Belvedere — Land Use

Last reviewed: July 1, 2026

Overview

This page distills how Title 19 Zoning of the Belvedere Municipal Code organizes “what can go where” in the City—by base districts and overlays, and by permitted versus conditionally permitted uses. It translates the land-use rules of each district into plain English, with pointers to dimensional standards and cross-references to process topics like design review, parking, and overlay districts.

Belvedere divides land into ten zones, from the most restrictive Open Space to residential districts and the MU Mixed Use zone; a Planned Unit Development (PUD) overlay and a Senior Citizen–Handicapped (SC-H) overlay may also apply in specific places. The official district roster and where they generally apply are set in Chapter 19.12 (Zones Established—Boundaries and Zoning Map) .

How to use this page

• Start with your base district on the zoning map, then read that district’s subsection below for purpose, “by-right” uses, conditional uses, and notable standards.
• Where your proposal also involves ADUs, supportive/transitional housing, emergency shelters, or mixed-use housing, see the applicable sections called out below; some of these uses are allowed “by right” under State and local rules .
• Dimensional details (lot size, setbacks, height) live in the development standards chapters and district summaries cited below, and are synthesized on the Belvedere Development Standards page.

District-by-district land-use rules

O — Open Space, Scenic Zone

• Purpose: Preserve unimproved, scenic open space in perpetuity .
• Typical permitted uses: Enjoyment of scenic beauty, wildlife habitat, paths and gardens .
• Conditional uses: Outdoor recreation (parks, beaches) and public utilities below ground, via use permit .
• Key standards: Any development standards are set through design review (project-specific) .
• Where it applies: Parcels voluntarily designated for scenic open space on the Official Zoning Map .

R — Recreation Zone

• Purpose: Recognize land used or intended for parks and recreation .
• Typical permitted uses: Public/private beaches, parks, playgrounds, esplanades, piers, and similar; all O-zone uses also allowed .
• Conditional uses: Any new structure or alteration; utilities; public buildings; club buildings, subject to a use permit with tailored setbacks/height/coverage .
• Key standards: Set case-by-case through design review .
• Where it applies: Recreation-designated lands on the zoning map .

R-15 — Belvedere Island Single-Family Residential (15,000 sf minimum)

• Purpose: Single-family neighborhoods on Belvedere Island (larger lots) .
• Typical permitted uses: Single-family dwellings, small employee housing treated as a single-family home, ADUs/JADUs, accessory uses (garages, greenhouses, guest houses), limited home office, municipal uses, transitional and supportive housing, small residential care (≤6), manufactured and congregate housing, small family day care .
• Conditional uses: Certain public buildings; non-family occupancy in special circumstances; utilities; instruction of students; large residential care; large family day care .
• Key standards: Minimum lot size 15,000 sf; frontage 75 ft; setbacks and heights per Chapter 19.48 and 19.56; district summary at §19.24.060 . Rear yards: typically 20 ft to another lot, 15 ft to a street; other conditions at §19.48.170 .
• Notes: Height exceptions for steep lots available in R-15 (up to 36 ft) under defined conditions; average height must remain ≤28 ft (§19.56.070) .

R-1C — Corinthian Island Single-Family Residential (7,500 sf minimum)

• Purpose: Single-family lots on Corinthian Island .
• Uses: Same as R-15 for permitted and conditional uses (§19.24.020–.030) .
• Key standards: Minimum lot size 7,500 sf; frontage 65 ft; side yards 5 ft (§19.48.130); rear yard to street can be 10 ft in R-1C (§19.48.170); variable front setbacks by height within first 40 ft of depth (see §19.24.060 summary; details in Ch. 19.48 and 19.56) .
• Notes: Height exception for steep lots in R-1C (up to 36 ft) with constraints (§19.56.070) .

R-1L — Lagoon Area Single-Family Residential (7,500 sf minimum)

• Purpose: Single-family neighborhoods around the Belvedere Lagoon .
• Uses: Same as R-15 for permitted and conditional uses (§19.24.020–.030) .
• Key standards: Minimum lot 7,500 sf; frontage 65 ft; side yards 5 ft first story and 10 ft second story (§19.48.140); special measurement where property line is in water (§19.48.010.D). Rear yard to water is generally 15 ft (§19.48.170) .
• Notes: In lagoon rear yards, bulkheads/docks trigger design review and BLPOA letter of permission (§19.48.190.N) . R‑1L height limits and FEMA measurement rules apply; limited bonuses via §19.56.080 .

R-1W — West Shore Road Single-Family Residential (7,500 sf minimum)

• Purpose: Single-family neighborhood along West Shore Road .
• Uses: Same as R-15 for permitted and conditional uses (§19.24.020–.030) .
• Key standards: Minimum lot 7,500 sf; frontage 65 ft; second-story side yards 10 ft (§19.48.140). Height measured from top of front curb (§19.56.100). Base height 22 ft with potential bonus to 26 ft with added second-story side setback (§19.56.030, .060) .

R-2 — Duplex Residential

• Purpose: Provide for two-family dwellings while maintaining neighborhood character (§19.28.010) .
• Typical permitted uses: All uses allowed in R‑1 districts; two-family dwellings (duplex/townhouse); transitional/supportive housing; accessory and municipal uses (§19.28.020 table) .
• Conditional uses: Public buildings, utilities, large residential/community care facilities, off-street parking facilities serving housing (§19.28.020 table) .
• Key standards: Minimum lot 6,000 sf, width/frontage 60 ft; density 5–20 du/net ac; height generally 22 ft with bonus to 26 ft for added second-story side setback (§19.28.040; §19.56.040, .080). Side yards in R‑2: 3.5 ft existing, 5 ft new; second story 10 ft (§19.48.145) .
• Usable open space: 300 sf private per apartment (tradeoffs allowed) (§19.52.140.A) .

R-3 — Multifamily Residential

• Purpose: Multifamily neighborhoods with mid-range densities; some standards updated as objective standards .
• Typical permitted uses: All R‑1 uses; two-family and multifamily dwellings (apartment houses/courts/townhouses); transitional/supportive housing; municipal uses (§19.28.020; §19.36.010) .
• Conditional uses: Offices and professional activities; churches; club buildings; nursery/preschools; large residential/community care; off-street parking facilities (§19.36.020) .
• Prohibited: Boarding/rooming houses, hotels, motor courts, roof decks (§19.36.030) .
• Key standards: Minimum lot 6,000 sf; width/frontage 60 ft; density 5–20 du/net ac; graduated setbacks by building height; lot coverage up to 40% (50% when adjacent to open water or commercial); total coverage 60%; height up to 34 ft to BFE+1 ft and up to 36 ft from existing grade, with possibility to 38 ft where §19.36.040(A) applies (§19.36.040) . Usable open space: 200 sf private plus 200 sf common per unit, with substitutions allowed (§19.52.140.B) .
• Incentives: For projects ≥0.5 ac with ≥20% low-income units, modified standards including density 20–28 du/ac, reduced parking, increased height on Beach Road to 38 ft (§19.28.040 notes; §19.28.040–.050 excerpts) .

MU — Mixed Use (Downtown Tiburon Blvd Corridor)

• Purpose: Objective standards for Belvedere’s mixed-use area along Tiburon Boulevard; promotes pedestrian/transit-oriented infill and coordination with Tiburon (§19.41.010) .
• Typical permitted uses: Retail, personal services, offices, banks/financial, business services; multifamily (including SROs), transitional/supportive housing, low barrier navigation centers, emergency shelters; accessory uses (§19.41.020) .
• Conditional uses: Eating/drinking (restaurants, bars, outdoor seating), fitness/recreational facilities, public parking facilities, essential public services/utilities, hotels, club buildings, wireless facilities (§19.41.030) .
• Key standards: Up to 3 stories/45 ft with stepbacks; front setback 10 ft; minimum ground-floor ceiling heights; building stepbacks above 30 ft; 1 parking space per unit (may be shared/common); 400 sf total usable open space per unit (≥200 sf private) (§19.41.050; Table 19.41‑A) . Additional objective standards for building/landscape/parking facility design (§19.41.060–.080) apply, and LBNCs have specific operational rules (§19.41.040) .
• Notes: Residential projects identified in the prior Housing Element sites inventory receive ministerial, objective-standards-only review (§19.41.020.C.1) and are influenced by California housing laws .

Overlay districts

SC-H — Senior Citizen–Handicapped Housing Overlay (with base R-3)

• Where permitted: May be superimposed only on R-3 lands (§19.37.020) .
• Effect: Allows senior/handicapped housing via special use criteria, with modified parking/density tailored to the use; the parcel also retains R‑3 entitlements (§§19.37.010–.030) .

PUD — Planned Unit Development Overlay

• Where permitted: May be applied only to R-2, R-3, or R-3C base zones and to sites totaling ≥1 acre (§19.42.020) .
• Uses: Those of the underlying base zone by right; uses otherwise not allowed may be approved with a conditional use permit (§§19.42.030–.040) .
• What can vary: Minimum lot size, setbacks, and parking can be adjusted; density, lot coverage, and height cannot be increased by the overlay (§19.42.050) .
• Process: Requires a rezoning plus a PUD permit; findings and review criteria are detailed in Ch. 19.87 (referenced by the PUD chapter) and must show consistency and public benefits (§§19.42.060; 19.87.060–.070) .

Cross-cutting land-use topics you may need

• ADUs and JADUs are a residential use allowed on any lot with a single-family or multifamily dwelling in any residential or mixed-use zone; they are not counted toward zoning density (§19.79.030). See the Belvedere ADUs guide for process specifics and State backdrop under California ADU law .
• Residential care, supportive, and transitional housing have additional use regulations in Chapter 19.75; check spacing and open space standards when proposed in R‑2, R‑3, or MU (§19.75.010–.030) .
• Dimensional standards and measurement rules for lot area, setbacks, yards, and height live in Chapters 19.44–19.68; the single-family summary table is at §19.24.060; multifamily/duplex tables are at §19.28.040; MU standards are at §19.41.050 .
• Signs are regulated separately in Chapter 19.72; for example, sign area limits differ by zone (§§19.72.030–.040). See Belvedere Signage if your use includes signage .
• Nonconformities and relief: For existing legal nonconforming uses/structures or to seek relief from strict standards, see Belvedere Nonconforming Uses and Variances and Exceptions. Conditional use permits follow Chapter 19.80 (Planning Commission hearing, findings) .
• Landscaping and screening: Objective standards for R‑2/R‑3 and MU are in §§19.28.060 and 19.41.070; see Belvedere Landscaping and Screening .

Snapshot: What’s allowed where (selected uses)

Practical tip: Parking and open space minimums vary by district and use—confirm against your district table and the Parking page before finalizing a program. For example, MU residential requires 1 space/unit (§19.41.050), while R‑3 uses a bedroom-based standard with open/covered location rules (§19.36.040) .

Checklist

• Identify your base district and any overlays on the Official Zoning Map (§19.12) .
• Confirm your use is permitted by right or requires a conditional use permit (district chapter; CUP process in §19.80) .
• Check dimensional standards: minimum lot size/frontage, setbacks, height, lot coverage, FAR/open space as applicable (see §19.24.060; §19.28.040; §19.41.050; Chs. 19.44–19.68) .
• Verify any special rules for supportive/transitional housing, residential care, shelters, or LBNCs (§§19.75.010–.030; §19.41.040; §19.41.090) .
• If proposing an ADU/JADU, confirm allowances and standards in Chapter 19.79 and the Belvedere ADUs page (§19.79.030) .
• Confirm parking supply and placement standards per district table (e.g., R‑3 covered parking; MU shared/common allowances) (§19.36.040; §19.41.050) .
• If in R‑1L abutting water, measure rear/side setbacks from summer high tide and coordinate any lagoon-edge work with BLPOA (§19.48.010.D; §19.48.190.N) .
• Plan for design review where required (e.g., all single-family exterior work; objective standards in R‑2/R‑3/MU) (§19.24.050; §19.28.010; §19.41.010) .
• If using overlays (SC‑H or PUD), verify eligibility and non-variable standards (§§19.37.010–.030; §19.42.020–.050) .

Risks & Ambiguities

Plain-English Summary

Belvedere’s zoning tells you what uses fit on a given lot. Single-family zones (R‑1C/L/W and R‑15) are for homes and related uses; R‑2 adds duplexes; R‑3 enables multifamily with more options (and special incentives in some cases). The MU zone downtown allows shops, offices, and housing, with restaurants/hotels by conditional permit. Recreation and Open Space zones are for parks and scenic areas. Overlays can tailor outcomes (senior housing in R‑3; PUD master planning in R‑2/R‑3). Before drawing plans, confirm the district’s permitted/conditional uses, the setbacks/height rules, and whether your project also triggers parking and design review.

Source References

• Title 19 Zoning, Ch. 19.12 (Zones Established—Boundaries and Zoning Map) and §19.12.030 (Zone boundary interpretation)
• Ch. 19.16 O Open Space—§§19.16.010–.050 (purpose, uses, standards)
• Ch. 19.20 R Recreation—§§19.20.010–.050 (purpose, uses, standards)
• Ch. 19.24 Single-Family (R‑1C/L/W, R‑15)—§§19.24.020–.060 (uses; standards summary)
• Ch. 19.28 Duplex & Multifamily (R‑2/R‑3)—§§19.28.010–.070; permitted-use table; development standards; design/landscape/parking facility design
• Ch. 19.36 R‑3 details—§§19.36.010–.050 (uses; development standards; design review)
• Ch. 19.41 MU—§§19.41.010–.090 (purpose, uses, standards, LBNCs, shelters)
• Ch. 19.37 SC‑H Senior/Handicapped Overlay—§§19.37.010–.030 (overlay purpose, applicability, effect)
• Ch. 19.42 PUD Overlay—§§19.42.020–.060 (where allowed; uses; what can vary; process)
• Ch. 19.44–19.68 Development standards (lot area; yards; height); samples: §19.48.010, §19.48.130–.150, §19.48.170; §19.56.030–.100
• Ch. 19.52 Density/Open Space—§§19.52.130–.150 (usable open space; State density bonus implementation)
• Ch. 19.72 Signs—§§19.72.030–.040 (sign area; illumination)
• Ch. 19.75 Additional use regs (residential care; supportive/transitional housing)—§§19.75.010–.030
• Ch. 19.79 ADUs/JADUs—§19.79.030 (land use; zoning; density)
• Ch. 19.80 Conditional Use Permits—§§19.80.010–.040 (authority; submittals; findings; appeals)

Retrieved passages

• Belvedere Zoning Code (Title 19) High relevance show source text
• Belvedere Zoning Code (Title 19) High relevance show source text
• Belvedere Zoning Code (Section 19.20.030) High relevance show source text
• Belvedere Zoning Code (Section 19.41.070) High relevance show source text
• Belvedere Zoning Code (§ 11) High relevance show source text
• Belvedere Zoning Code (Chapter 19.41) High relevance show source text
• Belvedere Zoning Code (§ 8) High relevance show source text
• Belvedere Zoning Code (§ 11) High relevance show source text
• Belvedere Zoning Code (Title 19) High relevance show source text
• Belvedere Zoning Code (Chapter 8.10) High relevance show source text
• Belvedere Zoning Code (Chapter 19.32) High relevance show source text
• Belvedere Zoning Code (Title 19) High relevance show source text
• Belvedere Zoning Code (chapter is) High relevance show source text
• Belvedere Zoning Code (chapter is) High relevance show source text
• Belvedere Zoning Code (Title 19) High relevance show source text
• Belvedere Zoning Code (Title 19) High relevance show source text
• Belvedere Zoning Code (Chapter 19.56) High relevance show source text
• Belvedere Zoning Code (Title 19) High relevance show source text
• Belvedere Zoning Code (Title 19) High relevance show source text

Cited sections

• Title 19 Zoning, Ch. 19.12 (Zones Established—Boundaries and Zoning Map) and §19.12.030 (Zone boundary interpretation) (Title 19)
• Ch. 19.16 O Open Space—§§19.16.010–.050 (purpose, uses, standards) (§19.16.010)
• Ch. 19.20 R Recreation—§§19.20.010–.050 (purpose, uses, standards) (§19.20.010)
• Ch. 19.24 Single-Family (R‑1C/L/W, R‑15)—§§19.24.020–.060 (uses; standards summary) (§19.24.020)
• Ch. 19.28 Duplex & Multifamily (R‑2/R‑3)—§§19.28.010–.070; permitted-use table; development standards; design/landscape/parking facility design (§19.28.010)
• Ch. 19.36 R‑3 details—§§19.36.010–.050 (uses; development standards; design review) (§19.36.010)
• Ch. 19.41 MU—§§19.41.010–.090 (purpose, uses, standards, LBNCs, shelters) (§19.41.010)
• Ch. 19.37 SC‑H Senior/Handicapped Overlay—§§19.37.010–.030 (overlay purpose, applicability, effect) (§19.37.010)
• Ch. 19.42 PUD Overlay—§§19.42.020–.060 (where allowed; uses; what can vary; process) (§19.42.020)
• Ch. 19.44–19.68 Development standards (lot area; yards; height); samples: §19.48.010, §19.48.130–.150, §19.48.170; §19.56.030–.100 (§19.48.010)
• Ch. 19.52 Density/Open Space—§§19.52.130–.150 (usable open space; State density bonus implementation) (§19.52.130)
• Ch. 19.72 Signs—§§19.72.030–.040 (sign area; illumination) (§19.72.030)
• Ch. 19.75 Additional use regs (residential care; supportive/transitional housing)—§§19.75.010–.030 (§19.75.010)
• Ch. 19.79 ADUs/JADUs—§19.79.030 (land use; zoning; density) (§19.79.030)
• Ch. 19.80 Conditional Use Permits—§§19.80.010–.040 (authority; submittals; findings; appeals) (§19.80.010)
• Belvedere_ZoningCode.md

• Official Belvedere code library