-10, R-12, R-15	10 feet	D(6)
b. R-20	15 feet
c. R-40	30 feet
4. Rear
a. R-8, R-8.5, R-10, R-12, R-15	15 feet
c. R-20, R-40	20 feet
F. Maximum Height	25 feet, 2 stories
CLASSIFICATION	DEVELOPMENT REGULATIONS	ADDITIONAL REGULATIONS
---	---	---
G. Density		D(7)
H. Maximum Lot Coverage
1. R-8, R-8.5	40%
2. R-10	35%
3. R-12	30%
4. R-15, R-20	25%
5. R-40	NA
I. Threshold Floor Area Ratio (including garage and all other buildings)
1. R-8, R-8.5, R-10	.42	D(10)
2. R-12, R-15, R-20	N/A
J. Floor Area Distribution (Maximum percentage of foor area on second foor of principal structure, where total foor area includes garage)
1. R-8, R-8.5, R-10	40%	D(10)
2. R-12, R-15, R-20	N/A
K. Distance Between Buildings	5 feet
CLASSIFICATION	CLASSIFICATION	DEVELOPMENT REGULATIONS
---	---	---
L. Placement of Mailboxes
M. Temporary Tract Ofces		See Sec. 10-2.3.113.
N. Fences and Walls		See Sec. 10-2.3.104.
O. Antennas		See Sec. 10-2.3.120.
P. Non-Conforming Conditions		See Part III, Article 3.
Q. Recycling Facilities		See Part III, Article 7.
R. Parking and Loading		See Part III, Article 2.
S. Signs		See Title 10.Chapter 8.
T. Preservation of Trees		See Title 3.Chapter 8.
U. Hillside Performance Standards		See Part III, Article 4.
V. Design Review
W. Stormwater Control		See Title 9,Chapter 16.
X. Landscaping		See Part III, Article 11.
ADDITIONAL DEVELOPMENT REGULATIONS
D(1)	For development of uses (other than Residential Care Facilities) within the Commercial and Community Facility Use Classifcations, the minimum lot area, lot width, lot frontage and setbacks are to be determined by the Planning Commission in approval of the Conditional

ADDITIONAL DEVELOPMENT REGULATIONS

ADDITIONAL DEVELOPMENT REGULATIONS	ADDITIONAL DEVELOPMENT REGULATIONS
	Use Permit. The development regulations for a Residential Care Facility shall be the same as required for the Residential Use Classifcations.
D(2)	See Sec. 10-2.3.106.Exclusion of Rights of Way.
D(3)	In the event that more than 1/2 of the front lot line is a concave curve, the minimum lot frontage shall be not less than 1/2 the required lot width, and the actual width of the lot measured at the real line of the require front yard shall be not less than 80% of the required lot width.
D(4)	See Sec. 10-2.3.102.Yards, Setbacks and Open Areas.
D(5)	Refer to the Zoning Map for Future Street Line Setbacks.
D(6)	The side yard on the street side of a reversed corner lot shall be not less than the required front yard in the R district in which such lot is located.
D(7)	The maximum permitted density shall be determined by the stricter of the following three regulations: General Plan Land Use Map; Maximum Lot Coverage as determined in H. above; Maximum density as permitted under Part III, Article 4. Hillside Performance Standards.
D(8)	No mailbox shall be placed within the minimum required depth of the front yard in the sidewalk area between the curb and property line in any R or D-3 district unless the regulations of the U.S. Postal Service specifcally mandate such placement. The Chief of Code Enforcement may grant an exception to the above restriction wherein special circumstances applicable to the property such as size, shape, location of buildings justify the exception.
D(9)	Except for those single family dwellings and accessory structures exempted from the provisions of this section, no new building shall be constructed or moved onto any building site, nor shall any existing non-residential building be enlarged, remodeled or otherwise altered on the exterior, nor shall any landscaping previously required pursuant to any permit be altered, nor shall any parking layout or dimension be altered until the design plan and site plan have received Design Review approval pursuant to Part IV, Article 12. Of this Chapter. See Part IV, Article 12 of this Chapter for design review requirements for single family dwellings, additions to single family dwellings, and other buildings on single family lots.
	ADDITIONAL DEVELOPMENT REGULATIONS
---	---
D(10)	Exceptions to these regulations may be permitted with Design Review approval pursuant to Part IV, Article 12, of this Chapter.
D(11)	A minimum of twenty percent (20%) of the lot net area shall be landscaped. A minimum of forty percent (40%) of the front and corner side yards shall be landscaped, excluding driveways. Landscaped areas shall consist of at least ffty percent (50%) live plant material, and any remaining area shall be rock, gravel, pebbles, stones, mulch or other natural, non- living material. See also Private Residential Outdoor Space in Section 10-2.3.126.

(Ord. 2005, eff. 12/19/02; §2, Ord. 2037, eff. 12/17/04; §19, Ord. 2046, eff. 12/1/2005; §5, Ord. 2108, eff. 4/7/12; §4, Ord. 2239, eff. 7/5/24; §4(2), Ord. 2244, eff. 11/1/24)

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The Walnut Creek Municipal Code is current through Ordinance 2251, passed August 16, 2025.

Disclaimer: The City Clerk's Office has the official version of the Walnut Creek

10-2.2.201

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