Emeryville — Zoning

Last reviewed: July 2, 2026

Overview

This page explains how Emeryville’s local planning regulations define and apply zoning districts, how the city’s zoning map works, and where to look in the code for permitted uses, overlays, and procedure. It is strictly drawn from the Emeryville Planning Regulations (Title 9) and points you to the specific controlling sections. For a quick city-level entry point, see the Emeryville zoning & planning overview.

NOTE: This page covers only zoning (districts, uses, map interpretation, overlays, and PUDs) as written in the municipal planning regulations. For building code, permits, or tenant/housing law see the other pages (for example, California Building Standards Code and California housing laws).

How Emeryville’s zoning is organized (legal anchors)

• Base zones and overlay zones are established in § 9-3.102 (Base and overlay zone titles and purposes) and mapped in § 9-3.103 (Zoning Maps) — see § 9-3.102 and § 9-3.103 for the formal list and mapping rules.
• Uses in each zone are implemented by the use table (Table 9-3.202) and the use rules in § 9-3.201–9-3.202.
• Site development standards (setbacks, height, lot area, open space, etc.) are in Chapter 4 (see § 9-4.301 and related sections) — consult Emeryville Development Standards for the user-friendly index.

First, the City establishes base zone names and purposes; each district subsection below summarizes the ordinance-stated purpose, typical permitted uses drawn from the code, and where numeric development standards live (if the code text does not list them in the district article itself). Where the ordinance text excerpt does not include numeric standards, the page says "Not found in retrieved materials" and points to the controlling section to verify.

When the page mentions site dimension controls, also confirm requirements in Chapter 4: refer to § 9-4.301 (Setbacks), § 9-4.302 (Courts), § 9-4.303 (Open space), § 9-4.701 (Minimum lot area and width), and other Chapter 4 sections. Also expect design guidance and discretionary review under Emeryville Design Review.

District-by-district breakdown

Notes on reading these summaries: every district name below is bolded exactly as used in the ordinance and paired with the ordinance section(s) that define it. For permitted/conditional use specifics, the ordinance uses the Table 9-3.202 coding ("P", "C", "CM", "T", "X"); see § 9-3.202.

RM — Medium Density Residential (purpose: § 9-3.102)

• Purpose: To implement the General Plan's Medium Density Residential land use classification. § 9-3.102.
• Typical permitted uses: multi-unit residential, accessory dwelling units per the ADU rules (see § 9-5.1411), limited ground-floor commercial only where expressly allowed by the Table and overlays. See Table 9-3.202 for the exact use codes. § 9-3.302; § 9-3.202.
• Key dimensional standards: Governing site regulations are in Chapter 4 — § 9-4.301 (setbacks) and § 9-4.701 (lot area/width). Specific numeric setbacks/height/FAR not contained in the RM text in retrieved materials. Verify numeric values in Chapter 4.
• Where it applies: Citywide residential neighborhoods mapped on Figure 9-3.103(a). § 9-3.103.

RMH — Medium-High Density Residential (purpose: § 9-3.102)

• Purpose & uses: Implements Medium-High Density General Plan designation. Allowed uses similar to RM but reflecting higher density allowances per Table 9-3.202. § 9-3.102; § 9-3.302.
• Dimensional standards: See Chapter 4 (setbacks, height). Numeric values: Not found in retrieved materials — verify in Chapter 4 and applicable overlay rules.

RH — High Density Residential (purpose: § 9-3.102)

• Purpose: Implements High Density residential General Plan classification, greater allowable density and mixed residential uses. § 9-3.102; § 9-3.302.
• Special notes: Office uses might be allowed on ground floor in RH when combined with NR overlay (see § 9-3.302 and § 9-3.404).
• Dimensional/coverage: See Chapter 4. Numeric specs: Not found in retrieved materials.

MUR — Mixed Use with Residential (purpose: § 9-3.102)

• Purpose: Implement General Plan Mixed Use with Residential. § 9-3.102.
• Typical permitted uses and special rules: Mix of residential and other mixed-use groups; on small sites a single use may be allowed, while sites between 1–5 acres normally require a conditional use permit (or applicant may seek a PUD) and must meet mix-of-uses rules. § 9-3.303(b)(2) defines mix thresholds and requirements. Motor vehicle sales/rentals limited to ground floor in MUR/MURS. § 9-3.303.
• Dimensional standards: Chapter 4 applies; master planning tools (PUD) may alter standards per § 9-3.310.

MURS — Mixed Use with Residential South (purpose: § 9-3.102)

• Purpose: Same as MUR but with additional Housing Element provisions (SB2) for emergency shelters. § 9-3.102.
• Uses & limits: Same mix rules as MUR plus special shelter provisions; vehicle sales/rentals only on ground floor. § 9-3.303.

MUN — Mixed Use with Nonresidential (purpose: § 9-3.102)

• Purpose: Implement the Mixed Use Nonresidential land use classification. § 9-3.102.
• Mix requirements: MUN developments must include uses from two or more mixed-use groups, but one of those groups may not be residential (see § 9-3.303(b)(2)(d)(ii)). § 9-3.303.
• Dimensional standards: Chapter 4. Numeric values: Not found in retrieved materials.

OT — Office/Technology (purpose: § 9-3.102)

• Purpose: For office and technology uses per the General Plan. § 9-3.102.
• Use profile: Office, lab/technology, commercial support services as indicated in Table 9-3.202. § 9-3.202.
• OT/DH: A special OT/DH district (Doyle-Hollis North) allows a broader range of uses temporarily to accommodate property owners while planning for future park uses; see the textual note in § 9-3.102 and references to Resolution/Ordinance history. § 9-3.102.

INL / INH — Light and Heavy Industrial (purpose: § 9-3.102)

• Purpose: Implement Industrial land use classification for different industrial areas (east or west of Hollis St., etc.). § 9-3.102.
• Use expectations: Industrial uses, with conditional/compatibility findings required for uses that could conflict with nearby uses (see findings in Article 3 and Article 5). § 9-3.305 and associated findings.
• Dimensional/operational standards: Performance standards and operational rules in Chapter 5 (Article 11); numeric site development rules in Chapter 4.

P — Public (purpose: § 9-3.102 / § 9-3.306)

• Purpose: For public uses; the ordinance notes no special regulations or findings are required in the P zone. § 9-3.306.

M — Marina (purpose: § 9-3.102 / § 9-3.307)

• Purpose: Implements Marina land use designation. § 9-3.102.
• Use constraints: Commercial and institutional uses are allowed only if they have waterfront orientation; conditional uses require a finding that they are waterfront-oriented. § 9-3.307.
• Structures: In the SM Shoreline Management zone structures are not permitted — see § 9-3.309.

PO — Park/Open Space (purpose: § 9-3.102 / § 9-3.308)

• Purpose: For parks and open space. § 9-3.102.
• Allowed accessory commercial uses: Limited food/retail oriented to park users and capped at 10% of park area; conditional-use findings require park orientation and size limitation. § 9-3.308.

SM — Shoreline Management (purpose: § 9-3.102 / § 9-3.309)

• Purpose: Implements shoreline protection; all uses and structures must comply with the Shoreline Protection Ordinance — the code explicitly says structures are not permitted in SM. § 9-3.309.

PUD — Planned Unit Development (purpose/regulation: § 9-3.310 and Article 10)

• Purpose: Allows sites to be zoned as a PUD with a PDP/FDP process; uses and standards in a PUD are those established in the PUD ordinance. PUD establishment, findings, and required ordinance text are in § 9-3.310 and Article 10 of Chapter 7. § 9-3.310; § 9-7.1003–9-7.1009.
• Important: PUDs created prior to the Planning Regulations are governed by their original regulations; new PUDs are processed under Article 10. § 9-3.310.

UT — Utilities/Transportation (purpose: § 9-3.102 / § 9-3.311)

• Purpose: Land use and development rules consistent with freeway and railroad corridors. Uses must be compatible with primary transportation functions; conditional-use findings require compatibility with corridors. § 9-3.311.

Overlay zones (how they modify base zones)

Overlay rules supplement or supersede base zone rules; the overlay list and purpose statement are in § 9-3.102 and Article 4 (Overlay Zone Regulations). § 9-3.102; § 9-3.401.

Notable overlays:

• NH North Hollis Overlay: North Hollis Area Urban Design Program and design guideline requirements. § 9-3.402.
• PA Park Avenue District Overlay: Park Avenue District Plan and Design Guidelines apply. § 9-3.403.
• NR Neighborhood Retail Overlay: Limits ground-floor retail to local-serving, pedestrian-oriented businesses on specified street segments (e.g., San Pablo Ave, Adeline St., Park Ave., Hollis St., etc.) within 50' of the front property line; see § 9-3.404 and Figure 9-3.103(a). § 9-3.404; § 9-3.103.
• Other overlays listed in § 9-3.102 include RR, TH (Transit Hub), PP (Pedestrian Priority), and others; each overlay article (Article 4) includes its particular controls. § 9-3.102; Article 4.

For a user-facing collection of overlay descriptions see Emeryville Overlay Districts.

Quick reference table — key districts and decision-relevant pointers

Practical guidance and synthesis (plain-English, actionable)

• Start by confirming the zoning shown on the City’s Zoning Map (Figure 9-3.103(a)) — the map is the controlling depiction of base and overlay zones; read the map rules in § 9-3.103–9-3.104. If a street or right-of-way has no zone shown, it is deemed part of the nearest abutting zone or extends to the centerline depending on adjacency. § 9-3.103; § 9-3.104.
• Check Table 9-3.202 and the zone text for whether your proposed use is "P", "C", "CM", "T", or "X". If a use is listed as conditional, you will need a conditional use permit per Article 5 (see § 9-3.202; § 9-7.501). § 9-3.202; § 9-7.501.
• Overlay zones are common and can impose retail-orientation, design program compliance, or pedestrian-priority rules that change ground-floor uses or design requirements — see specific overlay articles (for example, NR in § 9-3.404, NH in § 9-3.402). § 9-3.402; § 9-3.404.
• For objective dimensional numbers (exact setbacks, heights, FAR, lot coverage) consult Chapter 4, particularly § 9-4.301 (Setbacks) and Article 7 cross-references. If you are planning an ADU, consult § 9-5.1411 and the Emeryville ADUs page. § 9-4.301; § 9-5.1411.
• Anticipate design review (findings in § 9-7.407) for most multi-unit or commercial projects and overlays; consult Emeryville Design Review early. § 9-7.407.
• For parking requirements tied to uses, see the parking article cross-referenced by the objective standards list and consult Emeryville Parking; parking rules are found in Article 4 of Chapter 4 (e.g., § 9-4.401–9-4.408). § 9-4.401.

Checklist (what an applicant must satisfy before applying)

• Confirm base zone and overlay(s) for the parcel on the official Zoning Map (Figure 9-3.103(a)/(b)) — § 9-3.103.
• Verify use is allowed per Table 9-3.202 (P/C/CM/T/X) in § 9-3.202; if conditional, prepare a conditional use application per Article 5 — § 9-3.202; § 9-7.501.
• Confirm quantitative site standards (setbacks, heights, FAR, lot coverage, parking, open space) in Chapter 4 and any PUD or overlay-specific standards — § 9-4.301; § 9-4.701; § 9-3.310.
• Check overlay zone requirements (design programs, retail frontage rules, pedestrian priority) and the associated design guidelines — § 9-3.401–9-3.404.
• Prepare materials to satisfy design review findings in § 9-7.407 (consistency with General Plan and Emeryville Design Guidelines). § 9-7.407.
• For PUDs, prepare Preliminary Development Plan and show consistency with PUD findings and PUD ordinance; be ready for Council/Planning Commission hearings — § 9-7.1003–9-7.1009; § 9-3.310.
• For ADUs, follow the ADU article (setbacks, height, separation, open space) in § 9-5.1410–9-5.1411 and the Emeryville ADUs guidance. § 9-5.1410–9-5.1411.

Risks & Ambiguities

Information Gaps

• Exact numeric dimensional standards per district (specific front/rear/side setbacks, maximum building height, lot coverage, and FAR) are referenced to Chapter 4 (e.g., § 9-4.301, § 9-4.701), but the retrieved materials do not include the complete numeric tables for each district. Verify those numbers in Chapter 4. Not found in retrieved materials.
• The full Table 9-3.202 (complete list of every use across all zones) is not reproduced in the provided excerpts; consult the official Table 9-3.202 in Title 9. Not found in retrieved materials.
• Figure 9-3.103 (the actual map images) were omitted from the retrieved copy — the map is the legal reference; view the official map on the City site or ecode360. Not found in retrieved materials.

Plain-English Summary

Emeryville’s zoning (Title 9) sets a set of named base zones (e.g., RM, RH, MUR, OT, INL, PUD) with purpose statements and use rules, and it layers overlays (like NR, NH, PA) that can modify allowed uses and design requirements. Check the Zoning Map and Table 9-3.202 to see if your use is allowed, then check Chapter 4 for the numeric setbacks/height/parking rules and Article 4 for overlay-specific design rules; if the use is conditional you will need a conditional use permit. Verify parcel-specific rules with the Planning Department. § 9-3.102; § 9-3.103; § 9-3.202; § 9-4.301.

Source References

• Emeryville Planning Regulations, Chapter 3 (Zoning Districts) — § 9-3.101–9-3.106, including the list of base and overlay zones in § 9-3.102.
• Zoning Maps and map interpretation rules — § 9-3.103; § 9-3.104 (Figure 9-3.103(a)/(b) maps referenced).
• Uses: Table 9-3.202 and use classifications — § 9-3.201–9-3.202.
• Mixed Use and related mix-of-uses rules — § 9-3.303.
• PUD rules and procedures — § 9-3.310; § 9-7.1003–9-7.1009.
• Specific overlays: NH (North Hollis) § 9-3.402, PA (Park Avenue) § 9-3.403, NR (Neighborhood Retail) § 9-3.404.
• Site development cross-references and objective standards list — § 9-7.1604 and Chapter 4 references (setbacks, lot area, parking) — see § 9-4.301; § 9-4.701; § 9-4.401–9-4.408.
• ADU standards in the planning regulations — § 9-5.1410–9-5.1411.

Retrieved passages

• Emeryville Zoning Code High relevance show source text
• Emeryville Zoning Code (article establishes) High relevance show source text
• Emeryville Zoning Code (Article 5) High relevance show source text
• Emeryville Zoning Code (Section 9-3.202.) High relevance show source text
• Emeryville Zoning Code (Article 4) High relevance show source text
• Emeryville Zoning Code (Section 9-1.202.) High relevance show source text
• Emeryville Zoning Code (Article 2) High relevance show source text
• Emeryville Zoning Code (Article 2) High relevance show source text

Cited sections

• Emeryville Planning Regulations, Chapter 3 (Zoning Districts) — **§ 9-3.101–9-3.106**, including the list of base and overlay zones in **§ 9-3.102**. (Chapter 3)
• Zoning Maps and map interpretation rules — **§ 9-3.103; § 9-3.104** (Figure 9-3.103(a)/(b) maps referenced). (§ 9-3.103)
• Uses: Table 9-3.202 and use classifications — **§ 9-3.201–9-3.202**. (§ 9-3.201)
• Mixed Use and related mix-of-uses rules — **§ 9-3.303**. (§ 9-3.303)
• PUD rules and procedures — **§ 9-3.310; § 9-7.1003–9-7.1009**. (§ 9-3.310)
• Specific overlays: **NH** (North Hollis) **§ 9-3.402**, **PA** (Park Avenue) **§ 9-3.403**, **NR** (Neighborhood Retail) **§ 9-3.404**. (§ 9-3.402)
• Site development cross-references and objective standards list — **§ 9-7.1604** and Chapter 4 references (setbacks, lot area, parking) — see **§ 9-4.301; § 9-4.701; § 9-4.401–9-4.408**. (§ 9-7.1604)
• ADU standards in the planning regulations — **§ 9-5.1410–9-5.1411**. (§ 9-5.1410)
• Emeryville_ZoningCode.md

• Official Emeryville code library