Local zoning · Campbell

Campbell — Land Use

Land Use under the Campbell local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page summarizes what the Campbell Zoning Code (Title 21) actually says about land use: which uses are allowed or conditional in each district, the development standards that control intensity and form, and the permitting pathways for conditional uses and design review. All requirements below are drawn from the Campbell Zoning Code; each rule cites the controlling code section(s). See the city's rules on development standards for how dimensional standards are applied in practice. § 21.03.020

How to read the code (quick primer)

  • Uses are shown as permit symbols in the City’s land‑use tables: P = permitted (zoning clearance), AC = Administrative Conditional Use Permit, C = Conditional Use Permit, X = prohibited. See § 21.10.030, § 21.11.030, § 21.12.030.
  • Development standards (setbacks, height, FAR, lot coverage) live in the zoning district tables (e.g., Table 2‑4, Table 2‑7). Refer to the district tables when checking whether a project will meet bulk and siting rules. § 21.08.050; § 21.10.050.
  • Many projects require site and architectural review; see the city’s design review page for the administrative process. § 21.42.010–.020.

District-by-district breakdown

Below are the most decision-relevant districts in Campbell. Each subsection gives the district purpose, typical permitted uses (high‑level), key dimensional standards, and where that district commonly applies. For precise use-level decisions consult the land use tables cited.

R-1 (Single‑Family Residential: R-1-6, R-1-8, R-1-9, R-1-10, R-1-16)

  • Purpose: Preserve low‑density single‑family neighborhoods; implement General Plan low‑density land use. § 21.04.020.
  • Typical permitted uses: single‑family dwellings (P), accessory structures (P), accessory dwelling units (P) (subject to accessory‑use rules), home occupations (P). See Table 2‑2. § 21.08; Table 2‑2.
  • Key dimensional standards (general): 20 ft front setback; 5 ft side and rear setbacks (or one‑half wall height, whichever greater); 35 ft max height; 0.45 FAR typical; 40% max lot coverage; 750 sq ft minimum private open space. See Table 2‑4. § 21.08.050.
  • Where it applies: City’s low‑density neighborhoods; subdivision minimums by map symbol (Table 2‑3). § 21.08.040.

LMDR / MDR / MHDR / HDR (Multifamily Residential: LMDR, MDR, MHDR, HDR)

  • Purpose: Densities escalate from Low‑Medium (LMDR) up to High (HDR); multi‑family encouraged where appropriate and subject to form‑based rules (Chapter 21.07). § 21.04.020; § 21.07.030.
  • Typical permitted uses: apartments (P in higher density zones), duplexes (P in MDR+), assisted living (C in some zones), ADUs (P). See Table 2‑2. § 21.08.050; Table 2‑2.
  • Key dimensional standards: LMDR/MDR/MHDR/HDR often follow the Multi‑Family Development & Design Standards (CMC 21.07); exceptions and maximum FARs are set there and by Table 2‑4/footnotes (e.g., some MF zones allow higher FARs and up to 3 stories / 40 ft in MHDR/HDR per the exceptions). § 21.07; § 21.08.050; notes.
  • Where it applies: Corridor sites, mixed‑use areas, and form‑based zoning districts mapped with the FBZM. § 21.07.030.

NC (Neighborhood Commercial) and GC (General Commercial)

  • Purpose: NC serves daily neighborhood retail/services; GC provides broader retail and auto‑oriented commercial along arterials. § 21.10.020.
  • Typical permitted uses: Retail, restaurants, personal services — use permissibility shown in Table 2‑5 (Commercial uses as P/AC/C/X). § 21.10.030; Table 2‑5.
  • Key dimensional standards (Table 2‑7): Front setback: NC = 15 ft; GC = 10 ft; Side setbacks: typically 5 ft or one‑half wall height; Max height: NC = 35 ft; GC = 75 ft; FAR typically 1.0 unless otherwise noted. § 21.10.050; Table 2‑7.

PO (Professional Office)

  • Purpose: Offices that are incompatible with commercial intensity but appropriate near residences. § 21.10.020.
  • Typical permitted uses: Professional offices, administrative facilities; some personal services. Table 2‑5 shows uses. § 21.10.030.
  • Key dimensional standards: Front 15 ft, Max height 35 ft, FAR 1.0 (see Table 2‑7). § 21.10.050.

RD (Research & Development) and LI (Light Industrial)

  • Purpose: RD for campus‑like research/manufacturing in a clean, quiet format; LI for light manufacturing, warehousing and service‑commercial with protections for nearby residential areas. § 21.10.020.
  • Typical permitted uses: RD = R&D, administrative offices (P/AC per Table 2‑5); LI = warehousing, small manufacturing, repair (some uses conditional). Table 2‑5. § 21.10.030.
  • Key dimensional standards: RD front setback 20 ft / max height 45 ft; LI front 10 ft / max height 45 ft; side/rear setbacks vary — see Table 2‑7 and special conditions where LI abuts residential. § 21.10.050.

Mixed‑Use Districts (e.g., CB‑MU, GC‑MU, TO‑MU, CC‑MU, PO‑MU, NC‑MU, HD‑MU, MHD‑MU)

  • Purpose: Combine commercial and residential uses; permissibility comes from mixed‑use land‑use tables (Table 2‑8) and in the Central Business district from Table 2‑11. § 21.11.030; § 21.11.060.
  • Typical permitted uses: Ground‑floor commercial where specified; residential uses on upper floors or components as mapped. Mixed tables indicate whether a use is P/AC/C/X and often split between ground floor and upper floors. Table 2‑11 shows the Central Business distinctions (e.g., restaurants, live entertainment rules). § 21.11.060; Table 2‑11.
  • Key standards: Mixed‑use development standards reference the corresponding commercial or residential district development standards; specific FAR and ground‑floor rules (e.g., ground floor commercial in CB‑MU) are in Table 2‑11 and Table 2‑10. § 21.11.030; Table 2‑10.

PF (Public Facilities) and OS (Open Space) — Special Purpose Districts

  • Purpose: Public facilities and parks/open space. § 21.12.030; Table 2‑12.
  • Typical permitted uses: PF permits public buildings and facilities (P); OS allows parks, conservation uses (P/C per Table 2‑12). § 21.12.030; Table 2‑12.
  • Key standards: FAR 0.40 default; setbacks and maximum height equal to the most restrictive abutting district unless modified by the Planning Commission. § 21.12.040.

Overlay / Combining Districts (examples: -H, -CB, master plan overlays)

  • Purpose: Overlays add or modify rules in particular areas (historic protection, community benefit overlays, master plan areas). § 21.14.010.
  • Example: Community Benefit (CB) overlay offers an alternate discretionary pathway for larger housing projects in exchange for community benefits; eligibility and procedures are specified in § 21.14.040.
  • Where to check: The zoning map shows overlay suffixes (e.g., R‑1‑6‑H, GC‑O) and the overlay chapter decides applicability and precedence. § 21.14.010(B).

Decision‑critical table (selected permitted uses and standards)

Topic What the code requires / permits Code Reference
Accessory Dwelling Units in residential zones ADUs = P in R-1, LMDR, MDR, MHDR, HDR (one or more ADU types listed as permitted) § 21.08 (Table 2‑2)
Commercial land‑use framework Uses in NC, GC, PO, RD, LI listed in Table 2‑5 with P/AC/C/X coding; operational standards in Article 3 § 21.10.030; Table 2‑5
Residential setbacks, FAR, lot coverage Typical Front 20 ft, Side 5 ft, Rear 5 ft, Max FAR 0.45, Max lot coverage 40%, Min private open space 750 sq ft (R‑1) § 21.08.050; Table 2‑4
Commercial setbacks & height GC front 10 ft, NC front 15 ft; GC max height 75 ft, NC max 35 ft; FAR ~ 1.0 § 21.10.050; Table 2‑7
Conditional use review Uses marked C require Conditional Use Permit (findings include compatibility, traffic capacity, site adequacy) § 21.46.040–.060
Site & architectural review / design Projects requiring development plans are subject to Site & Architectural Review; permits and standards in Chapter 21.42 § 21.42.010–.020
Landscaping and screening Landscape minimums vary by district (e.g., PO/NC/PF = 12% of net site area; GC = 10%) and continuous street frontage planter requirements § 21.26.020
Nonconforming uses Limited expansion, cannot be reestablished after abandonment without restrictions; change of use rules in Chapter 21.58 § 21.58.030–.040

Practical guidance / synthesis

  • Always start at the land‑use table for your base zone: Table 2‑2 (residential), Table 2‑5 (commercial/industrial), Table 2‑11 (Central Business mixed‑use). The table entry (P/AC/C/X) determines whether you need merely a zoning clearance, an administrative CUP, or a full Conditional Use Permit. § 21.08/Table 2‑2; § 21.10/Table 2‑5; § 21.11/Table 2‑11.
  • If your use is listed as AC or C, review the required findings in § 21.46.040 early — the code requires compatibility, site adequacy, and General Plan consistency. § 21.46.040.
  • Dimensional compliance is often the simplest pass/fail test: check the district table (e.g., Table 2‑4 or Table 2‑7) for setbacks, FAR, lot coverage and height before assuming use approval will be straightforward. § 21.08.050; § 21.10.050.
  • Overlay districts and form‑based zones can supersede base standards (e.g., master plan areas, historic overlays). Always confirm the parcel’s overlay suffix and read § 21.14.010 and the specific overlay chapter. See the overlay districts summary. § 21.14.010.

Checklist (what an applicant must satisfy)

  • Confirm the parcel’s base zoning and any overlay suffix on the zoning map (Table 2‑1 / § 21.04.020).
  • Verify the use classification in the correct land‑use table (Table 2‑2, Table 2‑5, Table 2‑11) and note P/AC/C/X status.
  • Confirm required development standards (setbacks, height, FAR, lot coverage, open space) in the district table and any form‑based rules (Chapter 21.07).
  • Determine if site & architectural review or design review is required (Chapter 21.42) and plan for materials. See design review.
  • Check parking requirements and provide parking plan consistent with the code (Chapter 21.28 / parking). § 21.01.030(H); Chapter 21.28 (not pulled verbatim here).
  • If use is AC/C, prepare findings and operations/mitigation (traffic, noise, hours); follow § 21.46 standards.
  • Check historic status: projects on the Historic Resource Inventory trigger Chapter 21.33 historic review; see historic preservation. § 21.11.060 notes historic restrictions.
  • For ADUs reference the ADU chapter and local ADU rules—in the land use table ADUs = P in residential zones, but technical ADU standards are elsewhere; see ADUs. § 21.08 (Table 2‑2).

Risks & Ambiguities

Issue Why it matters What to verify
Use symbol conflicts across tables Mixed‑use tables borrow from multiple base zones; a use may be P in one column and C in another — that affects the required decision body Verify the specific mixed‑use table for the parcel (Table 2‑8 or Table 2‑11) and follow the rule in § 21.11.030 about using the highest decision level required. § 21.11.030
Form‑based / MF design standards vs. district tables Multi‑family form‑based zones reference Chapter 21.07 which can modify setbacks, FAR, and height Confirm whether the parcel is in a form‑based zone (FBZM) and apply Chapter 21.07; exceptions appear in Table 2‑4 footnotes. § 21.07; § 21.08.050
Historic overlay constraints Historic inventory properties may have additional prohibitions (e.g., on demolition, ground‑floor changes) Check if the property is on the City Historic Resource Inventory; Chapter 21.33 rules apply. § 21.11.060 note (2) — verify with historic inventory.
ADU specifics not in land‑use tables Table says ADUs = P but technical ADU sizing/parking/location rules may be elsewhere ADU permission is confirmed in Table 2‑2, but technical standards are in the ADU chapter; verify with Chapter 21.23 (Not found in retrieved materials). § 21.08 (Table 2‑2)
Parking requirement variance for housing projects State laws and local Chapter 21.25 / 21.28 modify parking minimums for certain housing projects Check Chapter 21.25 (objective standards for housing) and Chapter 21.28 (parking). § 21.25.050; Chapter 21.28 (not fully pulled here).

Plain‑English summary

Campbell’s Zoning Code lays out explicit land‑use tables for each zone (residential, commercial, mixed‑use, special purpose) that tell you whether a use is permitted, conditionally allowed, or prohibited; it also provides district‑specific dimensional standards (setbacks, height, FAR, lot coverage) and procedural chapters for conditional uses and design review — start by checking the table for your parcel’s zoning symbol and then confirm setbacks and permit type. § 21.04.020; § 21.08.050; § 21.10.050; § 21.46.040; § 21.42.010.

Source References

  • Campbell Zoning Code, Title 21 — General requirements for development and new land uses: § 21.03.020.
  • Campbell Zoning Code, Residential zoning districts — development standards and land‑use table: § 21.08.040; § 21.08.050; Table 2‑2; Table 2‑3; Table 2‑4.
  • Campbell Zoning Code, Commercial, Office, and Industrial districts — land uses & standards: § 21.10.020; § 21.10.030; § 21.10.050; Table 2‑5; Table 2‑7.
  • Campbell Zoning Code, Mixed‑Use districts & Central Business MU: § 21.11.030; § 21.11.060; Table 2‑8; Table 2‑11.
  • Campbell Zoning Code, Conditional Use Permits — findings & procedure: § 21.46.040; § 21.46.060.
  • Campbell Zoning Code, Site & Architectural Review / Design Review: § 21.42.010–.020.
  • Campbell Zoning Code, Nonconforming Uses: § 21.58.030–.040.
  • Campbell Zoning Code, Overlay/Combining Districts: § 21.14.010; Community Benefit overlay § 21.14.040.
  • Campbell Zoning Code, Landscaping requirements: § 21.26.020.

Internal resources (linked earlier in the text):

If you want, I can extract the exact land‑use row(s) for a specific parcel or address (zoning symbol + overlays) and produce a checklist tailored to that site — Verify with the jurisdiction for parcel‑specific determinations.

Sources

Retrieved passages

  • Campbell Zoning Code (§ 1) High relevance
  • Campbell Zoning Code (§ 1) High relevance
  • Campbell Zoning Code (§ 1) High relevance
  • Campbell Zoning Code (§ 1) High relevance
  • Campbell Zoning Code (§ 1) High relevance
  • Campbell Zoning Code High relevance
  • Campbell Zoning Code (chapter and) High relevance
  • Campbell Zoning Code (§ 1) High relevance
  • CMC § 050 (Article 3) High relevance
  • Campbell Zoning Code (§ 5) High relevance
  • CMC § 1 (Chapter 21.07) High relevance
  • Campbell Zoning Code (Chapter 21.40) High relevance
  • Campbell Zoning Code (Section 5020.1) Medium relevance
  • Campbell Zoning Code (chapter shall) Medium relevance
  • Campbell Zoning Code (Chapter 21.36) Medium relevance
  • Campbell Zoning Code (Chapter 21.07) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Campbell?

You can build single‑family dwellings, accessory structures, ADUs, home occupations, and similar residential uses listed as P in Table 2‑2 for R‑1. Dimensional limits (e.g., 20 ft front setback, 5 ft side/rear, 35 ft height, 0.45 FAR, 40% lot coverage) are in Table 2‑4 and § 21.08.050.

Do I need a Conditional Use Permit to open a restaurant in Campbell’s General Commercial (GC) zone?

Check Table 2‑5: restaurants are listed with a P/AC/C/X code in the GC column — some restaurant types (e.g., with late‑night operations or live entertainment) may be C or require operational conditions. If marked C, you must obtain a Conditional Use Permit and satisfy the findings in § 21.46.040. § 21.10.030; § 21.46.040. ll’s setback requirements for commercial buildings? Commercial setbacks are in Table 2‑7: typical values include GC front 10 ft, NC front 15 ft, side setbacks generally 5 ft or one‑half wall height, rear 10 ft, and maximum heights vary (NC 35 ft, GC 75 ft). See § 21.10.050 and Table 2‑7.

Are ADUs permitted in Campbell single‑family zones?

Yes — Accessory Dwelling Units (ADUs) are shown as P (permitted) across residential zones in the land use table (Table 2‑2). For technical ADU rules (size, setbacks, parking), consult the ADU chapter; the land use table only confirms permissibility. § 21.08 (Table 2‑2).

When is design review required for a project?

Projects that include development plans or meet criteria in Chapter 21.42 are subject to Site & Architectural Review; Conditional Use Permit approvals that include development plans are also subject to design review per § 21.46.050. See Chapter 21.42 for review standards and submittal requirements. § 21.42.010; § 21.46.050.

How does Campbell treat mixed‑use buildings in the downtown (Central Business)?

The Central Business Mixed‑Use (CB‑MU) district has its own land use table (Table 2‑11) that differentiates ground floor vs. upper floor uses and classifies many activities as P/AC/C/X (e.g., restaurants, alcohol sales, hotels). Ground floor commercial requirements and pedestrian‑oriented activity standards are enforced in § 21.11.060 and Table 2‑11.

What happens if a use on my property is nonconforming?

Nonconforming uses and structures are controlled by Chapter 21.58. Expansion, re‑establishment after abandonment, or intensification is limited; in some cases the code requires coming into compliance within a set timeframe. See § 21.58.030–.040.

Can parcel overlays change the base zone rules for my project?

Yes. Overlay/combining districts add or modify standards (e.g., historic overlays, community benefit overlays). The overlay chapter requires checking the zoning map suffix (e.g., R‑1‑6‑H) and applying overlay provisions which can supersede base standards. See § 21.14.010 and the specific overlay section.

Are there local landscaping requirements I must show on my application?

District‑specific landscaping minimums are in Chapter 21.26 (e.g., PO/NC/PF require 12% of net site area; GC requires 10%), plus street frontage planter requirements. Include a landscaping plan to demonstrate compliance. § 21.26.020.

Where can I confirm parking counts for my proposed use?

Parking rules are in the parking chapter (Chapter 21.28) and are applied together with land‑use permissibility. Campbell also has parking adjustments for housing projects per Chapter 21.25 (objective standards). Check the parcel’s zone requirements and Chapter 21.28. § 21.25.050; (Chapter 21.28 not pulled verbatim here).

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