Berkeley — Zoning

Last reviewed: June 29, 2026

Overview

Berkeley regulates land use through the City of Berkeley Zoning Ordinance, codified as Berkeley Municipal Code Title 23 (adopted December 1, 2021). The ordinance divides land into base districts, plus area-specific overlays, and maintains an official Zoning Map that is part of the code. District rules (uses and development standards) are organized by Residential, Commercial, Manufacturing, Special Purpose, and Overlay provisions; citywide measurement and baseline standards apply across districts. See the city’s zoning framework in 23.108 Zoning Districts and Map and 23.304 General Development Standards.

Before you dive into a parcel, orient with the high-level Berkeley zoning & planning overview, then consult district- and standards pages like Berkeley Land Use, Berkeley Development Standards, Berkeley Parking, and Berkeley Design Review.

How Berkeley’s zoning is organized

• Official districts and overlays are listed in Table 23.108-1 and Table 23.108-2. Overlay regulations are in addition to the underlying district; where they conflict, the overlay prevails. The Zoning Map is adopted and maintained electronically by the City Clerk and available at the Planning & Development Department.
• Citywide rules of measurement (e.g., how to measure height, setbacks, lot coverage) and baseline standards for setbacks, building separation, height, and lot coverage live in 23.106 and 23.304.
• Where non-residential districts abut residential districts, transition standards in 23.304.130 may add requirements (e.g., articulation, screening).
• Allowed land uses are consolidated by category: Residential uses (23.202.020), Commercial uses (Table 23.204-1), and Manufacturing uses (Table 23.206-1). For parcel-specific questions, confirm in the district’s “Allowed Uses” table and the citywide Berkeley Land Use page.

Zoning Map (Title 23)

• The Zoning Map is part of Title 23, adopted by ordinance and updated electronically. It establishes all district and overlay boundaries; any area not designated defaults to Unclassified (U).
• The 2021 adoption split the prior C-1 General Commercial into two districts: C-C Corridor Commercial and C-U University Avenue Commercial.

District-by-District Breakdown

Below are the base districts listed in Table 23.108-1, with practical summaries: purpose, typical uses (see each chapter’s Allowed Uses table for specifics), key dimensional standards, and where they apply in Berkeley.

Residential Districts (23.202)

• Allowed land uses and permit triggers are in 23.202.020, with district-specific standards and tables per district.

R-1 Single-Family Residential

• Purpose: Protect low-density single-family patterns with generous open space; allow local-serving community facilities.
• Typical uses: One dwelling per lot; community/institutional facilities under permits; see Table 23.202-1 for specifics.
• Key standards: Front 20 ft, Rear 20 ft, Interior 4 ft, Height 28 ft/3 stories (AUP up to 35 ft), Lot coverage 40% (Table 23.202-2).
• Where: Citywide low-density neighborhoods outside hills hazard and university-adjacent areas (Verify with the Zoning Map).

R-1A Limited Two-Family Residential

• Purpose: Maintain low/medium density while allowing two units on qualifying lots; clarifies rear/side yard form west of San Pablo Ave.
• Typical uses: One or two dwellings per lot (max two); see Table 23.202-1.
• Key standards: New lots 5,000 sq ft; two units allowed on 4,500 sq ft min; Front 20 ft; Height 28 ft (rear main building 22 ft/2 stories); coverage typically 40–45% (Table 23.202-3).
• Where: Transitional blocks allowing limited duplex forms (not the denser corridors). Verify with the Zoning Map.

ES-R Environmental Safety-Residential (Panoramic Hill)

• Purpose: Heavily constrained hillside area with wildfire/seismic hazards, substandard access; stringent controls to protect safety and historic character.
• Typical uses: Very limited residential; intensification requires specific safety findings; no additional dwelling units until a City-adopted Panoramic Hill Specific Plan is in place.
• Key standards: Front 20 ft, Rear 20 ft, Interior 15 ft, Height 28–35 ft with findings, Building separation 30 ft, Lot coverage 30% (ES-R tables).
• Where: Panoramic Hill area (Berkeley/Oakland hillside). Verify with the Zoning Map.

R-2 Restricted Two-Family

• Purpose: Low–medium density areas for singles, duplexes, small apartments with substantial open space.
• Typical uses: Single-family, duplex; small multi-family under standards; see Table 23.202-1.
• Key standards: Per unit lot area 2,500 sq ft, Front/Rear 20 ft, Interior 4–6 ft, Height 28 ft/3 stories (AUP up to 35 ft), Coverage 45%→35% as stories increase (Tables 23.202-5 to -7).

R-2A Restricted Multiple-Family

• Purpose: Medium density multi-family with open space and stepbacks to protect light/air.
• Typical uses: Multi-family; see Table 23.202-1.
• Key standards: Per unit lot area 1,650 sq ft, Front/Rear 15 ft, Interior 4–6 ft, Height 28 ft/3 stories (AUP up to 35 ft), Coverage 45%→35% (Tables 23.202-8 to -10).

R-3 Multiple-Family

• Purpose: Relatively high-density housing in convenient locations; includes dorms and group living; Southside subareas require additional review.
• Typical uses: Apartments, group living accommodations; see Table 23.202-1.
• Key standards: Front/Rear 15 ft, Interior 4–6 ft, Height 35 ft/3 stories (AUP up to 35 ft for additions), Coverage 45–30% (Tables 23.202-11 to -13).

R-4 Multi-Family Residential

• Purpose: Multi-story multi-family in convenient areas with more intensity than R-3.
• Typical uses: Apartments and related residential; see Table 23.202-1. Not found in retrieved materials for complete use table.
• Key standards: Setbacks increase by story (Front 15 ft; Rear 15–21 ft; Interior 4–12 ft); coverage decreases with height; notes reference AUP up to 35 ft and Use Permit up to 65 ft (Tables 23.202-15, -16 with height note).

R-5 High-Density Residential

• Purpose: Highest-density residential near major centers, with stepped setbacks.
• Typical uses: Apartments, higher-rise residential; see Table 23.202-1. Not found in retrieved materials for complete use table.
• Key standards: Multi-story setback/ separation matrix; AUP up to 40 ft, Use Permit up to 65 ft; coverage steps down from 55–40% as height rises (Tables 23.202-18, -19 and height notes).

R-S Residential Southside

• Purpose: High/moderate-density multi-story housing near campus and activity centers; promotes mixed-use while protecting light, air, privacy.
• Typical uses: Dwelling units, group living; design review for certain project types in Southside.
• Key standards: Front 10 ft, Rear 10–17 ft, Interior 4–8 ft, Height 35 ft/3 stories (Use Permit up to 45 ft/4 stories), coverage 65–55% as height rises (Tables 23.202-20 to -22).

R-SMU Residential Southside Mixed Use

• Purpose: High-density residential near campus with mixed-use allowances; distinct subareas north/south of Durant Ave.
• Typical uses: Apartments, residential hotels; mixed-use; see district tables; increased height allowed in mapped subareas with findings.
• Key standards: Baseline Height 60 ft/4 stories (additions 16 ft; AUP/UP may allow more), Open space 40 sf/unit, and specialized setback/coverage tables varying by location and building use; AUP may increase lot coverage to 100% for certain residential conditions (Tables 23.202-23 to -27).

Commercial Districts (23.204)

• Allowed uses are consolidated in Table 23.204-1; each district includes development standards and, often, corridor-specific siting rules.

C-C Corridor Commercial

• Purpose: Avenue-oriented commercial with a wide variety of activities; compatible with adjacent districts.
• Typical uses: Retail, services, mixed-use; exclusive residential by AUP with findings.
• Key standards: FAR 3.0 (non-res); Height 40 ft/2–3 stories (res-only 35 ft/3); Residential-only Setbacks Front/Rear 15 ft; Interior 4–6 ft; coverage 45–40% by height (Tables 23.204-8 to -10).

C-U University Avenue Commercial

• Purpose: University Avenue corridor; implements University Avenue Strategic Plan with node-specific and solar access controls.
• Typical uses: Mixed-use emphasis; ground-floor residential requires Use Permit; residential-only allowed outside node area with UP.
• Key standards: District tables for FAR, height, setbacks, and solar access (north-side buildings limited noon shading onto nearby residential lots); open-space features required along the Avenue (Tables 23.204-11 to -16).

C-N Neighborhood Commercial

• Purpose: Neighborhood-serving retail and services with limited intensity.
• Typical uses: Convenience retail/services; residential and mixed-use allowed per table.
• Key standards: FAR 3.0 (non-res); Height 35 ft (2–3 stories); residential-only standards via tables (Table 23.204-17 et seq.).

C-E Elmwood Commercial

• Purpose: Maintain Elmwood’s fine-grained, neighborhood-focused retail; includes number/size limits for certain uses.
• Typical uses: Neighborhood retail, food service (subject to caps and permits); limited mixed-use/residential.
• Key standards: Height 28 ft/2 stories (non-res); res-only 35 ft/3; Residential-only Setbacks Front/Rear 15 ft; Interior 4–6 ft; special 20 ft ground-floor residential setback on College/Ashby; right-of-way projection rules (Tables 23.204-21 to -23).

C-NS North Shattuck Commercial

• Purpose: Protect/maintain a balanced commercial mix that serves nearby neighborhoods; limit high-traffic generators.
• Typical uses: Neighborhood retail, services, with residential and mixed-use per table.
• Key standards: Minimum height 2 stories for non-res/mixed; max 35 ft/3 stories; residential-only has separate standards (Table 23.204-24 et seq.).

C-SA South Area Commercial

• Purpose: Southside corridor near UC Berkeley; subareas with different height caps; supports mixed-use and residential intensity.
• Typical uses: Retail/services; residential and mixed-use widely feasible with findings to encourage transit use and housing.
• Key standards: Height by subarea: up to 60 ft/5 stories in Subarea 1 for mixed-use/residential; setbacks/coverage increase with stories (Tables 23.204-28 to -30).

C-T Telegraph Avenue Commercial

• Purpose: Maintain Telegraph’s pedestrian- and university-serving character; encourage housing over ground-floor commercial.
• Typical uses: Active commercial storefronts; upper stories limited to office/residential; ground-floor office subject to location-specific permits (Table 23.204-31).
• Key standards: FAR 4.0 south of Dwight; 5.0 north of Dwight; Min height 35 ft; Max 50–65 ft depending on location; special 85 ft/7 stories at the Telegraph/Channing garage site (Table 23.204-32).

C-SO Solano Avenue Commercial

• Purpose: Neighborhood-scale Solano Ave; limits late-night/traffic-intensive uses; encourages everyday-needs retail.
• Typical uses: Neighborhood retail; limited mixed-use/residential.
• Key standards: District tables define height, setbacks, and coverage for non-res, mixed, and residential-only projects (Tables 23.204-34 to -36).

C-DMU Downtown Mixed-Use

• Purpose: Downtown core and subareas, including a mapped Downtown Arts Overlay; form-based height system with limited “increased height” allowances by Use Permit.
• Typical uses: Downtown-appropriate retail, office, cultural, hospitality, and residential/mixed-use; ground-floor arts activation in the Arts Overlay.
• Key standards: Subarea height limits 40–60 ft (Core min 50 ft); limited UP allowances for taller buildings (up to 120–180 ft across specified subareas); residential usable open space 80 sf/unit (Tables 23.204-37 to -40).

C-W West Berkeley Commercial

• Purpose: West Berkeley retail/service with West Berkeley Plan consistency; minimum height in designated nodes.
• Typical uses: Community- and corridor-serving commercial; mixed-use feasible.
• Key standards: FAR 3.0; Height 40 ft/3 stories—50 ft/4 for mixed-use; setbacks minimal except near residential; nodes require ≥2 stories/25 ft (Table 23.204-42).

C-AC Adeline Corridor Commercial

• Purpose: Implements the Adeline Corridor Specific Plan; emphasizes active frontages, transparency, and mixed-use housing.
• Typical uses: Retail/services with strong pedestrian design standards; office size/ground-floor limits in active areas.
• Key standards: Frontage transparency/blank wall limits; findings emphasize compatibility and affordable housing facilitation (district tables and findings).

Manufacturing Districts (23.206)

• Allowed uses and key performance controls appear in Table 23.206-1 and 23.206.100 (permit findings). West Berkeley Plan consistency is required.

M Manufacturing

• Purpose: General manufacturing focus, including heavier processing; large-lot standards.
• Typical uses: Manufacturing/industrial; limited non-industrial uses with permits.
• Key standards: Min lot 20,000 sf; FAR 2.0; Height 45 ft; minimal setbacks; Lot coverage 100% (Table 23.206-10).

MM Mixed Manufacturing

• Purpose: Broad manufacturing incl. heavy/processing; safeguards industrial character; restricts ground-floor offices.
• Typical uses: Manufacturing, warehousing, wholesale trade; upper-story office by permit.
• Key standards: Min lot 20,000 sf; FAR 2.0; Height 45 ft; minimal setbacks (Table 23.206-11).

MU-LI Mixed Use–Light Industrial

• Purpose: Light industrial area with compatible uses and job focus; certain labs limited by biosafety class and proximity to residential.
• Typical uses: Light manufacturing; ancillary retail; limited office; specific rules for labs and depots.
• Key standards: FAR 2.0, Height 45 ft, minimal setbacks; Lot coverage 100% (Table 23.206-12).

MU-R Mixed Use–Residential (West Berkeley)

• Purpose: Transition district combining residential, live/work, and compatible light industrial/arts; protects both residents and industrial operations.
• Typical uses: Residential, live/work, compatible light industrial; residential mixed-use requires findings.
• Key standards: Per DU/LW 1,250 sf, FAR 1.0 (to 1.5 if ≥50% res/LW); Height: Live/work 28 ft/3 stories; res/mixed 35 ft/3; Front/Street side 5 ft; Coverage 100% (Table 23.206-14).

Special Purpose Districts (23.208)

• S Specific Plan and U Unclassified: These districts are applied case-by-case. In U, development standards are set via Use Permit; S ties to an adopted specific plan.

Overlay Zones (23.210 and district chapters)

• Citywide overlays include H Hillside and C Civic Center; district-specific overlays include DA Downtown Arts and D Dealership. Overlay rules control over base zone conflicts. See Berkeley Overlay Districts.
• Example: H overlay can modify height in hillside areas (Table 23.210-1).
• Downtown Arts Overlay adds street-activating use controls within C-DMU subareas.

Selected Standards Snapshot

Practical notes:

• Setbacks/building separation often scale by story. See 23.304 for rules of measurement and reductions.
• Where commercial sites abut residential districts, additional transitions apply (23.304.130).
• Some corridors (e.g., C-U, C-T, C-SA) include subarea heights, solar, transparency, and ground-floor use rules that materially affect feasibility.

Checklist

• Confirm base district and any overlays on the current Zoning Map (23.108.030).
• Check if the site is in a special plan/subarea (e.g., Downtown subareas, C-U node, Southside subareas) and whether additional standards apply.
• Verify allowed land use and permit type in the district Allowed Uses table; also check any size/number caps (e.g., C-E).
• Apply baseline dimensional standards (height, setbacks, lot coverage, building separation) and story-based scaling in district tables and 23.304.
• If the site abuts a residential district, apply 23.304.130 transition standards.
• Check corridor-specific frontage, transparency, and activation rules (e.g., C-AC, C-T).
• Determine if design review applies (common in Commercial and in Southside R-3/R-S/R-SMU).
• Confirm applicable parking ratios/exceptions (varies by use/district). See district-specific reductions and findings (e.g., C-W).
• If nonconforming, review Nonconforming Uses and ES-R-specific nonconformity/expansion limits.
• If relief is needed, see Variances and Exceptions (23.406.050).

Risks & Ambiguities

Plain-English Summary

Berkeley assigns every parcel a zoning district (and sometimes an overlay) that sets what you can build and use the site for. Residential districts primarily limit height, setbacks, and lot coverage; commercial districts add corridor-specific storefront and height rules; and West Berkeley’s manufacturing districts protect industrial uses. Always start by checking the Zoning Map, then apply your district’s allowed uses and development tables, any overlay rules, and citywide standards—plus corridor subarea maps where they exist.

Source References

• Title 23 Zoning Ordinance; Zoning Districts and Map; adoption and maintenance of Map: 23.108.010–030; Table 23.108-1, -2.
• General Development Standards & Rules of Measurement: 23.304; 23.106.
• Residential Districts: 23.202 (R-1 to R-SMU), including ES-R. Key tables cited above.
• Commercial Districts: 23.204 (C-C through C-AC). Key tables cited above.
• Manufacturing Districts: 23.206 (M, MM, MU-LI, MU-R) and permit findings 23.206.100.
• Overlays: 23.210 (H Hillside, Civic Center) and district overlays (e.g., C-DMU Arts).
• 2021 adoption action: creation of C-C and C-U districts; effective date.

Retrieved passages

• Berkeley Zoning Code (chapter contains) High relevance show source text
• Berkeley Zoning Code (Chapter Purpose) High relevance show source text
• Berkeley Zoning Code (Section 2.) High relevance show source text
• Berkeley Zoning Code (Title 23) High relevance show source text
• Berkeley Zoning Code (TITLE 23) High relevance show source text
• Berkeley Zoning Code (Section 65906.) High relevance show source text
• Berkeley Zoning Code (Chapter Purpose) High relevance show source text
• Berkeley Zoning Code (Title 23.) High relevance show source text
• Berkeley Zoning Code (Section 23.202.030) High relevance show source text
• Berkeley Zoning Code (Section 23.202.070.A) High relevance show source text
• Berkeley Zoning Code (Section 23.202.140.A) High relevance show source text
• Berkeley Zoning Code (Section 23.306) High relevance show source text
• Berkeley Zoning Code (Section 23.202.030) High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code (Section 23.204.030) High relevance show source text
• Berkeley Zoning Code (Section 23.406.040) High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code (Section 23.204.030) High relevance show source text
• Berkeley Zoning Code (Section 23.406.040) High relevance show source text
• Berkeley Zoning Code (Section 23.406.040) High relevance show source text
• Berkeley Zoning Code (Section 23.304.030.C.2) High relevance show source text
• Berkeley Zoning Code (Section 23.206.100) High relevance show source text
• Berkeley Zoning Code (Section 23.206.030) High relevance show source text
• Berkeley Zoning Code (Section 23.204.130) High relevance show source text
• Berkeley Zoning Code (Section 23.204.100.A) High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code (Section 23.206.030) High relevance show source text
• Berkeley Zoning Code (Section 23.206.030) High relevance show source text
• Berkeley Zoning Code (Section 23.206.030) High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code (Chapter Purpose.244) Medium relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code High relevance show source text
• Berkeley Zoning Code High relevance show source text

Cited sections

• Title 23 Zoning Ordinance; Zoning Districts and Map; adoption and maintenance of Map: 23.108.010–030; Table 23.108-1, -2. (Title 23)
• General Development Standards & Rules of Measurement: 23.304; 23.106.
• Residential Districts: 23.202 (R-1 to R-SMU), including ES-R. Key tables cited above.
• Commercial Districts: 23.204 (C-C through C-AC). Key tables cited above.
• Manufacturing Districts: 23.206 (M, MM, MU-LI, MU-R) and permit findings 23.206.100.
• Overlays: 23.210 (H Hillside, Civic Center) and district overlays (e.g., C-DMU Arts).
• 2021 adoption action: creation of C-C and C-U districts; effective date.
• Berkeley_ZoningCode.md

• Official Berkeley code library