Local zoning · Berkeley

Berkeley — Development Standards

Q: I’m on Telegraph—what are the C-T height and FAR limits?

South of Dwight Way the C-T district allows up to 50 ft height and 4.0 FAR ; north of Dwight, up to 65 ft and 5.0 FAR . One specified parcel has 85 ft/7 stories. Lot coverage can be 100%; additional abutting-residential interface rules apply. See Tables 23.204-32 to -33 and 23.304.130.

Q: Do C-E standards change if my project is residential-only?

Yes. In C-E , mixed-use/nonresidential projects follow one set of FAR/height rules (e.g., 0.8–1.0 FAR; 28 ft/2 stories), while residential-only projects use a separate table with 35 ft/3 stories, specific setbacks, and story-based coverage limits. See Tables 23.204-21 to -23.

Development Standards under the Berkeley local zoning and planning code, with the controlling citations.

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Last reviewed: June 29, 2026

Overview

Berkeley’s development standards live in Title 23 of the Berkeley Municipal Code and set the dimensional “envelope” for what can be built—things like setbacks, height, lot coverage, floor area ratio (FAR), and residential density. Use this page to navigate the key rules that apply citywide and by district, with plain-English takeaways and direct code citations to Title 23. Start with the city’s zoning overview and zoning districts, then use the district-by-district sections below.

A few Berkeley-specific essentials: general standards and measurement rules are centralized in Chapter 23.304 (General Development Standards) and Chapter 23.106 (Rules of Measurement), and many commercial/mixed-use districts carry district tables with subarea-specific height/FAR limits. If your project triggers separate topics (e.g., parking, design review, overlay districts, or historic preservation), those processes apply in addition to the standards here.

How Berkeley measures the basics

Definitions and “how to measure” live in 23.106 (Rules of Measurement) for lot coverage, floor area/FAR, stories, setbacks, building separation, and height. Read these first so you measure like Berkeley does.
Citywide development standards—minimum lots, setbacks, building separation, height, accessory structures, usable open space, fences, dormers, lot coverage, and special rules where nonresidential abuts residential—are in 23.304 (General Development Standards).

Quick-glance standards across selected districts

These are the decision-critical numbers applicants ask about most. Always confirm parcel location, district, and any subarea/overlay on the Zoning Map before relying on a figure.

District	Height Max	Front Setback	FAR Max	Lot Coverage Max	Density metric (if any)	Code Reference
R-2	28 ft/3 stories (35 ft with AUP)	20 ft	No max	45% (1 story), 40% (2), 35% (3) interior lots	2,500 sq ft per DU	23.202-5 to -7; 23.304; 23.106
R-2A	28 ft/3 stories (35 ft with AUP)	15 ft	No max	45% (1), 40% (2), 35% (3) interior lots	1,650 sq ft per DU	23.202-8 to -10; 23.304; 23.106
R-4	Not found in retrieved materials	15 ft (progressive by story)	Not found in retrieved materials	45% (1–2), 40% (3), 35% (4–6) interior lots	Not found in retrieved materials	23.202-15 to -16; 23.304; 23.106
R-5	40 ft/4 stories (up to 65 ft/6 stories with UP)	10 ft	No max	55% (1–2), 50% (3), 45% (4), 40% (5–6) interior lots	Group living: 175 sq ft per resident	23.202-17 to -19; 23.304; 23.106
R-SMU	60 ft/4 stories (up to 75 ft/5 stories by subarea with UP)	See district tables	No max	See district tables	Group living: 175 sq ft per resident	23.202-23 to -25; subarea increases in 23.202.140.D.3
C-E (nonres/mixed)	28 ft/2 stories	See 23.304/setbacks; special table for res-only	0.8 (most lots); 1.0 (corner lots)	100%	N/A	23.204-21 to -23; 23.304; 23.106
C-E (res-only)	35 ft/3 stories	15 ft (res-only table)	No max	45–40% interior depending on stories	N/A	23.204-22 to -23
C-T (Telegraph subareas)	50 ft south of Dwight; 65 ft north of Dwight; 85 ft/7 stories at specified parcel	Abutting residential: see 23.304.030.C.2	4.0 FAR (S of Dwight); 5.0 FAR (N of Dwight)	100%	N/A	23.204-32 to -33; 23.304; 23.106
C-SA (South Area subareas)	Mixed-use/residential-only: 60/50/36 ft by subarea; nonres 36/24/24 ft by subarea	See 23.204-29	Not found in retrieved materials	See 23.204-30	N/A	23.204-28 to -30; 23.304; 23.106

Notes: “AUP” means Administrative Use Permit; “UP” means Use Permit. Where the table points you to a district table for setbacks/coverage, use those instead of general standards.

Citywide development standards that apply in every district

Minimum lot dimensions and changes. New lots and lot line adjustments can’t reduce lot size, parking area, setbacks, or open space below the district minimums; condo projects compute development standards on the common lot as a whole. See 23.304.020.
Setbacks and building separation. Baseline setback rules and residential building separation are in 23.304.030 and 23.304.040; some districts replace or add to them with district tables.
Height. Measured and limited per 23.304.050 and 23.106.090, with district tables giving specific caps and any subarea adjustments.
Usable open space and lot coverage. Citywide rules in 23.304.090 and 23.304.120, overridden where a district table sets different numbers (common in residential and mixed-use districts).
Where nonresidential abuts residential. Extra building feature requirements apply—check 23.304.130 before you finalize massing on shared edges.

District-by-district details

R-2 (Restricted Two-Family Residential)

Purpose/uses: Medium-density district; allowed residential uses are listed in Table 23.202-1 (confirm your specific use).
Key standards: Front setback 20 ft; rear 20 ft; sides 4/4/6 ft by story; building separation 8/12/16 ft; height 28 ft/3 stories (to 35 ft with AUP); lot coverage 45/40/35% (1/2/3 stories); usable open space 400 sq ft/DU; density 2,500 sq ft/DU.
Where it applies: As mapped on the Zoning Map; confirm if your lot is also in an overlay or area plan. Verify with the jurisdiction.

R-2A (Restricted Multiple-Family Residential)

Purpose/uses: Medium-density apartments with more open space; see residential allowed uses table (23.202-1).
Key standards: Front 15 ft; rear 15 ft; sides 4/4/6 ft; separation 8/12/16 ft; height 28 ft/3 stories (to 35 ft with AUP); lot coverage 45/40/35%; usable open space 300 sq ft/DU; density 1,650 sq ft/DU.
Where it applies: As mapped; check overlays/subareas. Verify with the jurisdiction.

R-4 (Multi-Family Residential)

Purpose/uses: Higher-density multifamily; see residential allowed uses table (23.202-1). Not found in retrieved materials for purpose language.
Key standards: Front 15 ft; rear increases by story (15–21 ft); side increases by story (4–12 ft); street side 6–15 ft by story; separation 8–28 ft by story; lot coverage 45–35% interior depending on stories. Height and density table not found in retrieved materials.
Where it applies: As mapped. Verify with the jurisdiction.

R-5 (High-Density Residential)

Purpose/uses: High-density, multi-story housing near centers; includes apartments, hotels, and certain institutional/office uses when not detrimental; see district tables.
Key standards: Height 40 ft/4 stories (AUP/UP can allow to 65 ft/6 stories); front 10 ft; rear 15–21 ft by story; sides 4–12 ft by story; separation 8–28 ft by story; lot coverage 55–40% by story; usable open space 100 sq ft/DU; FAR no maximum (check local form and design controls).
Where it applies: High-density areas proximate to transit/employment; confirm mapped boundaries. Verify with the jurisdiction.

R-SMU (Residential Southside Mixed-Use)

Purpose/uses: Mixed-use residential in the Southside; allowed uses per tables; special subareas allow additional height where more residential floor area is provided.
Key standards: Height 60 ft/4 stories baseline, with Use Permit increases up to 75 ft/5 stories (Subarea 1) or 65 ft/5 stories (Subarea 2) if at least 50% of total floor area is residential; usable open space 40 sq ft/DU; group living 175 sq ft/resident; setbacks/coverage per district tables.
Where it applies: Defined subareas near the Southside; see district figure. Verify with the jurisdiction.

C-E district

Purpose/uses: Not found in retrieved materials. Typical C districts allow a range of commercial and mixed-use; confirm in the district use table. Verify with the jurisdiction.
Key standards: FAR 0.8 (most lots), 1.0 (corner lots) for nonres/mixed-use; res-only FAR has no maximum; height 28 ft/2 stories (nonres/mixed-use) or 35 ft/3 stories (res-only); res-only front setback 15 ft; sides 4/4/6 ft by story; separation 8/12/16 ft; res-only lot coverage 45–40% by story; nonres/mixed lot coverage 100%.
Where it applies: As mapped; some blocks have residential-only standards that differ from mixed-use.

C-T district

Purpose/uses: Not found in retrieved materials. The district is split by Dwight Way with distinct height/FAR caps; one specific parcel (Telegraph/Channing Garage) has its own cap.
Key standards: FAR 4.0 south of Dwight; 5.0 north of Dwight; height 50 ft (south), 65 ft (north); special parcel 85 ft and 7 stories; lot coverage 100%; abutting residential uses must follow additional setback/interface rules per 23.304.030.C.2 and 23.304.130.
Where it applies: Telegraph Avenue area with subareas north/south of Dwight; confirm parcel boundaries. Verify with the jurisdiction.

C-SA district

Purpose/uses: Not found in retrieved materials. Height is organized by subareas, with different limits for nonresidential vs mixed-use/residential buildings.
Key standards: Maximum heights by subarea: nonresidential 36/24/24 ft; mixed-use/residential 60/50/36 ft; setbacks/separation and lot coverage are provided in Tables 23.204-29 and 23.204-30 (numbers not retrieved here).
Where it applies: South Area subdistricts per Zoning Map and district figure. Verify with the jurisdiction.

U (University) district

Purpose/uses: University-related; U district standards are set by the Use Permit itself after review by ZAB, Planning Commission, and City Council.
Key standards: All development standards (lot size, density, height, setbacks, separation, coverage, FAR, usable open space, parking) are set in the Use Permit.
Where it applies: As mapped. Verify with the jurisdiction.

Overlays that can change the envelope

H Hillside Overlay. Applies in mapped hillside areas; it can modify standard setback/height rules in steep or irregular terrain. Height limits are set in Table 23.210-1, and the Zoning Officer may approve an AUP to increase allowed building height if consistent with the overlay’s purpose. Where overlay and base-district standards conflict, the overlay controls.

Other knobs that affect development envelopes

Density Bonus (23.330). Housing with qualifying affordable units can request waivers/reductions of physical development standards and incentives/concessions under state law, administered locally in Chapter 23.330. Plan for this early and coordinate with California housing laws.
ADUs. State law limits how local standards (lot coverage, FAR, open space, setbacks, minimum lot size) can constrain ADUs; at minimum, jurisdictions must allow an 800 sq ft ADU with 4 ft side/rear setbacks notwithstanding typical coverage/FAR rules. See Berkeley ADUs and California ADU law.
Interface with other chapters. Check nonconforming rules, possible variances/exceptions, landscaping and screening, signage, and design review requirements. For construction standards, see the California Building Standards Code.

Checklist

Confirm your parcel’s base district and any overlay/subarea on the Zoning Map (then open the correct district tables).
Apply 23.106 measurement rules to setbacks, height, FAR, lot coverage, and stories.
Pull the applicable district development tables (e.g., R-2 Tables 23.202-5 to -7; C-E Tables 23.204-21 to -23; C-T Table 23.204-32).
Check 23.304 for general rules (lot standards, usable open space, lot coverage, setbacks, building separation) and for sites where nonresidential abuts residential.
If in an overlay (e.g., H Hillside), apply overlay standards (overlay controls on conflict).
If proposing housing with affordability, evaluate 23.330 Density Bonus for potential waivers/reductions.
Check whether your project triggers design review or parking provisions.
For any ADU component, apply state-override rules (800 sq ft/4 ft setbacks minimum pathway) and Berkeley’s ADU ordinance.

Risks & Ambiguities

Issue	Why it matters	What to verify
Subarea boundaries (e.g., C-T north/south of Dwight; C-SA subareas)	FAR/height can change block-to-block	Confirm parcel subarea on the Zoning Map or in the district figure.
Residential vs mixed-use standards (C-E, C-SA)	Setbacks/coverage differ for residential-only vs mixed-use	Use the correct table for your project’s land-use mix.
Nonresidential abutting residential	Additional interface rules may alter massing	Apply 23.304.130 before finalizing elevations.
Height measured per 23.106	Mis-measuring average/max height can cause redesigns	Apply 23.106.090 and district-specific rules.
Lot coverage varies by number of stories	Exceeding coverage at upper stories is a common pitfall	Use the story-based coverage table for your district.
Districts with “no FAR maximum”	Bulk is then controlled by height, setbacks, open space	Confirm if form or design review adds practical limits.
U District projects	All standards set in the Use Permit; no default table	Coordinate early with staff on UP conditions.

Plain-English Summary

Berkeley sets what you can build through district tables and citywide rules: how high, how far from property lines, how much of the lot you can cover, and sometimes how many homes you can fit. Start by confirming your zoning district and any overlay/subarea, then use the district table for numbers and Chapter 23.304/23.106 for the fine print. If you’re near housing, extra edge rules can kick in; if you include affordable homes, Density Bonus law may relax some limits; and if you’re building an ADU, state law guarantees certain minimum pathways.

Source References

Title 23, Intro/Rules of Measurement: 23.102 (purpose, applicability), 23.106 (Rules of Measurement)
Citywide standards: 23.304 (Lot Requirements, Setbacks, Building Separation, Height, Accessory Structures, Usable Open Space, Lot Coverage, Nonresidential abutting Residential, Area Plans)
Residential districts: R-2 (23.202-5 to -7) ; R-2A (23.202-8 to -10) ; R-4 (23.202-15 to -16) ; R-5 (23.202-17 to -19) ; R-SMU (23.202-23 to -25; height increases in 23.202.140.D.3)
Commercial/mixed-use: C-E (23.204-21 to -23) ; C-T (23.204-32, -33) ; C-SA (23.204-28 to -30)
Overlays: H Hillside Overlay (23.210.020; Table 23.210-1; overlay controls on conflict)
Density Bonus: 23.330 (local implementation of Gov. Code 65915–65918)
Baseline Zoning Ordinance adoption context (2021)

Information Gaps

Purpose statements and detailed allowed uses for C-E, C-T, and C-SA were not found in the retrieved materials.
Numeric FAR and full setback/coverage tables for C-SA were not found in the retrieved materials.
R-4 height and density table not found in the retrieved materials.
Exact mapped boundaries and figures for subareas/overlays should be confirmed on the current Zoning Map. Verify with the jurisdiction.

Sources

Retrieved passages

Berkeley Zoning Code High relevance
Berkeley Zoning Code (Chapter Purpose) High relevance
Berkeley Zoning Code High relevance
Berkeley Zoning Code (chapter contains) High relevance
Berkeley Zoning Code High relevance
CBC § 66314 (§ 66314) High relevance
Berkeley Zoning Code (Section 23.202.030.A) High relevance
Berkeley Zoning Code High relevance

Cited sections

Official Berkeley code library

Frequently asked questions

What can I build on an R-2 lot in Berkeley?

Typically two dwellings are allowed, subject to dimensional rules: 20 ft front and rear setbacks, side setbacks that increase with height, 28 ft/3-story height (up to 35 ft with an AUP), and story-based lot coverage caps (45%/40%/35%). Density is 1 unit per 2,500 sq ft of lot area. See Tables 23.202-5 to -7.

What are the R-2A setbacks and height?

R-2A front and rear setbacks are 15 ft, side setbacks are 4/4/6 ft by story, with building separation at 8/12/16 ft. Height is 28 ft/3 stories by right, up to 35 ft with an AUP. See Tables 23.202-8 to -10.

How tall can I build in the R-5 high-density district?

Baseline height is 40 ft/4 stories, and with permits you can go to 65 ft/6 stories. Setbacks and separations increase with stories, and lot coverage steps down from 55% to 40% as buildings get taller. See Tables 23.202-17 to -19.

I’m on Telegraph—what are the C-T height and FAR limits?

South of Dwight Way the C-T district allows up to 50 ft height and 4.0 FAR; north of Dwight, up to 65 ft and 5.0 FAR. One specified parcel has 85 ft/7 stories. Lot coverage can be 100%; additional abutting-residential interface rules apply. See Tables 23.204-32 to -33 and 23.304.130.

Do C-E standards change if my project is residential-only?

Yes. In C-E, mixed-use/nonresidential projects follow one set of FAR/height rules (e.g., 0.8–1.0 FAR; 28 ft/2 stories), while residential-only projects use a separate table with 35 ft/3 stories, specific setbacks, and story-based coverage limits. See Tables 23.204-21 to -23.

What happens if my commercial project abuts housing?

Berkeley imposes extra “edge” requirements when nonresidential projects abut or confront a residential district. Before finalizing massing and windows, review 23.304.130 and any district-specific setback provisions.

Can Density Bonus waive Berkeley’s height or setback limits?

Yes, if you qualify under state law and Chapter 23.330, you may request waivers/reductions of physical development standards where needed to accommodate the project with bonus units. See 23.330.010–.030.

Do ADU rules override lot coverage and setback limits?

Often. State law requires cities to allow at least one 800 sq ft ADU with 4 ft side/rear setbacks, regardless of typical lot coverage/FAR or minimum lot size limits. Check Berkeley’s ADU page and state law.

How do I measure building height in Berkeley?

Use the definitions and methods in 23.106.090, then apply any district-specific caps or subarea adjustments (e.g., R-5, C-T, C-SA tables). Getting measurement wrong is a common source of redesign.

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