Davis — Development Standards

Overview

Davis regulates site design, massing, setbacks, height, lot coverage, FAR and open space primarily through Chapter 40 of the Municipal Code (“Zoning”). Standards vary by base district and overlay, with a distinct form-based framework in the Downtown. Key cross-cutting topics like parking, design review, and landscaping and screening are often referenced and can control outcomes alongside numeric limits.

In Downtown Davis, every project must select a primary building type, at least one private frontage type, and a use type from the zone’s allowed lists; types not listed are not allowed (§ 40.13.020(a)(10)).

Downtown Davis Zones (Articles 40.13 and 40.14)

• Purpose/applicability: The Downtown standards ensure a walkable urban center with building, frontage, civic space, and sign types that reinforce character (§ 40.14.010). They apply to all proposed development in Downtown zones and supplement each zone’s standards (§ 40.14.010; § 40.13.020(a)).
• What they control:
  • Site standards, screening, landscaping, parking/loading, building types, massing/facade, frontage types, civic space (sites >1.5 acres), and sign types (§ 40.13.020(a)(1)–(11); § 40.14.030–.110).
  • New or modified access/buildings/additions >15% may trigger specific building-type and frontage-type standards (§ 40.13.020(a)(5)–(7)).
• Uses: Not found in source materials.
• Where it applies: Properties mapped within the Downtown Davis Zones; some residential projects on designated Housing Element sites are eligible for ministerial review (“building permit only”) if they provide at least 20% lower-income units and meet objective requirements; where the Form Based Code conflicts with objective ministerial standards, the Form Based Code prevails (§ 40.13.020(a)(1)(C)).
• Building types: House-form (e.g., Detached House, Duplex, Cottage Court, Small/Large Multiplex, Townhouse) and block-form (e.g., Main Street) are defined; each site typically has one primary building type; one ADU may be allowed in addition per § 40.26.010 (§ 40.14.070(a)(3)–(5)).
• Other required components: Screening (§ 40.14.030), landscaping including Water Efficient Landscaping (§ 40.14.040), parking/loading (§ 40.14.050), and sign types (§ 40.14.110).

Downtown — C-D District (Core Area)

• Purpose/applicability: Standards for lots within the C-D district, including “Residential scale” and “Main Street scale” subcontexts (§ 40.15.070).
• Typical permitted uses: Not found in source materials.
• Key dimensional standards:
  • Usable open space for mixed/single-use buildings: 25% of gross residential floor area (§ 40.15.070(a)).
  • Front yard (Residential scale): At least the average of the two nearest front yards or 1,000 sq ft, whichever is greater (§ 40.15.070(c)).
  • Side yards (Residential scale): Minimum total 10 ft (§ 40.15.070(d)).
  • Rear yard (Residential scale): 7.5-ft public easement where a midblock passage is designated; otherwise 5 ft (§ 40.15.070(e)).
  • Main Street scale parcels follow C‑C district setbacks/lot coverage (§ 40.15.070(f)(1)).
  • Lot areas >24,000 sq ft require a conditional use permit (§ 40.15.070(b)).
• Where it applies: Downtown core parcels mapped C-D; “Residential scale” vs. “Main Street scale” depends on the specified block frontages (§ 40.15.070(c), (f)).

HDR Overlay District (High Density Residential Overlay)

• Applicability: Residential or mixed-use developments within the HDR overlay must follow these standards (§ 40.09A.080).
• Typical permitted uses: Residential and residential/nonresidential mixed use (as subject to the overlay) (§ 40.09A.080).
• Key dimensional standards:
  • Minimum lot area: 7,500 sq ft; minimum width: 70 ft (existing lots of record exempt) (§ 40.09A.080(a)–(b)).
  • Height: 60 ft max (§ 40.09A.080(c)).
  • Setbacks: Front 10 ft; street side 10 ft; interior side 5 ft; rear 10 ft; if adjacent to a single-family district or existing single-family, interior side min 10 ft and rear min 20 ft; add 10 ft more on interior or rear for any portion of building over 40 ft (§ 40.09A.080(d)).
  • Lot coverage: 50% max (excluding accessory structures) (§ 40.09A.080(e)).
  • FAR: 2.0 max (garages excluded) (§ 40.09A.080(f)).
  • Usable open space: 10% of site or unit-based amounts (100–150 sq ft + 50 sq ft/extra bedroom) (§ 40.09A.080(g)).
  • Bicycle parking per § 40.25A.060 (§ 40.09A.080(h)).
• Ministerial approval: Qualifying projects with ≥20% lower-income units are processed ministerially and must meet all overlay and adopted objective standards (§ 40.09A.110).

Traditional Residential Neighborhoods — Old North Davis and Old East Davis

• Applicability: Area- and yard-specific rules for these conservation neighborhoods (§ 40.04A.060; § 40.04A.050; § 40.04A.090).
• Typical permitted uses: Not found in source materials.
• Key dimensional standards:
  • Minimum lot size: Old North Davis—5,625 sq ft if adjoining an alley; 6,000 sq ft if not. Old East Davis—5,250 sq ft; minimum lot width citywide in this area: 50 ft (§ 40.04A.060(a)–(b)).
  • Usable open space: Minimum 20% of lot area (§ 40.04A.060(c)).
  • Lot coverage: Max 40%; may increase up to 50% in combination with accessory structures (§ 40.04A.060(d)).
  • Rear yard coverage: Max 30% with impervious surfacing and/or structures, unless abutting an alley (with noted exemptions) (§ 40.04A.060(e)).
  • Front setback: Match average of homes within 100 ft or the two adjacent buildings; certain stoops/minor entries can project an additional 5 ft (§ 40.04A.060(f)).
  • Side setbacks: Street side 10–15 ft depending on sidewalk condition; interior side 5 ft min with total 12 ft; two-story or over-20‑ft‑tall portions require a 10‑ft interior side setback (with potential reductions via design review) (§ 40.04A.060(g)).
  • Rear setback: 20 ft first story; 25 ft for any second story/portion above one story; corner-lot alternative allowed with equivalent open space area; accessory structures: 10 ft (5 ft if abutting an alley; may be reduced via design review to 0 ft on alleys) (§ 40.04A.060(h)).
  • Alley landscaping: Old North Davis must landscape 40% of rear lot line adjoining an alley (§ 40.04A.060(i)).
  • FAR: 40% + up to 500 sq ft for garage/carport; may exceed with design review (§ 40.04A.060(j)).
  • Height: Principal 2 stories/30 ft; accessory 15 ft; in Old East Davis or lots on the east side of F Street, accessory height may increase up to 30 ft with design review (§ 40.04A.050).
• Where it applies: Parcels within the Old North Davis and Old East Davis traditional neighborhoods; many projects require design review per adopted DTRN guidelines (§ 40.04A.090; § 40.14A.030).

CMU — Commercial Mixed Use

• Purpose/applicability: Site and design conditions for CMU, including adjacency controls (§ 40.18.070).
• Typical permitted uses: Not found in source materials.
• Key development standards:
  • Across from R or A districts: Parking/loading at least 10 ft from street; buildings at least 20 ft from street (§ 40.18.070(a)).
  • Landscaping: Min 10% of site (20% encouraged); tree rows along property lines; freeway-edge landscape setback 15 ft; additional right‑of‑way landscaping and maintenance duties (§ 40.18.070(c)–(e)).
  • Comprehensive design theme and site plan/architectural approval required (§ 40.18.070(b)).
  • Additional screening, roofline variation, circulation, amenities, outdoor storage screening, and drive‑through screening requirements apply (§ 40.18.070(j), (l), (m), (o), (p)).

C‑S — Service Commercial

• Applicability: Site and design conditions for service commercial areas (§ 40.17.070).
• Typical permitted uses: Not found in source materials.
• Key development standards:
  • Landscaping: Min 10% of site (20% encouraged); freeway-edge landscape setback 15 ft; right‑of‑way landscaping/maintenance (§ 40.17.070(b)–(d)).
  • Site plan/architectural approval, screened work areas/outdoor storage, roofline articulation, project circulation, and lighting controls (“Dark Sky”) (§ 40.17.070(a), (i), (l), (n), (r)).

I‑R — Industrial Administration and Research

• Purpose: Environment for large-scale administrative facilities, research institutions, specialized non-nuisance manufacturing (§ 40.19.010).
• Typical permitted uses: Not found in source materials.
• Key development standards:
  • Across from R or A districts: Parking/loading at least 20 ft from street; buildings at least 50 ft from street (§ 40.19.070(d)).
  • Site plan/architectural approval and landscaping per § 40.26.250 required (§ 40.19.070(e), (f)).

I — Industrial

• Purpose: Encourage sound industrial development while protecting air/water quality and neighbors (§ 40.20.010).
• Typical permitted uses: Not found in source materials.
• Key development standards:
  • Height: No citywide height limit, except within 200 ft of any R or A district, where the limit is 3 stories/50 ft unless the planning commission finds greater height will not harm light, air, or privacy (§ 40.20.050).

A — Agricultural

• Purpose: Preserve lands best suited to agriculture and hold other areas in agricultural use pending orderly urban development (§ 40.02.010).
• Typical permitted uses: Not found in source materials.
• Key development standards:
  • Height: Max 2.5 stories/30 ft (§ 40.02.050).
  • Special siting: Animal/fowl enclosures must be 200 ft from any lot in an R or C district or from any school or institution for human care (§ 40.02.070(a)).

Accessory Structures (citywide baseline)

• Applicability: Accessory buildings/structures across districts (§ 40.26.010).
• Key standards:
  • Must be on a lot with a principal structure (§ 40.26.010(c)(3)).
  • Rear yard coverage by accessory uses/structures and parking is limited to 30% (§ 40.26.010(c)(4)).
  • Lot coverage may exceed the base max when combined with accessory structures up to a 50% total cap (§ 40.26.010(c)(5)).
  • Maintain at least 20% usable open space sitewide (§ 40.26.010(c)(6)).
  • Height: 15 ft max (§ 40.26.010(c)(7)).
  • Setbacks: Front 15 ft; rear 5 ft (0 ft if rear abuts alley); interior side 5 ft (0 ft if abuts alley); street side same as principal structure (§ 40.26.010(c)(8)).
  • Location: Generally prohibited in the front half of a lot (§ 40.26.010(c)(11)).
  • Screening/materials for larger enclosures; detailed exceptions for arbors, detached garages/carports, patio covers/trellises, play houses/structures (§ 40.26.010(c)(14), (d)).
• Note: Separate provisions govern accessory dwelling units below.

ADUs and JADUs

• Ministerial ADUs/JADUs: Implement state law; many categories are “building permit only” if meeting criteria, subject to the California Building Standards Code and Government Code § 65852.2/§ 65852.22 (§ 40.26.450(a), (c)(2)–(3)).
  • Detached ADU on single‑family lot: Max 800 sq ft, 16‑ft height, 4‑ft side/rear setbacks; must meet the zone’s front setback (§ 40.26.450(c)(3)(B)).
  • ADU/JADU within existing or proposed space of the primary dwelling and in existing accessory structures are allowed under specified conditions (§ 40.26.450(c)(3)(A), (C)).
  • Up to two detached ADUs on multifamily lots (16‑ft height; 4‑ft side/rear setbacks) (§ 40.26.450(c)(3)(D)).
  • Rentals must be for 30+ days (§ 40.26.450(c)(3)).
• Non‑ministerial ADUs: Allowed with an administrative use permit when not qualifying ministerially (§ 40.26.460(a)).
  • Max size 1,200 sq ft; height up to 30 ft; front per zone; street side 15 ft; interior side 5 ft; rear 10 ft; can be 3 ft interior/rear if abutting alley/park/greenbelt or a non‑single‑family‑dominant district (§ 40.26.460(b)(1)–(2), (4)).
  • Combined lot coverage cap 50%; minimum usable open space 20%; no additional vehicle parking required (§ 40.26.460(b)(5)–(7)).
  • Architectural compatibility and privacy glazing conditions apply (§ 40.26.460(b)(8)–(13)).

Planned Development (P‑D) and Planned Unit Development (PUD)

• P‑D preliminary applications must include topography, circulation, land uses, open space, density calculations, conceptual elevations, infrastructure studies, and a tree inventory, and enumerate differences from standard zoning (§ 40.22.060(a)).
• PUD standards allow modified lot sizes and setbacks if overall district density/intensity remains unchanged; residential lot size reductions allowed with drawings (R‑1‑6 up to 10%, R‑1‑8 up to 20%, R‑2 up to 10%, R‑E up to 60%); land “gained” must be dedicated as open space on an equal area basis (§ 40.32.060(a), (c), (d)).

Additional single-family baseline (by code section)

• District with 8,800‑sf lots (see § 40.06.060): 25% usable open space; 40% lot coverage; lot width 70 ft; setbacks—front 20 ft, side 10 ft, rear 30 ft; FAR up to 40% + 500 sq ft for garage/carport, with potential increases via discretionary design review; height 2 stories/30 ft (§ 40.06.060; § 40.06.050).
• General height limit in several residential contexts: principal building 2 stories/30 ft; accessory 1 story/15 ft (subject to exceptions cited above) (§ 40.03.050; § 40.04.050).

Quick standards snapshot

Process and objective standards that can change outcomes

• Ministerial housing and objective design: Citywide objective design standards apply to qualifying ministerial multifamily/mixed‑use; they prevail where they conflict with existing objective standards (§ 40.31.035). Downtown Housing Element sites listed in § 40.13.020(a)(1)(C) may be “building permit only” if they meet the 20% affordability and objective criteria (§ 40.13.020(a)(1)(C)).

Cross-references you will likely need

• Landscaping/screening: See § 40.14.030–.040 for Downtown; § 40.26.250 citywide references in commercial/industrial standards (§ 40.18.070(c); § 40.19.070(f)). Also see Landscaping and Screening.
• Signs: Downtown sign types require permits (§ 40.13.020(a)(9); § 40.14.110). See Signage.
• Historic resources: Downtown standards are read with Historic Resources Management; more restrictive standard controls (§ 40.13.020(b)). See Historic Preservation.
• Nonconformities: Several Downtown house‑form types are “legal non‑conforming” per Article 40.28; confirm status before expanding (§ 40.14.070(a)(5)(C)). See Nonconforming Uses.
• Exceptions/variances: Where adjustments are needed, see Variances and Exceptions.

Checklist

• Confirm the parcel’s base district and any mapped overlays or Downtown zone; identify if HDR overlay or DTRN area applies (§ 40.09A.080; § 40.04A.060; § 40.14.010).
• If Downtown, select an allowed building type and private frontage type and verify all related standards, including frontage, massing, signs, and civic space triggers (§ 40.13.020(a)(5)–(11); § 40.14.070–.110).
• Validate height, setbacks, lot coverage, FAR, and usable open space for the district/overlay (see table above; specific §§ cited).
• Check adjacency rules if across from R or A districts (CMU/I‑R setbacks; I height buffer) (§ 40.18.070(a); § 40.19.070(d); § 40.20.050).
• Apply parking ratios and any Downtown parking/loading rules (§ 40.13.020(a)(4); § 40.14.050).
• Apply landscaping/screening requirements and any freeway‑edge setbacks (§ 40.18.070(c)–(d); § 40.17.070(b)–(c)).
• If proposing ADUs/JADUs, choose the correct path (ministerial vs. non‑ministerial) and verify size, height, and setback limits (§ 40.26.450; § 40.26.460).
• Determine if design review is required (Downtown/DTRN areas, CMU, I‑R) and whether objective design standards apply to a ministerial project (§ 40.14A.030; § 40.04A.090; § 40.18.070(b); § 40.31.035).
• For P‑D/PUD, prepare required submittals and confirm allowable deviations vs. required open space dedications (§ 40.22.060; § 40.32.060).

Risks & Ambiguities

Plain-English Summary

Davis ties what you can build to your zoning district or overlay. Downtown projects must match a listed “building type” and “frontage type,” while neighborhoods like Old North/East have contextual front and side yards and a 40% FAR cap (plus a 500 sq ft garage). High-density overlay sites allow up to 60 feet and a 2.0 FAR, but stepbacks and larger setbacks kick in next to single-family homes. Always check adjacency, landscaping, and design review triggers.

Information Gaps

• Base permitted use lists and complete numeric standards for several districts (e.g., C‑D height, CMU/I‑R base heights/setbacks beyond adjacency rules) — Not found in source materials.
• Specific Downtown zone menus (which building/frontage types are allowed per zone) — Not found in source materials.
• Complete R‑district matrices beyond the sections cited (e.g., full R‑1‑6/R‑2 side/rear standards outside DTRN) — Not found in source materials.

Source References

• § 40.13.020 (Downtown applicability and components; ministerial Downtown housing sites)
• § 40.14.010; § 40.14.070 (Downtown building types; FBC purpose)
• § 40.15.070 (C‑D open space, yards, scale distinctions)
• § 40.09A.080; § 40.09A.110 (HDR overlay standards; ministerial approval)
• § 40.04A.050; § 40.04A.060; § 40.04A.090; § 40.14A.030 (Traditional Residential Neighborhoods—Old North/East; DTRN design review)
• § 40.26.010 (Accessory structures)
• § 40.26.450; § 40.26.460 (ADUs/JADUs—ministerial and non‑ministerial)
• § 40.18.070 (CMU special conditions)
• § 40.17.070 (C‑S special conditions)
• § 40.19.010; § 40.19.070 (I‑R purpose; special conditions)
• § 40.20.010; § 40.20.050 (I purpose; height)
• § 40.02.010; § 40.02.050; § 40.02.070 (A purpose; height; special requirements)
• § 40.06.050; § 40.06.060 (Single‑family standards—district with 8,800‑sf lots)
• § 40.03.050; § 40.04.050 (General height provisions in residential contexts)
• § 40.22.060 (P‑D contents and approval)
• § 40.32.060 (PUD standards)
• § 40.31.035 (Citywide objective design standards)

Source passages

• Davis Zoning Code (§ 40.13.020) High relevance show source text
• Davis Zoning Code (§ 40.09A.080) High relevance show source text
• Davis Zoning Code (§ 40.26.450) High relevance show source text
• Davis Zoning Code (§ 40.14.070) High relevance show source text
• Davis Zoning Code (§ 40.04A.060) Medium relevance show source text
• Davis Zoning Code (§ 40.18.070) Medium relevance show source text
• Davis Zoning Code (§ 40.19.070) Medium relevance show source text
• Davis Zoning Code (§ 40.02.010) Medium relevance show source text
• Davis Zoning Code (§ 40.26.010) Medium relevance show source text
• Davis Zoning Code (§ 40.06.060) Medium relevance show source text
• Davis Zoning Code (§ 40.31.035) Medium relevance show source text
• Davis Zoning Code (§ 40.04.050) Medium relevance show source text
• Davis Zoning Code (§ 40.04A.090) Medium relevance show source text
• Davis Zoning Code (§ 40.17.070) Medium relevance show source text
• Davis Zoning Code (§ 40.20.010) Medium relevance show source text
• Davis Zoning Code (§ 40.22.060) Medium relevance show source text

Cited sections

• § 40.13.020 (Downtown applicability and components; ministerial Downtown housing sites) (§ 40.13.020)
• § 40.14.010; § 40.14.070 (Downtown building types; FBC purpose) (§ 40.14.010)
• § 40.15.070 (C‑D open space, yards, scale distinctions) (§ 40.15.070)
• § 40.09A.080; § 40.09A.110 (HDR overlay standards; ministerial approval) (§ 40.09A.080)
• § 40.04A.050; § 40.04A.060; § 40.04A.090; § 40.14A.030 (Traditional Residential Neighborhoods—Old North/East; DTRN design review) (§ 40.04A.050)
• § 40.26.010 (Accessory structures) (§ 40.26.010)
• § 40.26.450; § 40.26.460 (ADUs/JADUs—ministerial and non‑ministerial) (§ 40.26.450)
• § 40.18.070 (CMU special conditions) (§ 40.18.070)
• § 40.17.070 (C‑S special conditions) (§ 40.17.070)
• § 40.19.010; § 40.19.070 (I‑R purpose; special conditions) (§ 40.19.010)
• § 40.20.010; § 40.20.050 (I purpose; height) (§ 40.20.010)
• § 40.02.010; § 40.02.050; § 40.02.070 (A purpose; height; special requirements) (§ 40.02.010)
• § 40.06.050; § 40.06.060 (Single‑family standards—district with 8,800‑sf lots) (§ 40.06.050)
• § 40.03.050; § 40.04.050 (General height provisions in residential contexts) (§ 40.03.050)
• § 40.22.060 (P‑D contents and approval) (§ 40.22.060)
• § 40.32.060 (PUD standards) (§ 40.32.060)
• § 40.31.035 (Citywide objective design standards) (§ 40.31.035)

• Official Davis code library