Emeryville — Land Use

Last reviewed: July 2, 2026

Overview

Emeryville regulates land use through a table-based use matrix and district-specific rules in its Planning Regulations (commonly Title 9). The primary legal instruments are the Uses Table (Table 9-3.202), base and overlay zones (e.g., RM, MUR, OT), and discrete procedures for conditional uses, planned unit developments, and bonuses for FAR/height. Numerical intensity and height limits are tied to the General Plan maps and tables rather than fixed numbers in each zone; check the city's maps when evaluating a parcel. § 9-3.202 § 9-3.102 § 9-4.201

Practical note: parking, setbacks and other site standards are handled in separate chapters — see the city's parking rules and the Emeryville Development Standards and Emeryville Parking pages for application-level requirements.

District-by-district breakdown

Below are the principal base zones established in Emeryville's code. For permitted/conditional/prohibited uses, consult Table 9-3.202; for dimensional controls (FAR, height), consult the General Plan maps referenced in Chapter 4.

Note: the code language ties many numeric limits to General Plan maps (floor area ratio and height maps) rather than to a fixed numeric table per zone. Verify applicable map designations for a specific parcel. § 9-3.102 § 9-3.202 § 9-4.201

RM — Medium Density Residential

• Purpose: Implements the General Plan Medium Density Residential designation. § 9-3.102(1)
• Typical permitted uses: single-unit, two-unit, three- and four-unit and other residential categories as indicated in Table 9-3.202; some residential-support and small home-business type uses are also listed. § 9-3.202
• Key dimensional standards: FAR and height are determined by the General Plan floor area and height maps; see § 9-4.201 and § 9-4.202. For multi-unit projects there are additional design/amenity requirements in Article 20 of Chapter 5. § 9-4.201 § 9-4.202
• Where it applies: residential neighborhoods designated RM on the zoning map. Verify exact map blocks for parcel-specific FAR/height. Verify with the jurisdiction.

RMH — Medium-High Density Residential

• Purpose: Implements the General Plan Medium-High Density Residential designation. § 9-3.102(2)
• Typical permitted uses: similar residential categories to RM, but higher-density multi-unit uses permitted subject to Table 9-3.202. § 9-3.202
• Key dimensional standards: FAR/height via General Plan maps; certain multi-unit thresholds trigger community benefits or bonuses in Article 4 of Chapter 4. § 9-4.201 § 9-4.204

RH — High Density Residential

• Purpose: Implements the General Plan High Density Residential designation. § 9-3.102(3)
• Typical permitted uses: larger multi-unit residential developments, supportive housing types, group residential, etc., per Table 9-3.202. § 9-3.202
• Key dimensional standards: FAR and height per maps; projects may qualify for bonuses if community benefit/affordable housing criteria are met. § 9-4.201 § 9-4.204

MUR — Mixed Use with Residential

• Purpose: Implements Mixed Use with Residential areas intended to combine housing with commercial/service uses. § 9-3.102(4)
• Typical permitted uses: a range of residential plus commercial uses from the mixed-use use groups. Some uses (e.g., motor vehicle sales and rentals) are restricted to ground floors in MUR. Use mix requirements apply on larger sites (see below). § 9-3.303(b) § 9-3.202
• Key dimensional standards: FAR/height per General Plan maps; mix-of-use rules require two or more mixed-use groups on certain site sizes (see MUR rules). § 9-4.201 § 9-3.303(b)
• Where it applies: corridors and redevelopment areas where commercial/residential integration is expected.

MURS — Mixed Use with Residential South

• Purpose: Same as MUR but tailored to southern mixed-use areas and specific Housing Element provisions (e.g., emergency shelters). § 9-3.102(5)
• Special rules: includes SB 2/emergency-shelter-related provisions; otherwise follows MUR rules. § 9-3.102(5)

MUN — Mixed Use with Nonresidential

• Purpose: Implements Mixed Use with Nonresidential where nonresidential uses are prioritized. § 9-3.102(6)
• Typical permitted uses: broader nonresidential mixed-use groups; residential may be limited or conditional depending on the Table. § 9-3.202

OT / OT/DH — Office/Technology (incl. Doyle-Hollis North)

• Purpose: Implements Office/Technology development and supports research/tech uses; OT/DH contains area-specific provisions. § 9-3.304
• Typical permitted uses: offices, research & development, limited retail serving immediate area (OT); some retail limits do not apply in OT/DH. § 9-3.304
• Key dimensional standards: FAR and height per the General Plan maps; indoor uses serving surrounding area only in OT as stated in § 9-3.304. § 9-4.201

Industrial (INL / INH) and other zones

• Purpose: Industrial zones (and subtypes) are intended for manufacturing, distribution, arts-industrial, and related uses described in Chapter 2. § 9-3.102 & Chapter 2 use definitions
• Typical permitted uses: Arts-Industrial, Studio-Light, Manufacturing, Storage and Distribution as defined by Article 5 of Chapter 2 and shown in Table 9-3.202. § 9-2.807 § 9-3.202

P — Public; M — Marina; PO — Park/Open Space; SM — Shoreline Management; UT — Utilities/Transportation; PUD — Planned Unit Development

• The city has specialized zones for public facilities (P), marina (M), park/open space (PO), shoreline management (SM), utilities/transportation (UT), and PUDs established by ordinance. See § 9-3.306–9-3.311 for zone descriptions; PO and SM impose special limitations (e.g., park-oriented commercial uses limited to 10% of park area and subject to findings). § 9-3.308 § 9-3.309 § 9-3.310

• PUDs: A PUD may authorize uses different from the base zone but must be consistent with the General Plan; PUDs over 1 acre have special process requirements. § 9-3.310 § 9-7.1005

Quick reference table — decision-relevant items

How to read the Uses Table (practical guidance)

• Start at Table 9-3.202 to determine whether a use is P (permitted), C (conditionally permitted), X (prohibited), or CM (conditionally permitted with additional constraints). § 9-3.202
• Check whether overlay zones apply — overlay rules supersede base-zone rules where they conflict; blank overlay cells leave the base zone unchanged. § 9-3.202 explanatory text
• If a use is conditional, consult the CUP rules for whether it is a minor or major CUP (Director vs Commission) and which findings and noticing apply. § 9-7.503
• For intensity and height, consult the General Plan FAR and Height maps referenced in § 9-4.201 and § 9-4.202 rather than expecting a single numeric table per zone. § 9-4.201 § 9-4.202

For site design elements like setbacks, landscaping, and screening, consult Chapter 4; for building design and discretionary design controls consult Emeryville Design Review and Emeryville Landscaping and Screening.

Checklist (what an applicant must satisfy for a discretionary project)

• Confirm base zone and any active overlay zones for the parcel; reference Table 9-3.202 and overlay rules. § 9-3.202
• Verify whether the proposed use is permitted, conditionally permitted, or prohibited in that zone. § 9-3.202
• If conditional, determine whether a minor or major CUP is required and compile findings and public noticing materials. § 9-7.503
• Check parcel FAR and height map designations and any bonus program eligibility under § 9-4.204; prepare community-benefit/budget materials if seeking bonuses. § 9-4.201 § 9-4.204
• Prepare parking/loading calculations per Chapter 4 and site-specific landscape/screening plans; consult the Emeryville Parking page and Chapter 4. § 9-4.401 et seq.
• Check whether the project triggers design review and prepare materials accordingly; consult the Emeryville Design Review rules. Verify objective standards in § 9-7.1604. § 9-7.1604
• If proposing an ADU, follow Article 14 standards (parking exceptions, size limits, and where allowed). See the city ADU rules and state requirements. § 9-5.1401 et seq.
• Confirm nonconforming/use-substitution rules if converting or expanding an existing nonconforming use; submit the appropriate minor CUP or findings. §§ 9-5.1010–9-5.1012

Risks & Ambiguities

Plain-English Summary

Emeryville’s land-use rules use a master uses table plus zone-specific rules: check Table 9-3.202 to see if your activity is allowed, conditional, or prohibited; check the parcel’s FAR and height on the General Plan maps; and expect conditional review (minor or major) if the use is conditional or if you request bonus FAR/height. § 9-3.202 § 9-4.201 § 9-7.503

Source References

• Uses table and use matrix: Table 9-3.202 (Uses Permitted, Conditionally Permitted, and Prohibited) — § 9-3.202 (downloaded from https://ecode360.com/EM4426)
• Zoning districts (base zones list and purposes): § 9-3.102, CHAPTER 3 —
• Mixed-use zone mix rules and MUR/MURS/MUN: § 9-3.303 —
• Park/Open Space, Shoreline, PUD descriptions: § 9-3.308, § 9-3.309, § 9-3.310 —
• Conditional use permit procedures (minor/major): § 9-7.503 —
• FAR (building intensity): § 9-4.201 and Table 9-4.201(a) —
• Height and bonus process: § 9-4.202, § 9-4.204 —
• Accessory dwelling units: Article 14, Chapter 5 (e.g., § 9-5.1401) —
• Nonconforming uses, restoration and expansion: §§ 9-5.1010–9-5.1012 —
• Use-group definitions and industrial/mixed-use classifications: Chapter 2 (e.g., § 9-2.806, § 9-2.807) —
• Objective standards checklist (consolidated list): § 9-7.1604 —

If you need the full, parcel-specific numeric tables or the exact General Plan FAR/Height map designations for an address, verify with the City of Emeryville planning counter (Verify with the jurisdiction).

Retrieved passages

• Emeryville Zoning Code (Section 9-3.202.) High relevance show source text
• Emeryville Zoning Code (Article 5) High relevance show source text
• Emeryville Zoning Code (Article 11) High relevance show source text
• Emeryville Zoning Code (Article 10) High relevance show source text
• Emeryville Zoning Code (CHAPTER 4) High relevance show source text
• Emeryville Zoning Code (Article 1) High relevance show source text
• Emeryville Zoning Code (Article 5) High relevance show source text
• Emeryville Zoning Code (Article 11) High relevance show source text

Cited sections

• Uses table and use matrix: **Table 9-3.202** (Uses Permitted, Conditionally Permitted, and Prohibited) — § 9-3.202 (downloaded from ) (§ 9-3.202)
• Zoning districts (base zones list and purposes): **§ 9-3.102**, CHAPTER 3 — (§ 9-3.102)
• Mixed-use zone mix rules and MUR/MURS/MUN: **§ 9-3.303** — (§ 9-3.303)
• Park/Open Space, Shoreline, PUD descriptions: **§ 9-3.308**, **§ 9-3.309**, **§ 9-3.310** — (§ 9-3.308)
• Conditional use permit procedures (minor/major): **§ 9-7.503** — (§ 9-7.503)
• FAR (building intensity): **§ 9-4.201** and Table 9-4.201(a) — (§ 9-4.201)
• Height and bonus process: **§ 9-4.202**, **§ 9-4.204** — (§ 9-4.202)
• Accessory dwelling units: **Article 14, Chapter 5 (e.g., § 9-5.1401)** — (Article 14)
• Nonconforming uses, restoration and expansion: **§§ 9-5.1010–9-5.1012** — (§ 9-5.1010)
• Use-group definitions and industrial/mixed-use classifications: Chapter 2 (e.g., **§ 9-2.806**, **§ 9-2.807**) — (Chapter 2)
• Objective standards checklist (consolidated list): **§ 9-7.1604** — (§ 9-7.1604)
• Emeryville_ZoningCode.md

• Official Emeryville code library