Local zoning · Emeryville

Emeryville — Development Standards

Development Standards under the Emeryville local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

This page summarizes how Emeryville’s Planning Regulations (Title 9) control development standards: building intensity (FAR), height and bulk, setbacks, lot/dwelling-size rules, and where flexibility or bonuses can be obtained. It is Emeryville‑specific and grounded in the City code; always verify parcel‑specific map designations (General Plan FAR and Height maps) with the City. Key code anchors: § 9-4.201, § 9-4.202, § 9-4.301, and the base zone definitions at § 9-3.102 .

Note: this page concentrates on development standards in the Emeryville zoning/planning regulations (Title 9). For building code/work that is Title 24 (state rules) see the California Building Standards Code; for permitting steps, design review timing, or tenant/housing law see the related pages linked below.

First mentions and useful resources (internal links):
- For parking rules see the Emeryville Parking page. (/us/california/emeryville/parking)
- For the City’s overall zoning menu and maps see Emeryville Zoning. (/us/california/emeryville/zoning)
- For design review requirements and objective standards see Emeryville Design Review. (/us/california/emeryville/design-review)
- For overlay-specific rules see Emeryville Overlay Districts. (/us/california/emeryville/overlay-districts)
- For Accessory Dwelling Unit rules see Emeryville ADUs. (/us/california/emeryville/adu)
- For state technical building requirements see the California Building Standards Code. (/us/california/building-codes)

How Emeryville organizes the rules (baseline)

Base zones (each with a defined purpose) are established at § 9-3.102; examples include RM (Medium Density Residential), RMH (Medium‑High Density Residential), RH (High Density Residential), MUR, MURS, MUN (Mixed Use variants), OT / OT/DH (Office/Technology), INL / INH (Industrial), P, M, PO, SM, PUD, and UT .
Dimensional controls (FAR, height, setbacks, minimum lot and unit size) live in Chapter 4: notable sections are § 9-4.201 (FAR), § 9-4.202 (height and bulk), § 9-4.301 (setbacks), and § 9-4.203/9-4.204 (density and bonuses) .
Many numeric limits (maximum FAR and maximum height) are shown on the General Plan maps and implemented by reference in § 9-4.201 and § 9-4.202 — the code delegates the specific numeric designation to those maps rather than listing a single value per base zone in the text .

District-by-district breakdown (purpose, typical uses, key dimensional standards, where it applies)

Note: FAR and maximum height for a given parcel are set by the General Plan Floor Area Ratio Map and Height Map (referenced and applied by § 9-4.201 and § 9-4.202). Always confirm the parcel’s GP map designation. Where the code gives specific numeric rules by zone those are cited below.

RM — Medium Density Residential

Purpose: implements General Plan Medium Density Residential land use. § 9-3.102 .
Typical permitted uses: multi‑unit residential, accessory uses; certain ground‑floor commercial uses allowed under restrictions (see § 9-3.302 use lists) .
Key dimensional standards:
- FAR and height: set by the General Plan FAR and Height maps and applied via § 9-4.201 and § 9-4.202 (map‑based) .
- Setbacks: residential minimums per Table 9-4.301(a); interior side typically 3 ft, rear typically 15 ft in residential zones (see Table) § 9-4.301 .
- Minimum lot width: 25 ft in RM § 9-4.701/9-4.702 .
Where it applies: mapped medium-density neighborhoods; check City zoning map (see Emeryville Zoning).

RMH — Medium‑High Density Residential

Purpose and uses: same family as RM but intended for higher intensity residential consistent with General Plan; see § 9-3.102 and uses in § 9-3.302 .
Dimensional rules: FAR/height by GP maps (§ 9-4.201, § 9-4.202); setbacks follow Table 9-4.301; expect closer spacing and smaller setbacks than lower-density zones § 9-4.301 .

RH — High Density Residential

Purpose/uses: highest residential intensity under the General Plan; permitted multi‑unit uses, with some ground-floor commercial where allowed § 9-3.102 and § 9-3.302 .
Dimensional rules: FAR/height by GP maps § 9-4.201, § 9-4.202; setbacks per Table 9-4.301 (front setbacks can be small where urban frontage applies) § 9-4.301 .

MUR / MURS / MUN — Mixed Use Zones

Purpose: MUR (Mixed Use with Residential), MURS (Mixed Use with Residential South), and MUN (Mixed Use with Nonresidential) implement different mixed‑use policy objectives § 9-3.303 .
Typical uses: blend of residential, retail, institutional, offices — MUR/MURS require a residential component on larger sites; MUN emphasizes nonresidential mixes § 9-3.303 .
Dimensional rules:
- FAR & height: map‑based § 9-4.201, § 9-4.202; bonuses possible via § 9-4.204 for community benefits § 9-4.204 .
- Setbacks: Table 9-4.301 applies; urban frontages and street orientation requirements (active uses on frontage) are emphasized in some mixed‑use standards § 9-4.301 .
Special: MURS includes housing‑element‑related provisions for shelters § 9-3.102 .

OT / OT‑DH — Office / Technology (and Doyle‑Hollis variant)

Purpose: office and tech uses and compatible ground-floor uses § 9-3.304 .
Key standards:
- Ground-floor office/R&D must provide minimum 14 ft floor‑to‑ceiling first-floor height for flexibility § 9-4.202 .
- FAR/height are map‑based § 9-4.201, § 9-4.202; OT/DH has special allowances for existing uses and future park conversion constraints § 9-3.304 .

INL / INH — Industrial (Light / Heavy)

Purpose: industrial land uses in specified areas (INL east of Hollis north of 65th; INH west of Hollis) § 9-3.102 .
Typical uses: arts‑industrial, studio, light industry, distribution (uses defined in use tables) § 9-3.302 .
Dimensional rules: FAR & height per GP maps § 9-4.201, § 9-4.202; setbacks follow Table 9-4.301 where applicable § 9-4.301 .

P, M, PO, SM, UT, M (Marina), PUD — Public/Marina/Park/Shoreline/Planned Unit/Utilities

Purpose and use: each zone is for the specific General Plan land use (public facilities, marina, park/open space, shoreline, utilities). See zone purpose listings § 9-3.102 .
Dimensional rules:
- PUD: Planned Unit Developments may modify Chapter 4 standards except those set by the General Plan (FAR, height, density are preserved by GP) — see § 9-7.1005(d) (PUDs may modify site development standards but not GP-established limits) .
- SM / PO / M: shoreline/park/marina have special overlay protections and may be subject to additional codes (e.g., Emeryville Shoreline Protection Ordinance) § 9-3.102 .
Where applies: check zoning map and overlay map; PUDs are typically large sites and processed under Article 10 of Chapter 7 § 9-7.1005 .

Key standards and where to look (decision‑relevant table)

Topic	Short rule you need to know	Code reference
Floor Area Ratio (FAR)	Maximum FAR set by the General Plan FAR Map; base and bonus limits summarized in Table 9-4.201(a) (map categories such as 0.5/1.0, 1.0, 1.5/3.0, etc.).	§ 9-4.201
Height and bonus heights	Height limits come from the General Plan Height Map and Table 9-4.202(a) (base and bonus heights like 30/55, 40/75, 50/100). Allowed rooftop projections and penthouse rules in § 9-4.202(c).	§ 9-4.202
Setbacks	Minimum setbacks by zone are in Table 9-4.301(a); residential interior side/rear commonly 3 ft / 15 ft; street‑side/front vary by context — always read the Table for your zone.	§ 9-4.301
Residential density & bonuses	Residential density limits and bonus procedures; bonus points used to earn increased FAR/height/density under § 9-4.204.	§ 9-4.203, § 9-4.204
ADU standards (setbacks/height/parking)	ADUs follow principal structure setbacks (with a minimum 4 ft rear setback for ADUs); height step‑down and separation rules apply; parking generally not required for ADUs.	§ 9-5.1410, § 9-5.1409
PUD flexibility	A PUD may modify Chapter 4 development standards except those set by the General Plan (FAR/height/density); PUD public benefit requirements apply.	§ 9-7.1005(d)
Overlay rules (e.g., Transit Hub, Pedestrian Priority)	Overlays impose additional design and sometimes parking rules (TH overlay reduces parking allowances by 50%); design guidelines apply.	§ 9-3.406, § 9-3.407

Practical guidance / interpretation (plain-English synthesis)

FAR and height are not a single number tied to a zone label; they are map‑driven. To know what you can build on a parcel, first confirm the parcel’s General Plan FAR and Height map designations and any overlay zones. See § 9-4.201 and § 9-4.202 for how the code applies those maps .
Setbacks are summarized in Table 9-4.301(a) and vary by whether the lot is in a residential zone or “all other zones”; residential side/rear setbacks are relatively small but increase if abutting lower height areas — read § 9-4.301 carefully and review the setback figure for step‑backs and height‑triggered offsets .
Bonuses (additional FAR/height/density) are allowed through the points system in § 9-4.204; affordable housing and community benefits are commonly used to earn points toward bonus increases — these require discretionary approvals and specific findings .
ADUs: Emeryville’s ADU rules are more permissive on parking and lot/lot‑size requirements (no replacement parking required; setbacks largely mirror the principal structure with a 4‑ft rear minimum) — see § 9-5.1410 and § 9-5.1409 .
Design review: building bulk, articulation, and public‑realm treatments are subject to design review and the City’s Design Guidelines; multi‑unit projects have objective amenity and massing rules in § 9-5.2009 and related objective standards lists § 9-7.1604 .

Checklist — what an applicant must satisfy (minimum)

Confirm parcel zoning and overlay(s) on the City zoning map and General Plan FAR and Height Map (FAR/height are map‑based) § 9-3.103, § 9-4.201, § 9-4.202 .
Apply the correct minimum setbacks from Table 9-4.301(a) and verify height-stepback relationships for adjacent lower districts § 9-4.301, § 9-4.202(e) .
Calculate permissible floor area using the applicable FAR map designation and exclude parking floor area per Chapter 8 definition § 9-4.201 .
Determine if bonus FAR/height/density is sought and assemble required community benefits/point calculations under § 9-4.204 .
Check overlay zone rules (e.g., Transit Hub reductions to parking) and applicable design guidelines § 9-3.406, § 9-3.407, and § 9-7.1604 .
For ADUs, confirm ADU dimensional and parking exceptions in § 9-5.1410/§ 9-5.1409 .
Prepare for design review and objective standards compliance per Article 7 and the City’s Design Guidelines § 9-7.1604 .
If seeking modifications (PUD or CUP), review procedures and findings for PUDs and conditional use permits § 9-7.1005, Article 5 of Chapter 7 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Map‑driven FAR/Height (not zone‑fixed)	A zone label (e.g., MUR) does NOT tell you the numeric FAR/height — the General Plan maps do.	Verify the parcel’s General Plan FAR and Height map designations; cite § 9-4.201 and § 9-4.202.
Parcel split across districts	A lot in multiple FAR/height districts may require piecewise calculations or discretionary relief.	Confirm whether the lot crosses map boundaries; see § 9-4.201(c) and § 9-4.202(d) for interpretation rules.
Bonus eligibility and points	Bonus increases require community benefits and findings — a discretionary process.	If seeking bonus FAR/height/density, prepare point documentation and expect CUP or Council review per § 9-4.204.
Overlay applicability	Overlays can change parking, design, or other requirements (e.g., TH overlay reduces parking)	Confirm overlay map coverage and read overlay text (e.g., § 9-3.406) and design guidelines.
Setback/height interactions	Stepbacks and additional setback inches may apply when adjacent to lower zones.	Review Table 9-4.301(a) and § 9-4.202(e) for step‑down and measurement rules.
ADU exemptions vs. other code	ADU parking and lot-size exemptions exist but other codes (e.g., sewer lateral rules) still apply.	See ADU rules § 9-5.1410/9-5.1409 and cross‑check building/fire code and sewer lateral requirements § 9-5.1412(d).

Plain‑English summary

Emeryville’s zoning controls (Title 9) set the numbers you care about (FAR, height, setbacks) by referring to the General Plan FAR/Height maps and by statewide and city tables; many numeric limits (and bonus opportunities) depend on the parcel’s map designations and overlays, not just the zone label. Key code locations: § 9-4.201, § 9-4.202, § 9-4.301, and the zone list at § 9-3.102 — verify those on a parcel‑by‑parcel basis with the City.

Source References

Emeryville Planning Regulations (Title 9), Building Intensity (FAR): § 9-4.201.
Emeryville Planning Regulations (Title 9), Height and Bulk: § 9-4.202.
Emeryville Planning Regulations (Title 9), Setbacks (Table 9-4.301(a)): § 9-4.301.
Emeryville Planning Regulations (Title 9), Zones established (base zone list and purposes): § 9-3.102.
Emeryville Planning Regulations (Title 9), Mixed Use zone rules: § 9-3.303.
Emeryville Planning Regulations (Title 9), Development Bonuses (points system): § 9-4.204.
Emeryville Planning Regulations (Title 9), ADU dimensional and parking rules: § 9-5.1410, § 9-5.1409, § 9-5.1412.
Emeryville Planning Regulations (Title 9), Objective standards and design review cross‑references: § 9-7.1604.
Emeryville Planning Regulations (Title 9), Transit Hub and Pedestrian Priority overlays: § 9-3.406, § 9-3.407.

Sources

Retrieved passages

Emeryville Zoning Code (Section 9-5.1404) High relevance
Emeryville Zoning Code (Article 2) High relevance
Emeryville Zoning Code (Article 11) High relevance
Emeryville Zoning Code (Chapter 8.) High relevance
Emeryville Zoning Code (Article 4) High relevance
Emeryville Zoning Code (Article 5) High relevance
Emeryville Zoning Code (Section 9-1.203) High relevance
Emeryville Zoning Code (Section 9-4.507.) High relevance
Emeryville Zoning Code (Article 5) Medium relevance
Emeryville Zoning Code (CHAPTER 4) Medium relevance
Emeryville Zoning Code (Article 3) Medium relevance
Emeryville Zoning Code (Section 9-3.202.) Medium relevance
Emeryville Zoning Code (Section 9-1.202.) Medium relevance

Cited sections

Official Emeryville code library

Frequently asked questions

What determines the maximum FAR and height on a specific Emeryville parcel?

The numeric FAR and maximum building height for a parcel are set by the General Plan Floor Area Ratio Map and the General Plan Height Map and applied in the zoning code via § 9-4.201 and § 9-4.202. The code provides map categories and base/bonus limits, so you must check those maps to know the exact allowable FAR and height for your lot.

What are Emeryville’s setback requirements for residential lots?

Minimum setbacks are prescribed in Table 9-4.301(a) and summarized in § 9-4.301; residential zones typically have small street‑side and interior side setbacks (commonly 3 ft interior side) and larger rear setbacks (commonly 15 ft) but consult Table 9-4.301(a) for exact values and special rules when abutting nonresidential lots.

Can I get extra FAR or height in Emeryville?

Yes — Emeryville permits bonus FAR, height, and residential density through a points/benefits system. Bonuses require specific community benefits, point calculations, and discretionary approval (conditional use permit or City Council for some items) under § 9-4.204. Expect to document benefits (e.g., affordable housing) to earn points.

Do accessory dwelling units (ADUs) have different setback, height, or parking rules?

ADUs follow the principal residential structure’s setbacks per § 9-4.301, with a minimum 4 ft rear setback and specific ADU height and separation rules in § 9-5.1410; parking for ADUs is generally not required under § 9-5.1409. Always verify sewer lateral and other non‑zoning code requirements too.

Where do overlay zones affect development standards?

Overlay zones (e.g., Transit Hub, Pedestrian Priority) add requirements such as design guideline triggers and, in some cases, modified parking allowances — for example the TH overlay reduces maximum parking allowances to 50% of the base amounts in Article 4 per § 9-3.406. Always check the Zoning Overlay Map and overlay text.

How is building height measured and what rooftop features are allowed above the limit?

Height is measured from the average of highest and lowest finished grade around the building to the highest roof point (parapets typically excluded) per § 9-4.202(b). Certain rooftop projections (mechanical penthouses, solar panels, parapets, chimneys) are allowed above the limit to specified heights and coverage limits under § 9-4.202(c).

If my lot is split between two FAR or height districts, how do I calculate allowable development?

If a lot spans multiple FAR/height districts, the code applies the map designation to each portion (you may request an increase for the whole lot through a conditional use permit if specific tests are met) — see § 9-4.201(c) and § 9-4.202(d) for the rules and conditions for treating the lot as a single district.

Are there objective standards I can use to avoid discretionary review for some design issues?

Emeryville provides a cross‑referenced list of objective standards and design requirements (useful for predictability) in § 9-7.1604; nevertheless many larger projects or bonuses require discretionary findings and design review. For guidance on design review procedures, consult the City’s design review page and § 9-7 provisions.

What can a PUD change about standard development limits?

A Planned Unit Development can modify most Chapter 4 site development standards but may not change standards established by the General Plan (e.g., FAR, height, residential density that are set on GP maps); see § 9-7.1005(d). PUD approvals require public benefits and conditions.

Do setbacks change when a building is taller than 30 feet?

Yes — Table 9-4.301(a) includes provisions where additional setback distance is required for portions of buildings over 30 ft when abutting certain zones; review the table and Figure 9-4.301(a) and § 9-4.301 for the height‑triggered setbacks.

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