Campbell Zoning, Planning & Building Codes

Last reviewed: July 1, 2026

Overview

Campbell’s land-use rules are codified in Title 21 — ZONING (the "Campbell Zoning Code"), which implements the General Plan and divides the city into base zoning districts, overlays/combining districts, and special purpose districts to regulate permitted uses, bulk, site design, and permit paths (§ 21.01.010; § 21.04.020) . The code is organized to separate district rules (Article 2), citywide development standards and site rules (Articles 3–4), review and permitting procedures (Articles 4–6), and special chapters that implement state housing laws and objective ministerial paths (§ 21.04.010; Chapter 21.39) . This page orients you to where the real rules live (with the controlling § references), how to read the district tables and standards, and how state housing law interacts with local procedures.

How Campbell's code is organized

• Title name and purpose: Title 21 is explicitly the "Campbell Zoning Code" (§ 21.01.010) . The code states its purpose to implement the General Plan and to regulate uses, bulk, parking, signs, and open space (§ 21.01.030) .
• Article / chapter layout (how to navigate): Base zoning districts and the zoning map are in Article 2 (Chapter 21.04) and include the district tables (Table 2‑1 and related tables) that map zoning districts to General Plan designations (§ 21.04.010–.020; Table 2‑1) . Citywide development standards and specific rules for residential, commercial, industrial, landscaping, parking, accessory buildings, and signs are in the code chapters collected under Articles 3–4 (for example, the residential development standards table is in § 21.08.050; landscaping requirements in Chapter 21.26; parking and loading in Chapter 21.28) .
• Permit chapters and administrative procedures: The code separates ministerial clearances, conditional and administrative permits, site/architectural review, variances, and appeals into discrete chapters — e.g., zoning clearances (Chapter 21.40), site and architectural review (Chapter 21.42), conditional use permits (Chapter 21.46), variances (Chapter 21.48), and appeals (Chapter 21.62) (§ 21.40.010; § 21.42.010; § 21.46.040) .
• Decision-makers and advisory bodies: The Planning Commission, Site & Architectural Review Committee, Historic Preservation Board, and Community Development Director each have defined roles in review/decision-making (see § 21.54.030–.060) .

Zoning district families

Campbell’s base zoning districts are listed in Table 2‑1 and grouped into residential, commercial, industrial/special purpose, and mixed‑use families (§ 21.04.020; Table 2‑1) . The code uses the following district family names (bolded here as they appear in Table 2‑1 and related tables):

• Residential family: R‑1‑10 / R‑1‑9 / R‑1‑8 / R‑1‑6 (single‑family variants), LMDR (Low‑Medium Density Residential), MDR (Medium Density Residential), MHDR (Medium‑High Density Residential), HDR (High Density Residential), MHP (Mobile Home Park) — see Table 2‑1 and the residential development standards in § 21.08.050/Table 2‑4 for minimum parcel sizes, setbacks, maximum FAR, lot coverage, and heights .
• Commercial / office family: NC (Neighborhood Commercial), GC (General Commercial), PO (Professional Office), and CB (Central Business / Central Business Mixed‑Use) — uses and standards are mapped in Table 2‑1 and the district development tables (§ 21.04.020; Table 2‑1) .
• Industrial / research: Research & Development, M‑1 (Light Industrial) and similar special districts (listed in Table 2‑1) (§ 21.04.020; Table 2‑1) .
• Special purpose & public districts: PF (Public Facilities), OS (Open Space), and legacy or specialized districts (e.g., P‑D Planned Development as a legacy zone) (§ 21.04.060–.070; Table 2‑12b) .

Practical note: each district table points you to the "General Development Standards" table for that family (for example, residential standards in § 21.08.050, Table 2‑4) — read the district name in Table 2‑1, then turn to the associated development‑standards table to find the default setbacks, FAR, lot coverage, and height limits (§ 21.04.020; § 21.08.050) .

Citywide development standards

Campbell’s code separates district‑specific numbers (in Article 2 tables) from citywide chapters that control details. Key, city‑wide rules and where to find them:

• Height, FAR, lot coverage, setbacks: District tables include the default maximum FAR (e.g., 0.45 in many single‑family zones), maximum lot coverage (40% in the residential table), and maximum height (35 ft / 2½ stories for the main structure in R‑1 residential as default) — see the residential general development standards table at § 21.08.050/Table 2‑4 for these numbers and the Planning Commission exception for a modest F.A.R. increase (§ 21.08.050) .
• Setbacks and separations: The code lists minimum setbacks for residential districts (front 20 ft, side 5 ft each, rear 5 ft, street‑side 12 ft, and garage/parking‑to‑street 25 ft) in the residential table and applies a building‑separation rule between structures; a separate objective table of setbacks is included for certain housing developments under § 21.25.050 (Table 1‑1) (§ 21.08.050; § 21.25.050) .
• Parking: Parking and loading rules are in Chapter 21.28 (Parking and Loading); the code also sets special, limited parking rules for housing projects subject to state ministerial paths (e.g., one stall per primary unit for some housing projects, and the city may not require parking above state maximums when projects are ministerially approved under state processes) (§ 21.25.050.E; § 21.39.030.D) . See Campbell’s parking guidance for more on counting and design of stalls (first mention: parking) (/us/california/campbell/parking).
• Landscaping, screening, and buffers: Landscape standards are codified in Chapter 21.26 (landscaping minimums vary by district, e.g., PO/NC/PF = 12% of net site area; GC = 10%) (§ 21.26.020) .
• Signs, trees, and wireless facilities: Sign rules are collected in Chapter 21.30, tree protection and historic resource overlays appear elsewhere (see Chapter 21.33 and the Historic Preservation Board roles in § 21.54.040), and wireless facilities have their own chapter (Chapter 21.34) with required permits and exemptions (§ 21.34.010–.040; § 21.54.040) .
• Where objective standards override other rules for certain housing applications: the city adopted objective standards that govern housing developments under Government Code § 65852.21 (SB 9 / two‑unit ministerial paths) and related state laws; those objective zoning standards are collected at § 21.25.050 and are explicitly called out as superseding other rules for qualifying projects (§ 21.25.050) . For a plain‑English guide to Campbell’s development standards see (/us/california/campbell/development-standards).

Practical orientation: always cross‑check the district table (Article 2) with the citywide development chapters (Articles 3–4). The district table tells you the baseline; the citywide chapters and adopted supplemental documents (form‑based materials) supply the specific conditions and design details (§ 21.04.010; § 21.07.030) .

Specific plans & overlays

• Form‑based / multi‑family rules and adopted standards: Campbell has incorporated a Multi‑Family Development and Design Standards (MFDDS) and a Form‑Based Zone Map (FBZM) into Title 21 by reference; these documents are on file with the Community Development Department and are part of how the city regulates certain multi‑family housing projects (§ 21.07.030) .
• Overlay / combining districts: The code supports overlay or combining districts (e.g., a Community Benefit overlay and a By‑Right Housing (BRH) overlay) that can replace or augment base standards for specific sites. The BRH overlay (§ 21.14.050) is a concrete example: it requires a minimum density (30 units/acre) and minimum unit counts (e.g., 16 units per site) and creates expedited processing paths for projects that provide affordability (§ 21.14.050) .
• Legacy zones and special areas: The code preserves legacy zones that remain in effect for specific properties (e.g., P‑D Planned Development) but prevents their further application to new properties; these are defined in § 21.04.070 (§ 21.04.070) .
• How overlays interact with the base rules: an overlay ordinance may establish alternative development standards, permit processes, or uses for the area it covers; where it is silent, base zoning rules apply (§ 21.13.050/21.14.050 and related overlay language) . See Campbell’s overlay summary for a site‑specific check (/us/california/campbell/overlay-districts).

Practical orientation: if your parcel is in an overlay (look at the zoning map and ordinance establishing the overlay), the overlay ordinance itself may set objective standards and special permit paths — read the overlay establishing ordinance and the code chapter cited in that ordinance.

Building permits & review

• Zoning clearance required before building permits: The city requires a zoning clearance (a ministerial verification that a proposed project complies with zoning) before building permits are issued (§ 21.40.010–.030; issuance of building permits is linked to § 21.56.050) . The basic rule: obtain zoning clearance from the Community Development Department and then get building/permitting clearances from Building/Engineering before starting work (§ 21.40.010; § 21.01.050.B) .
• Ministerial vs. discretionary paths: Many routine projects are processed ministerially (zoning clearance). Projects that conflict with a base district, require conditional uses, variances, or site and architectural review require discretionary review (Administrative Conditional Use Permit, Conditional Use Permit, Administrative Site & Architectural Review, or Planning Commission/City Council decisions) (§ 21.42.010; § 21.46.040; § 21.48.010) .
• Site and architectural review: Projects that change exterior design or are identified thresholds are subject to site and architectural review under Chapter 21.42; the purpose is to ensure design compatibility with surrounding properties (§ 21.42.010–.020) . For the city’s design review rules see (/us/california/campbell/design-review).
• Conditional use permits: Uses allowed only with a Conditional Use Permit must meet the findings in § 21.46.040 and may be conditioned to ensure compatibility (§ 21.46.040–.060) .
• Appeals, timelines, and expiration: Post‑decision procedures, appeals, time limits, and extensions are handled under the Zoning Code administration and Chapter 21.56 (Permit implementation) and Chapter 21.62 (Appeals) (§ 21.46.090; § 21.56.050 reference) .

Practical orientation: start with a zoning clearance/pre‑application meeting to confirm which path applies (ministerial clearance vs discretionary permit). The pre‑application is advisory but helps identify required submittals (§ 21.38 and pre‑application notes) .

State housing law in Campbell

Campbell’s code explicitly integrates several California housing laws and ministerial paths. Below are the major interactions and where the city code documents them.

ADUs and JADUs

• Local handling: the code recognizes accessory dwelling units (ADUs) and junior ADUs and treats them according to a special ADU chapter (referenced as Chapter 21.23) and excludes typical ADUs/JADUs from some multi‑family design standards (§ 21.07.020(b)) . For Campbell’s practical ADU process see (/us/california/campbell/adu).

Two‑unit / SB 9 style ministerial units

• Objective standards for ministerial two‑unit housing: Campbell adopted objective zoning standards that apply to proposed housing developments under Government Code § 65852.21 (two‑unit / SB 9‑style ministerial developments) and lists those objective rules (height, FAR, parking exceptions, minimum living area, and setbacks) at § 21.25.050 (including Table 1‑1 for setbacks) — these objective standards “supersede any other standards to the contrary” for qualifying projects (§ 21.25.050) .

Ministerial approval tracks and supportive housing

• Ministerial approvals & state supportive housing: Chapter 21.39 sets out a ministerial approval process the city will use to comply with the State Supportive Housing Law, the State Streamlined Ministerial Approval Process, and other state ministerial pathways. Ministerially approved housing projects are processed via zoning clearance where they meet objective standards; the chapter also limits local parking requirements to state‑specified maximums for ministerially approved projects and requires replacement of lower‑income units where state law requires it (§ 21.39.030–.040) .

Density bonus and incentives

• The code recognizes and references the State Density Bonus law in its definitions and applies state density bonus calculations where applicable (the code references Government Code § 65915 in the definitions and applicable chapters — see the definitions and the cross‑references in the housing chapters and project review chapters; see Chapter 21.72 for defined terms) (§ 21.72 definitions referencing State Housing Density Bonuses and Incentives Law) .

Practical summary table (quick scan)

• What controls ADUs? Chapter 21.23 (referenced in § 21.07.020) .
• Where are residential setbacks & FAR found? Table 2‑4 / § 21.08.050 and Table 1‑1 under § 21.25.050 for ministerial housing standards .
• Parking rules? Chapter 21.28 and special parking limits in § 21.25.050 / § 21.39.030 for ministerial/state‑law projects .
• Design review trigger? Chapter 21.42 (site & architectural review) for discretionary and certain administrative projects (§ 21.42.010) .
• Overlays to check? The BRH overlay (§ 21.14.050) and Community Benefit overlay/combining districts (see overlay chapters) — overlay ordinances set their own eligibility and standards (§ 21.14.050; § 21.13.050) .

Practical recommendations for applicants in Campbell

1. Begin with the zoning map and Table 2‑1 to identify your base district, then read that district’s "General Development Standards" table (Article 2) and cross‑check the citywide chapters (e.g., Chapters 21.08, 21.26, 21.28) for landscape, parking, and accessory structure rules (§ 21.04.020; § 21.08.050; § 21.26.020; Chap. 21.28) .
2. If the project is a housing development that may qualify for a state ministerial track (two‑unit/SB9, Streamlined Ministerial Approval, or Supportive Housing), read § 21.25.050 and Chapter 21.39 first — these set the objective standards and the special ministerial process (including parking limitations) (§ 21.25.050; Chapter 21.39) .
3. For design, expect site and architectural review if the project is discretionary or otherwise triggers Chapter 21.42; smaller, code‑compliant alterations may proceed via a zoning clearance (§ 21.42.010; § 21.40.010) .
4. Use pre‑application meetings to clarify which standards and which discretionary findings will apply — the pre‑application process is advisory but recommended (§ 21.38 and pre‑application guidance) .

Source References

• Campbell Municipal Code, Title 21 — ZONING (Campbell Zoning Code), print export / Municode; see the Title 21 headings and general provisions (§ 21.01.010 et seq.) .
• Chapter 21.04 — Establishment of Zoning Districts; Table 2‑1 Zoning Districts and General Plan Designations (§ 21.04.010–.020; Table 2‑1) .
• § 21.08.050 — Residential development standards and Table 2‑4 (General Development Standards — Residential Districts) .
• § 21.25.050 — Objective Zoning Standards for certain housing developments (references to Government Code § 65852.21 and Table 1‑1) .
• Chapter 21.39 — Ministerial Approvals and state housing law connections (State Supportive Housing Law; Streamlined Ministerial Approval Process) (§ 21.39.030–.040) .
• Chapter 21.40 — Zoning Clearances; Chapter 21.42 — Site & Architectural Review; Chapter 21.46 — Conditional Use Permits; Chapter 21.48 — Variances (§ 21.40.010; § 21.42.010; § 21.46.040; § 21.48.010) .
• Chapter 21.26 — Landscaping Requirements; Chapter 21.28 — Parking and Loading; Chapter 21.34 — Wireless Facilities; Chapter 21.72 — Definitions (§ 21.26.020; § 21.34.010; definitions referencing state density bonus law) .
• Campbell planning bodies and administration: § 21.54.030–.060 (Planning Commission; Historic Preservation Board; Site & Architectural Review Committee) .