Local zoning · Campbell

Campbell — Zoning

Q: What are Campbell’s setback and height rules for CB‑MU (downtown)?

CB‑MU’s district table (Table 2‑11b) sets a maximum FAR of 1.25 (with possible adjustment to 1.5 for non‑residential projects on findings) and a maximum height of 45 ft ; front setback is generally none , though Site & Architectural Review may impose controls (§ 21.11.060, Table 2‑11b) .

Q: How do overlays affect what I can build?

Overlays are appended as suffixes (e.g., R‑1‑6‑H ) and can add review steps, change allowed uses, or create incentives (for example BRH sets density minimums and expedited processing; H invokes historic preservation rules) — check Chapter 21.14 and the overlay’s adopting ordinance for eligibility and standards (§ 21.14.010–.070) .

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

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Last reviewed: July 1, 2026

Overview

Campbell's zoning ordinance is codified as Title 21 — ZONING and implements the General Plan by dividing the city into named zoning districts, mixed‑use districts, and overlay/combining districts that control allowable land uses, permit paths, and development standards (§ 21.01.010–.030, § 21.04.020) . The zoning map is incorporated into the Code and is on file with Community Development; where map boundaries are unclear the Code prescribes rules and a Planning Commission interpretation process (§ 21.04.030, § 21.06.010–.040) .

Note: this page covers only what the Campbell Zoning Code (Title 21) says about zoning — for construction standards consult the California Building Standards Code and cross-check the city's Campbell Development Standards.

How Campbell organizes zoning (high level)

The master list of base zoning districts and their General Plan correspondences is in Table 2‑1 (§ 21.04.020) — e.g., R-1-6, R-1-8, R-1-10/16, LMDR, MDR, MHDR, HDR, NC, GC, PO, RD, LI, and mixed‑use districts such as CB‑MU, GC‑MU, TO‑MU, etc. (§ 21.04.020) .
Mixed‑use districts are separately described in Chapter 21.11 (purposes, land‑use tables, and development standards) and refer to Table 2‑8 / Table 2‑11 for permitted uses (§ 21.11.010–.060) .
Overlays/combining districts (Historic “H”, BRH, RS, AH, community benefit “CB”, etc.) add site‑specific rules and incentives; overlays are expressed as suffixes on the base zone (e.g., R-1-6‑H) (§ 21.14.010–.070) .

When the Code refers to general development standards (setbacks, parking, landscaping, etc.) those are implemented through the Code’s Article 3 standards; see the city pages for applied parking rules and site design guidance (first reference to parking below links to the city's summary) and the Code references throughout (e.g., § 21.11.050) .

District-by-district breakdown

Below are the most decision‑relevant districts in Title 21, summarized from the Code. For each district I list the Code’s stated purpose, typical permitted uses (high‑level), where the district commonly applies, and the key numeric/design standards that Title 21 explicitly gives (or where it points you to find them).

Note: the district names and map symbols below are bold exactly as used in the Code; specific parcel applicability is shown on the City zoning map on file with Community Development (§ 21.04.030) .

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

Purpose: Stabilize and protect single‑family residential character; suffix (e.g., R‑1‑6) denotes minimum net lot area applied to subdivisions and may impose site‑specific standards (§ 21.08.020) .
Typical permitted uses: Detached single‑family homes and accessory uses deemed consistent with single‑family residential; accessory dwelling units are addressed elsewhere (Chapter 21.23) (§ 21.08.030) .
Where applied: Low‑density neighborhoods; minimum lot area is expressed as the suffix on the map (§ 21.08.020, Table 2‑1) .
Key dimensional standards: Title 21 defines that minimum lot area is set by the suffix; other setbacks, heights, and lot coverage for R‑1 zones are implemented by the development standards in Article 3 and the City’s development standards documents (see § 21.04.010–.020). Exact numeric setbacks not listed in Table 2‑1 — verify with the City's Campbell Development Standards and site‑specific zoning notes (§ 21.04.020, § 21.08.020) .

LMDR (Low‑Medium Density Residential)

Purpose: Intended for duplexes, small‑lot homes, townhomes and similar multi‑unit forms; consistent with the LMDR GP designation (§ 21.08.020) .
Typical permitted uses: Duplexes, townhomes, small apartment buildings; accessory units per Chapter 21.23 (§ 21.08.030) .
Key standards: The Code refers to Article 3 standards and the Multi‑Family Development and Design Standards (MFDDS) where applicable (§ 21.07.020–.030) .

MDR, MHDR, HDR (Medium → High Density Residential)

Purpose: Provide progressively greater residential intensity (units/acre) per Table 2‑1; intended locations are described in § 21.08.020 and the zoning map (§ 21.04.020) .
Typical permitted uses: Multi‑family apartments, condominiums, supportive residential uses; subject to Table 2‑1 land use rules and Article 3 standards (§ 21.08.030) .
Key standards: Where a housing development meets the HAA criteria it may be subject to the MFDDS/Form‑Based Zone Map (Chapter 21.07) — those standards and any FAR minima for small projects are in Chapter 21.07 (§ 21.07.020–.030) .

MHP (Mobile Home Park)

Purpose and uses: Mobile and modular homes and supporting uses; discourages conversion of existing parks (see § 21.08.020) .
Key standards: Subdivision and lot standards differ; check Table 2‑12a for minimum parcel sizes for special purpose districts if applicable (§ 21.12.040–.050) .

NC (Neighborhood Commercial)

Purpose: Small‑scale retail, services, and offices serving nearby residents (grocery, pharmacy, laundromat, restaurants); designs intended to be compatible with adjacent residential uses (§ 21.10.020) .
Key standards: Land use permissibility and any conditional use triggers are in Table 2‑5 (Land Use Table — Commercial, Office, Industrial) and Article 3 rules (§ 21.10.030) .

GC (General Commercial)

Purpose: Broader commercial uses oriented to automobile customers and transit corridors; auto repair generally prohibited; see § 21.10.020 (§ 21.10.020) .
Where applied: Major shopping corridors and commercial nodes as shown on the zoning map (§ 21.04.020) .

PO (Professional Office)

Purpose: Professional and administrative offices in locations near residential areas where full commercial activity would be inappropriate (§ 21.10.020) .

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

Purpose: Campus‑type R&D, light manufacturing, and service industrial uses with controls to protect nearby residential areas; see § 21.10.020 and related Article 3 performance standards (§ 21.10.020, § 21.16.010–.070) .

Mixed‑Use Districts (selected)

CB‑MU (Central Business Mixed‑Use) — Purpose: downtown pedestrian retail at ground floor with office/residential above; applied to the core along Campbell Avenue, Winchester Blvd., and East Campbell Ave. (§ 21.11.020–.060) .
- Permitted uses and operational rules are in Table 2‑11 and Table 2‑11b (§ 21.11.060); notable numeric standards stated in the Code:
  - Maximum FAR: 1.25 (with ability for Planning Commission / Council to authorize up to 1.5 for non‑residential projects on findings) (§ 21.11.060, Table 2‑11b) .
  - Maximum Height: 45 ft in CB‑MU (Table 2‑11b) (§ 21.11.060) .
  - Front setbacks: generally none in CB‑MU (Table 2‑11b) but Site & Architectural Review may impose requirements (§ 21.11.060) .
- Downtown operational rules (outdoor seating, live entertainment limits, alcohol service, noise limits) are specified directly in the CB‑MU chapter (§ 21.11.060) .
- See the city’s Campbell Design Review page for the typical review path that applies in many CB‑MU projects.
GC‑MU, PO‑MU, NC‑MU, MHD‑MU, HD‑MU, CC‑MU, TO‑MU — Each mixed‑use district pulls allowed uses and standards from the non‑mixed counterpart zoning district (Table 2‑8, Table 2‑9, Table 2‑10) and sets minimum parcel requirements where relevant (§ 21.11.040–.050) .

Special Purpose and Legacy Districts

PF (Public Facilities), OS (Open Space), P‑D / C‑PD (Planned Development & Condominium PD — legacy), and other special purpose zones are defined in Chapter 21.12; special districts have their own minimum parcel sizes and development standards (see Tables 2‑12a and 2‑12b) (§ 21.12.030–.050) .
Legacy zones remain effective on the lots where they were applied even if the zone is not available to new parcels (§ 21.04.070) .

Overlay / Combining Districts

Overlays are applied as suffixes and can change allowable uses, development standards, or permit pathways. Examples: H (Historic Preservation), BRH (By‑Right Housing), RS (Reuse Sites), AH (Affordable Housing), CB (Community Benefit). Each overlay has its own purpose and eligibility criteria; see § 21.14.010–.070 for details and BRH/RS/AH definitions and standards (§ 21.14.050–.070) .

Quick reference table — common decision elements

Item	What the Code says (decision‑relevant)	Code reference
Which zones exist and GP mapping	Complete list and GP correspondences in Table 2‑1 — includes R‑1‑6/8/9/10/16, LMDR, MDR, MHDR, HDR, NC, GC, PO, RD, LI, CB‑MU, etc.	§ 21.04.020
Where map lives and boundary rules	Zoning map adopted as part of Code; boundaries construed to streets/alleys/parcel lines; Planning Commission to interpret ambiguous acreage mappings	§ 21.04.030; § 21.06.010–.040
CB‑MU — max FAR & height	Max FAR 1.25 (can be 1.5 on findings for non‑residential); Max height 45 ft; front setback none (Table 2‑11b)	§ 21.11.060 (Table 2‑11b)
Mixed‑use permitted‑use rules	Mixed‑use land uses listed in Table 2‑8; CB‑MU uses in Table 2‑11; conditional and admin CUP rules spelled out in Chapter 21.46	§ 21.11.030–.060; § 21.46 referenced
Overlays (H, BRH, RS, AH, CB)	Overlays add or modify standards and are appended as suffixes (e.g., R‑1‑6‑H) — eligibility and incentives defined in § 21.14	§ 21.14.010–.070

Checklist — what an applicant must satisfy (zoning-focused)

Confirm the parcel's base zoning and any suffixes/overlays on the adopted zoning map held by Community Development (§ 21.04.030) .
Confirm the proposed use is permitted, conditionally permitted, or prohibited in the applicable Land Use Table (residential Table 2‑1, commercial Table 2‑5, mixed‑use Table 2‑8/2‑11) (§ 21.08.030; § 21.10.030; § 21.11.030) .
Identify required discretionary approvals (Conditional Use Permit, Administrative CUP, Zoning Exception) and their decision bodies per Chapter 21.46 and the applicable district chapter (§ 21.11.030) .
Check development standards that apply (FAR, height, setbacks, lot coverage) in the district chapter and Table(s) (e.g., CB‑MU Table 2‑11b) and Article 3 site standards; if proposing multifamily check MFDDS applicability (§ 21.11.050; § 21.07.020–.030) .
Prepare parking and loading calculations per the Code’s parking rules (see Campbell Parking) and reconcile with CB‑MU or mixed‑use required off‑street standards (§ 21.01.030(h); Chapter references throughout) .
Identify overlays (Historic H, BRH, AH, RS) and any additional eligibility/expedited processing or requirements (§ 21.14.010–.070) .
Verify if the site is subject to legacy zone rules or area‑plan attachments that alter standards (§ 21.04.070) .
Confirm whether projects are subject to Site & Architectural Review, design review or the city’s MFDDS/form‑based standards; consult the city’s Campbell Design Review and the Code chapters that incorporate those documents (§ 21.07.030, § 21.11.060) .
For ADUs, follow Chapter 21.23 and the state ADU law as implemented in the Code; see the city ADU information (Campbell ADUs and California ADU law) (§ 21.23 referenced in multiple chapters) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning map boundary ambiguity	Street/parcel/vacated ROW can change which zone applies and affect setbacks/uses	Verify the adopted zoning map on file with Community Development and review § 21.06.020–.070 rules for boundary interpretation; ask Planning Commission interpretation if needed (§ 21.06.010–.040)
Missing parcel‑specific numeric setbacks in Chapter summaries	Chapter tables list district types but often defer numeric setbacks/coverage to Article 3 or site tables	Check the applicable district’s Table(s) (e.g., Table 2‑10/2‑11b) and Article 3 development standards; if not listed, confirm with the Community Development Dept and the Campbell Development Standards (§ 21.11.050; § 21.04.010)
Overlay applicability and eligibility	Overlays (H, BRH, AH, RS, CB) change permit paths and incentives; mis‑identifying eligibility can change permit type	Confirm overlay boundaries on zoning map and the overlay’s eligibility criteria in § 21.14 (e.g., BRH density and minimum unit count)
Historic status (H overlay or inventory)	Historic designation changes review path, allows certain exceptions and invokes Chapter 21.33	Verify whether the parcel is on the City’s Historic Resource Inventory and apply § 21.33 rules; confirm with Historic Preservation staff (§ 21.14.020, Chapter 21.33)
Legacy zones on a property	If a parcel has a legacy zone it remains in force even if not generally available	Check § 21.04.070 and the parcel’s zoning history; verify permitted uses and grandfathered standards with staff (§ 21.04.070)

Plain‑English summary

Campbell's zoning code (Title 21) lists named zones (single‑family R‑1 with suffixes, LMDR/MDR/MHDR/HDR, NC/GC/PO, RD/LI, and mixed‑use zones such as CB‑MU), puts the official zoning map on file with Community Development, and requires projects to follow the land‑use tables and district development standards; overlays and form‑based/MFDDS rules can modify or streamline standards for housing projects (§ 21.04.020; § 21.11.050; § 21.14.010–.070) .

Source References

Title 21 — ZONING (Campbell Municipal Code): §§ 21.01.010–.030 (title, adoption, purpose) .
Zoning districts established: § 21.04.020 (Table 2‑1 — zoning districts and GP designations) .
Zoning map adopted / district boundaries: § 21.04.030; District boundaries rules § 21.06.010–.040 .
Residential districts and land‑use table: Chapter 21.08 (e.g., § 21.08.020–.030) — residential purposes and use permissibility (Table 2‑1/Table 2‑X) .
Commercial, Office, Industrial districts: § 21.10.020–.030 (purposes, land use tables) .
Mixed‑Use districts: Chapter 21.11 (including § 21.11.020 and § 21.11.060 for CB‑MU; Tables 2‑8, 2‑9, 2‑10, 2‑11; Table 2‑11b development standards) .
Multi‑Family Development & Design Standards and Form‑Based Zoning Map: Chapter 21.07 (§ 21.07.020–.030) .
Special purpose districts and special development standards (PF, OS, etc.): Chapter 21.12 (Tables 2‑12a, 2‑12b) (§ 21.12.030–.050) .
Overlay/Combining districts (Historic H, BRH, RS, AH, CB): Chapter 21.14 (§ 21.14.010–.070) .
Performance and operational standards (nuisance, air, noise, light): Chapter 21.16 (§ 21.16.010–.070) .

(For the adopted zoning map and parcel‑specific determinations, always verify the current map and any site‑specific ordinances with the Community Development Department — see § 21.04.030.)

Sources

Retrieved passages

Campbell Zoning Code (Chapter 21.06) High relevance
Campbell Zoning Code (§ 1) High relevance
Campbell Zoning Code (§ 1) High relevance
Campbell Zoning Code (Title 21) High relevance
Campbell Zoning Code (§ 1) High relevance
Campbell Zoning Code (§ 1) High relevance
Campbell Zoning Code High relevance
Campbell Zoning Code (§ 1) Medium relevance
Campbell Zoning Code (§ 1) High relevance
Campbell Zoning Code (Section 21.36.120) High relevance
Campbell Zoning Code (chapter shall) High relevance
Campbell Zoning Code (Chapter 21.39) High relevance
Campbell Zoning Code (Section 21.36.120) High relevance
Campbell Zoning Code (Chapter 21.36) High relevance

Cited sections

Official Campbell code library

Frequently asked questions

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

You may build detached single‑family residences and accessory uses allowed by the single‑family zone; the R‑1 suffix (e.g., R‑1‑6, R‑1‑8, R‑1‑10) indicates the minimum net lot area applied to new subdivisions. Accessory Dwelling Units are governed by Chapter 21.23 and the Code treats ADUs as consistent with residential densities (§ 21.08.020–.030; Chapter 21.23) .

What are Campbell’s setback and height rules for CB‑MU (downtown)?

CB‑MU’s district table (Table 2‑11b) sets a maximum FAR of 1.25 (with possible adjustment to 1.5 for non‑residential projects on findings) and a maximum height of 45 ft; front setback is generally none, though Site & Architectural Review may impose controls (§ 21.11.060, Table 2‑11b) .

Do I need design review in Campbell for a downtown project?

Likely yes for CB‑MU projects that trigger Site & Architectural Review or other discretionary permits — the CB‑MU chapter explicitly references site and architectural review and the Code incorporates design standards and the MFDDS where applicable; consult the city’s Campbell Design Review page and Chapter 21.11/21.07 (§ 21.11.060; § 21.07.030) .

How do overlays affect what I can build?

Overlays are appended as suffixes (e.g., R‑1‑6‑H) and can add review steps, change allowed uses, or create incentives (for example BRH sets density minimums and expedited processing; H invokes historic preservation rules) — check Chapter 21.14 and the overlay’s adopting ordinance for eligibility and standards (§ 21.14.010–.070) .

Where do I find whether a use is permitted, needs an administrative CUP, or requires a CUP?

Use the Land Use Tables in the Code: residential uses (Table 2‑1 / Chapter 21.08), commercial/office/industrial (Table 2‑5 / Chapter 21.10), mixed‑use (Table 2‑8 / Chapter 21.11) — the tables mark uses as (P), (AC), (C), or X and reference Chapters 21.40 (zoning clearance) and 21.46 (conditional use permits) for process (§ 21.08.030; § 21.10.030; § 21.11.030) .

How are zoning map disputes (which zone applies) resolved?

The Code instructs that district boundaries are streets/alleys or parcel lines where shown; where acreage or scale raises uncertainty, the Planning Commission issues a written determination and the map is updated (§ 21.06.020–.040; § 21.04.030) .

Is there a faster path for housing projects in Campbell?

Yes — the Code incorporates Multi‑Family Development & Design Standards (MFDDS) and a Form‑Based Zoning Map that apply to qualifying housing development projects and may streamline review; also some overlays (BRH, RS, AH) provide expedited processes if eligibility criteria are met (§ 21.07.020–.030; § 21.14.050–.070) .

Can the Planning Commission or Council change FAR/height in a district?

Yes in specific districts the Code authorizes the Planning Commission or City Council to approve FAR increases or higher structures based on findings (for CB‑MU and special purpose districts, see Table 2‑11b and Table 2‑12b notes) — consult the district chapter and Table notes (§ 21.11.060; § 21.12.050 notes) .

Where do I check parking requirements for my project?

Title 21 mandates adequate off‑street parking and relies on Article 3 parking standards; see the Code references (e.g., § 21.01.030.H) and the City’s Campbell Parking page for applied rate tables and submittal guidance (§ 21.01.030) .

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