Davis — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the Davis Zoning Ordinance (Chapter 40 / Title 17 legacy references) actually says about allowable land uses, conditional uses, and the core district rules that govern what may be built or operated where in the City of Davis. It focuses strictly on the local zoning/planning ordinance (zoning districts, use tables, overlays, conditional-use rules and related procedural standards) and points you to the exact controlling code sections. For design-specific or building-systems rules consult the California Building Standards Code.

How to read this page

• Bold items are things you will search for in the ordinance (district names and numeric standards).
• Inline citations show the ordinance § (e.g., § 40.13.130) and link to the file-search source for that §. The ordinance text lives on the city's code — this is an interpretive summary only. Verify parcel-specific constraints with the City of Davis.

Key principles in the Davis Zoning Ordinance

• The city organizes allowed uses primarily with a Permitted/Conditional use table (Table 40.13.130) for Downtown zones and by district-specific permitted/conditional lists and articles for other districts; where a use is not listed a similar-use determination or a discretionary permit may apply (§ 40.13.130, § 40.27.090) .
• Conditional approvals (CUP) and Administrative Use Permits (AUP) require findings that the use is consistent with the General Plan and the Code and will not be a nuisance (§ 40.30.080) .
• Planned development (P‑D) zoning permits a tailor-made mix of uses shown on the approved preliminary plan; final P‑D development must conform to the plan or be changed only through the P‑D process (§ 40.22.130, § 40.22.160) .
• Downtown and form‑based standards control both allowed uses and physical building/frontage behavior in the downtown zones; see the Downtown Code and its supplemental rules (§ 40.13.020, Article 40.14) .

Internal links for related procedural/technical topics are provided inline where first mentioned: parking, setbacks/development standards, design review, overlays, ADUs, and the state building code — see the linked topics below as they appear naturally in the explanations.

District-by-district breakdown

Note: Each district subsection below states the ordinance’s stated purpose, the uses the ordinance explicitly lists in the text we retrieved, key dimensional/development standards where the ordinance provides them in the retrieved materials, and where the district typically applies. If a numeric standard or a typical permitted use is not present in the retrieved materials I mark it "Not found in retrieved materials" and advise to verify with the City.

I‑R — Industrial Administration & Research

• Purpose: Provide an environment for large-scale administrative facilities, research institutions and specialized, non‑nuisance manufacturing/assembly operations (§ 40.19.010) .
• Typical permitted uses: Administrative/executive offices, laboratories (experimental, film, testing), light manufacturing/assembly of goods from previously prepared materials, manufacture of electric/electronic instruments, some food/pharmaceutical manufacture, and research/R&D uses; agricultural uses are allowed except poultry/animal raising for commercial purposes (§ 40.19.020) .
• Key standards: Accessory uses allowed and performance standards may apply (see Article 40.24 referenced in the I‑R rules). Specific numeric setbacks/lot standards for I‑R were Not found in retrieved materials — verify with the City (search the District’s numeric schedule or Article 40.XX in the full code) .
• Where it applies: Industrial/office parks and research areas; permitted uses are tied explicitly to performance and non‑nuisance standards (§ 40.19.010–020) .

P‑D — Planned Development

• Purpose: Custom district allowing a mix of uses as approved on the preliminary development plan; P‑D is implemented by ordinance and shown on the official zoning map as P‑D with a serial number (§ 40.22.120, § 40.22.130) .
• Typical permitted uses: Any use or combination of uses shown on the approved preliminary development plan; small day‑care/family/group care homes are explicitly allowed (§ 40.22.130) .
• Key standards: P‑D projects must conform to height, area, lot and yard standards “normally required” unless deviations are justified and approved as part of the P‑D plan (§ 40.22.160) .
• Where it applies: Sites approved by the City Council/Planning Commission as P‑D by specific ordinance; use is determined by the approved plans (§ 40.22.050–060) .

Downtown Zones — N‑M, N‑L, MS‑M, MS‑L (Form‑based Downtown Code)

• Purpose: Implement the Downtown Davis Specific Plan and the General Plan to preserve the scale and walkable character of downtown; the Downtown Code supplements zone standards (§ 40.13.020, Article 40.14) .
• Typical permitted uses: Table 40.13.130 lists permitted and conditional uses by downtown subzone — examples include residential units (mixed rules), retail (various size thresholds), restaurants (no drive‑throughs), professional offices, lodging and cultural uses; the table uses keys P (Permitted), AUP (Administrative Use Permit), and CUP (Conditional Use Permit) (§ 40.13.130, Table 40.13.130) .
• Key standards: Downtown-specific frontage, frontage type, sign and building‑type rules supplement the use table; parking and loading exceptions and requirements are prescribed for downtown projects (see Article 40.14 and Section 40.14.050 for parking triggers) — see parking and the Downtown Code references (§ 40.14.020, § 40.14.050) .
• Where it applies: Properties mapped into Downtown zones and subject to the Downtown Code; special rules apply to certain G‑Street parcels and former industrial parcels as noted in the table (§ 40.13.020, Table 40.13.130) .

HDR Overlay — High Density Residential Overlay

• Purpose: Provide development rules for high-density residential or mixed-use projects under the HDR overlay; overlay adds/overrides standards for parcels where applied (§ 40.09A.080) .
• Typical permitted uses: Residential/mixed-use developments meeting overlay standards; single-family and duplex dwellings are expressly prohibited in the HDR overlay (§ 40.09A.070) .
• Key standards (explicit in ordinance):
  • Lot area: 7,500 sq ft minimum.
  • Lot width: 70 ft minimum (existing lots of record exempt).
  • Building height: up to 60 ft.
  • Setbacks: Front 10 ft, Side-street 10 ft, Interior side 5 ft, Rear 10 ft; increased setbacks where adjacent to single‑family (interior side 10 ft, rear 20 ft) and added stepbacks above 40 ft.
  • Lot coverage: 50% maximum (accessory structures excluded).
  • FAR: 2.0 maximum; garage area excluded from FAR.
  • Usable open space: minimums described (10% of site or unit-based formula).
  • Bicycle parking: per § 40.25A.060 (§ 40.09A.080) .
• Where it applies: Sites mapped with the HDR overlay; developments consistent with these standards can be exempt from final planned development review (§ 40.09A.090–110) .

R‑2‑CD — Residential One‑and Two‑Family Conservation (R‑2‑CD)

• Purpose: Protect conservation character in some residential neighborhoods; the ordinance lists conditional allowances and development standards specifically for the R‑2‑CD district (§ 40.04A.045, § 40.04A.050–060) .
• Typical permitted/conditional uses: R‑2‑CD allows duplexes and restricted conversions; non‑ministerial ADUs and guest houses may be conditionally permitted via an AUP (§ 40.04A.045) .
• Key standards: Height limits for principal buildings two stories / 30 ft; accessory structures 15 ft (exceptions via discretionary design review exist); area/lot width and yard minimums are prescribed in the R‑2‑CD article (§ 40.04A.050–060) .
• Where it applies: Neighborhoods designated R‑2‑CD on the zoning map; consult the specific R‑2‑CD article for property‑level rules (§ 40.04A.050–060) .

Cannabis‑related land uses (separate article)

• The Zoning Code contains a dedicated cannabis article. It explicitly permits cannabis laboratories in C‑S, I‑R, I and planned developments that allow similar uses; distribution requires a CUP in I‑R or I; cannabis retail is prohibited in many residential districts, and retailers may require CUPs and locational restrictions (§ 40.26B.060–080) .
• Where it applies: District-by-district rules are listed in the cannabis article; consult § 40.26B.060–080 for exact district permissions and locational restrictions (§ 40.26B.060–080) .

Nonconforming uses (legacy uses)

• The ordinance regulates how existing nonconforming uses and structures are continued, enlarged, or terminated; a use that becomes conditional remains nonconforming until an AUP/CUP is obtained; abandonment rules (six months for some uses, two years for CUPs) and restrictions on enlargement apply (§ 40.28.020–070) .

Quick decision‑relevant table (examples)

Key procedural and technical hooks applicants must check

• Is the use listed as P, AUP, or CUP in the applicable use table or district article? See Table 40.13.130 for downtown zones and the district articles for other zones (§ 40.13.130) .
• Does the proposed use require a Conditional Use Permit or Administrative Use Permit? CUP/AUP findings are in § 40.30.080 and related administrative articles (§ 40.30A); timelines and expiration rules are set out there (§ 40.30.080, § 40.30.090, § 40.30A.090–100) .
• Will the project trigger design review / site plan and architectural approval? Many overlay/downtown projects require design review per Article 40.31 and overlay sections (§ 40.09A.100) — see the city’s design review guidance and Article 40.31 references in the code (§ 40.09A.100, Article 40.31) .
• Parking and loading: projects must check downtown form‑based parking triggers and the general parking article; city parking requirements apply to changes in use or intensity that increase parking demand — see parking and § 40.14.050 (§ 40.14.050) .
• ADUs: the ordinance references ADU rules and ministerial vs non‑ministerial ADUs; check § 40.26.450–460 and the local ADU article for ministerial allowances and for R‑2‑CD-specific AUP allowances (§ 40.01.010, § 40.04A.045) .
• Overlays: overlay standards (e.g., HDR) can change allowed uses and standards (setbacks/height/FAR); read the overlay article word‑for‑word (§ 40.09A.080–110) and consult the City mapping for overlay applicability — see overlays and § 40.09A.080 .

Checklist (what an applicant must satisfy)

• Confirm the parcel’s exact zoning and any overlays on the official zoning map (verify against map and P‑D ordinances). (§ 40.22.120)
• Determine if the proposed use is Permitted, AUP, or CUP in the applicable district or Table 40.13.130. (§ 40.13.130)
• If CUP/AUP required, prepare findings and materials demonstrating consistency with the General Plan and Code. (§ 40.30.080)
• Check overlay standards (e.g., HDR) for height, FAR, setbacks and open‑space requirements and plan accordingly. (§ 40.09A.080)
• Confirm parking, loading, and frontage requirements (downtown and other zones) and show compliance; consult the city’s parking rules and development standards. (§ 40.14.050, Article 40.14)
• Determine whether site plan & architectural approval (design review) or ministerial review is required; consult Article 40.31 and the city’s design review page. (§ 40.09A.100, Article 40.31)
• For ADUs, check if project is ministerial under state ADU law or requires local AUP; consult the local ADU article and ADUs. (§ 40.01.010, § 40.26.450–460)
• For uses similar to listed uses, prepare a justification for a similar‑use determination under § 40.27.090 (director authority). (§ 40.27.090, referenced in § 40.13.130)

Risks & Ambiguities

Plain‑English summary

Davis controls what you can do on a parcel by zoning district and overlay: consult the district’s permitted/conditional use lists (or Table 40.13.130 for downtown), check whether a CUP/AUP or design review is required, and confirm overlay rules such as the HDR overlay’s height, FAR and setback standards; when uncertain, request a similar‑use determination or ask the City — see the CUP/AUP criteria in § 40.30.080.

Source References

• Table 40.13.130: Permitted/Conditional Uses — § 40.13.130 (Downtown use table)
• Industrial Administration & Research district — § 40.19.010–020 (I‑R purpose and permitted uses)
• Planned Development (P‑D) district rules — § 40.22.120–170 (P‑D designation, permitted uses, standards)
• HDR Overlay standards — § 40.09A.070–110 (prohibitions, development standards, site plan review)
• Cannabis land‑use rules — § 40.26B.060–080 (labs, distribution, retailers)
• Conditional Use Permit standards and findings — § 40.30.080–090 (issuance, findings, expiration)
• Administrative Use Permit procedures and revocation — Article 40.30A (§ 40.30A.090–100)
• Nonconforming uses — Article 40.28 (§ 40.28.020–070)
• Downtown Code applicability and site standards — § 40.13.020, Article 40.14 (site, frontage, parking rules)
• R‑2‑CD district conditional uses and development standards — § 40.04A.045–060 (AUPs, height, yards)
• Definitions and ADU cross‑references — § 40.01.010 (definitions, ADU reference)

Retrieved passages

• Davis Zoning Code (§1) High relevance show source text
• Davis Zoning Code (§ 1) High relevance show source text
• Davis Zoning Code (article to) High relevance show source text
• Davis Zoning Code (§ 40.13.130.) High relevance show source text
• Davis Zoning Code (§ 40.26B.060.) High relevance show source text
• Davis Zoning Code (§ 10) High relevance show source text
• Davis Zoning Code (§ 7) High relevance show source text
• Davis Zoning Code (section is) High relevance show source text

Cited sections

• Table **40.13.130: Permitted/Conditional Uses** — § **40.13.130** (Downtown use table)
• Industrial Administration & Research district — § **40.19.010–020** (I‑R purpose and permitted uses)
• Planned Development (P‑D) district rules — § **40.22.120–170** (P‑D designation, permitted uses, standards)
• HDR Overlay standards — § **40.09A.070–110** (prohibitions, development standards, site plan review)
• Cannabis land‑use rules — § **40.26B.060–080** (labs, distribution, retailers)
• Conditional Use Permit standards and findings — § **40.30.080–090** (issuance, findings, expiration)
• Administrative Use Permit procedures and revocation — Article **40.30A** (§ **40.30A.090–100**)
• Nonconforming uses — Article **40.28** (§ **40.28.020–070**)
• Downtown Code applicability and site standards — § **40.13.020**, Article **40.14** (site, frontage, parking rules)
• R‑2‑CD district conditional uses and development standards — § **40.04A.045–060** (AUPs, height, yards)
• Definitions and ADU cross‑references — § **40.01.010** (definitions, ADU reference)
• Davis_ZoningCode.md

• Official Davis code library