Local zoning · Foster City

Foster City — Land Use

Q: What can I build on an R-1 lot in Foster City?

In R-1 you may build a single‑family dwelling and customary accessory buildings; home occupations and accessory dwelling units (ADUs) are allowed if they comply with Chapter 17.78 . See the permitted use list and area/bulk table in § 17.12.020 and § 17.12.040 for setbacks, height and coverage.

Q: What parking will my project need?

Off‑street parking is governed by Chapter 17.62 , and district chapters repeatedly point projects to that chapter (and allow shared parking in some cases when justified). Check Chapter 17.62 early — parking ratios, loading and whether reductions are possible matter to site layout. parking (§ cited in multiple district chapters).

Land Use under the Foster City local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what Foster City's zoning ordinance (Title 17) says about permitted and conditional land uses, district purposes, and the key dimensional and site standards that control what can be built where in Foster City. It is grounded in the municipal code chapters for each district (for example, R-1 is Chapter 17.12) and points to where you must check parking, development standards, design review, overlays and ADU rules. Verify parcel-specific rules with the city; this page interprets the code text but does not replace a zoning or pre-application check. (§ references below)

How this page is organized

District-by-district breakdown (purpose, typical permitted uses, key dimensional standards, where the rules live).
A compact decision table (most-used standards / uses).
Practical checklist and risks to verify with the planning department.
Plain-English homeowner summary and source references.

Note: link targets used in the prose for specialized topics — parking, development standards, design review, overlay districts, ADUs, Title 24, signage, and nonconforming uses — are the city-specific GoCodebook pages (first natural mention of each topic is linked).

District-by-district breakdown

Important: every district heading below shows the controlling code chapter and the key subsections you will use to answer "what can I do on this parcel?" For all districts, off‑street parking references Chapter 17.62 (see the city parking rules) unless the district text establishes a different method.

R-1 — Single-Family Residence (Chapter 17.12)

Purpose: Standard one-family residential neighborhoods; rules that apply to detached single-family housing. (§ 17.12.010)
Typical permitted uses: One-family residences, customary accessory buildings (garages, greenhouses, hobby rooms), home occupations, and secondary residential units (ADUs) in compliance with Chapter 17.78; community care facilities (family day care, supportive housing) are explicitly listed as permitted accessory/community uses. (§ 17.12.020)
Key dimensional standards: Minimum front yard 20 ft, side yards 5 ft, rear yard 20 ft, maximum 2 stories / 25 ft, maximum lot coverage 50%, minimum lot area 5,000 sq ft, min lot width 40 ft. (§ 17.12.040)
Where it applies: any parcel mapped as R-1 on the city zoning map; see Chapter 17.12 for full text. (§ 17.12.010–040)

R-2 — Two-Family Residence (Chapter 17.14)

Purpose: Duplex/two-family lots and low‑density multifamily transitions. (§ 17.14.010)
Typical permitted uses: All uses allowed in R-1, plus two-family residences/duplexes. (§ 17.14.020)
Key dimensional standards: Min lot width 40 ft, min lot area 5,000 sq ft, density ~13 units/acre (table), front 20 ft / side 5 ft / rear 20 ft, max 2 stories / 25 ft, max coverage 50%. (§ 17.14.040)
Where it applies: parcels zoned R-2; conditional uses and nonconforming-lot rules referenced in Chapter 17.14. (§ 17.14.030–040)

R-3 — Medium Density Multiple-Family (Chapter 17.18)

Purpose: Multiple-family residential development (apartments, condos) at moderate density. (§ 17.18.010)
Typical permitted uses: Multiple‑family dwellings, accessory uses, home occupations, community care facilities, and ADUs following Chapter 17.78. (§ 17.18.020)
Key dimensional standards (summary of table): typical minimum lot area ~15,000 sq ft, front/side/rear setbacks commonly 10 ft, maximum 3 stories / 38 ft, maximum coverage 50%, required open/green area ~30%. Exact tabulation is in § 17.18.040.
Where it applies: parcels zoned R-3; conditional use rules refer back to R-1/R-2 conditional lists when applicable. (§ 17.18.030–040)

R-4 — High Density Multiple-Family (Chapter 17.20)

Purpose: Higher-density residential developments and mixed residential projects. (§ 17.20.010)
Typical permitted uses: Any uses allowed in R-3 (i.e., multifamily, accessory uses); accessory dwelling units per Chapter 17.78 apply. (§ 17.20.020)
Key dimensional standards (summary): table shows large minimum site expectations (e.g., min width 200 ft / min area 40,000 sq ft for large projects), densities and height allowances are greater (up to 8 stories / 90 ft in mixed commercial/residential contexts per § 17.20.040), and other site standards depend on whether residential uses are included. See § 17.20.040 for the full table.
Where it applies: parcels mapped R-4; when commercial uses are included the code adds adjacency setback rules to protect abutting residential. (§ 17.20.040)

R-T — Townhouse Residence (Chapter 17.16)

Purpose: Attached one‑family townhouse development; always coupled with a PD combining district. (§ 17.16.010–040)
Typical permitted uses: One-family attached units (townhouses), accessory uses, common open areas, private roads, recreation facilities, community care facilities, and ADUs per Chapter 17.78. (§ 17.16.020)
Key dimensional standards: min building site width 20 ft, density ~15 units/acre, front setback 5 ft, side/rear variable with 0/10 rules (0 or 10 ft depending on adjacency), max 3 stories / 38 ft, max coverage 50%, minimum open green 30%. (§ 17.16.045)
Where it applies: only in conjunction with PD (planned development); development requires use permit/PD plan. (§ 17.16.040; Chapter 17.36)

C-1 — Neighborhood Commercial (Chapter 17.24)

Purpose: Small-scale retail and services serving nearby residents. (§ 17.24.010)
Typical permitted uses: Neighborhood retail and service businesses (see § 17.24.020 for the full permitted list); enclosure requirements say most uses must be inside a building. (§ 17.24.020, § 17.24.060)
Key dimensional standards: min average width 50 ft, min lot area 5,000 sq ft, front/side/rear setbacks 0 ft, max 1 story / 20 ft, max coverage 25% (table at § 17.24.040). Where a C-1 abuts residential, a 28‑ft buffer to residential is required. (§ 17.24.040)
Where it applies: mapped C-1 neighborhoods; conditional uses are listed in § 17.24.030. (§ 17.24.030–040)

C-2 — General Business (Chapter 17.26)

Purpose: General community-serving commercial uses at a larger scale than C-1. (§ 17.26.010)
Typical permitted uses: Any C-1 uses (except some exclusions), larger retail, hotels/motels, automobile sales (subject to standards), parking lots, and community care facilities. (§ 17.26.020)
Key dimensional standards: Table in § 17.26.040 (e.g., min width 200 ft / min area 40,000 sq ft, max 8 stories / 90 ft in some contexts). Where a commercial zone abuts residential there are separation standards (e.g., 25 ft or 20 ft depending on district). (§ 17.26.040)
Where it applies: parcels mapped C-2; conditional commercial uses in § 17.26.030. (§ 17.26.030)

C-O — Commercial Office (Chapter 17.22) and C-M — Commercial Mix (Chapter 17.28)

Purpose/Uses: C-O focuses on office uses; C-M allows a tailored mix of commercial/residential where combined zones are appropriate. Permitted use lists and area tables are in § 17.22 and § 17.28. Design and parking rules apply per the referenced chapters. (§ 17.22.010; § 17.28.010–030)

C-A — Commercial Automobile Repair & Service (Chapter 17.29)

Purpose: Sites specialized for automobile repair/service; uses and operations are tightly controlled to avoid nuisances. (§ 17.29.010–020)
Typical permitted/conditional uses: Permitted uses are limited to those in the use permit; typical conditional uses include auto repair, gasoline sales only when operated with repair service, accessories, and minimarts incidental to service. (§ 17.29.030–040)
Dimensional/operational rules: Area, bulk and parking standards are set in the use permit; enclosure requirements require that uses (except parking) be within buildings. (§ 17.29.050–070)

M-1 — Light Industrial (Chapter 17.30)

Purpose: Light manufacturing, warehousing and supportive commercial uses; nuisance control language applies (no undue odor/noise). (§ 17.30.010)
Typical permitted uses: Light manufacturing, distribution/wholesale, storage warehouses, and public utility facilities; accessory uses necessary to operation. (§ 17.30.020)
Conditional uses and parking: Conditional uses listed in § 17.30.030; parking and loading follow Chapter 17.62. (§ 17.30.030–050)

OSC — Open Space & Conservation (Chapter 17.34)

Purpose: Preserve parks, wildlife, water-oriented activities, and open space; limited structures. (§ 17.34.010)
Typical permitted uses: Agricultural crops, wildlife sanctuaries (no structures), public parks, and water-oriented uses where land is submerged. (§ 17.34.020)
Conditional/prohibited uses: Some structures allowed by permit only; fill of marsh/wetlands and dumping are expressly prohibited. (§ 17.34.030–040)

P-F — Public Facilities (Chapter 17.32)

Purpose: Governmental, educational, and utility uses. (§ 17.32.010)
Typical permitted uses: City/county/state/federal buildings, schools, emergency shelters and low-barrier navigation centers, housing developments consistent with state law, and, on religious/school property, up to four ADUs/JADUs per lot. (§ 17.32.020)
Conditional/prohibited uses and standards: Conditional list includes electric substations, churches, golf courses, and schools; prohibited uses include storage/parking of commercial vehicles. Site standards require minimum 15% landscaped area and yards equal to most restrictive abutting district. (§ 17.32.030–050)

PD — Planned Development Combining District (Chapter 17.36)

Purpose: Flexible design overlay to allow mixed uses and waive certain standards in return for an approved general/specific development plan. PD can waive minimum lot sizes, yards, maximum coverage, signage, etc., but not off‑street parking requirements. (§ 17.36.010–020; § 17.36.030–130)
Practical note: When a parcel is PD‑zoned, the PD plan and approved conditions supersede many base-district numeric limits; always read the PD general/specific development plan. (§ 17.36.020–030)

W — Aquatic Development Combining District (Chapter 17.40)

Purpose: Regulate water-oriented uses on the lagoon/marinas and the Bay shoreline. Typical permitted uses include aquatic sports and city-sponsored aquatic events; private events and supporting structures may be allowed by use permit. (§ 17.40.010–040)

Citywide prohibitions and rules of general application

Commercial cannabis is prohibited in all districts (except testing labs where allowed by Chapters 17.28 and 17.30). (§ 17.11.010)
Nonconforming uses, temporary uses, design standards and parking rules are found elsewhere (see Chapter 17.72 for use permits, Chapter 17.62 for parking, Chapter 17.96 for design standards, and the nonconforming uses chapter). Verify nonconforming/use permit rules for redevelopment potential.

Quick decision table (most decision-relevant permitted uses / standards)

District	Typical permitted uses (decision-relevant)	Key numeric standards (high-level)	Code Reference
R-1	One-family residences, accessory structures, ADUs	Min lot 5,000 sq ft; front 20 ft; side 5 ft; rear 20 ft; max 2 stories / 25 ft; coverage 50%	§ 17.12.020; § 17.12.040
R-2	R-1 uses + duplexes	Min lot 5,000 sq ft; front 20 ft; side 5 ft; max 2 stories / 25 ft	§ 17.14.020; § 17.14.040
R-3	Multifamily, accessory uses, ADUs	Typical min lot ~15,000 sq ft; setbacks ~10 ft; max 3 stories / 38 ft; 50% coverage	§ 17.18.020; § 17.18.040
R-4	Higher-density apartments / mixed	Larger site minimums (table); higher heights (see table)	§ 17.20.020; § 17.20.040
R-T (Townhouse)	Attached townhouses (PD required)	Min width 20 ft; front 5 ft; 0/10 side rules; max 3 stories / 38 ft	§ 17.16.020; § 17.16.045
C-1 / C-2	Neighborhood and general commercial uses	C-1: min lot 5,000 sq ft; C-2: larger sites, up to 8 stories in some contexts; abutting residential buffers 20–28 ft	§ 17.24.020; § 17.24.040; § 17.26.020; § 17.26.040
M-1	Light industrial, warehouses, utilities	Operational limitations to control nuisances; parking per Chapter 17.62	§ 17.30.020; § 17.30.050
P-F	Public buildings, schools, emergency shelters, housing per state code; up to 4 ADUs on religious/school property	Min 15% landscaping; yards follow most restrictive abutting district	§ 17.32.020; § 17.32.050

How the rules interact with other city requirements (important links)

Parking requirements are applied via the city parking chapter; see the Foster City parking rules for off-street parking ratios and shared parking provisions. parking (§ 17.62 cited throughout district chapters)
Numeric site standards and tables live in the city's development standards. development standards (see the district area/bulk tables cited above)
Most multiunit and commercial projects must meet the city's design standards; see the design review chapter. design review (§ references to Chapter 17.96 in multiple district chapters)
Combining/overlay districts (PD, W, X) modify base district rules; consult the overlay district rules. overlay districts (§ 17.10.020–040; Chapters 17.36–17.40)
ADU rules are referenced in several districts (allowed as accessory in multiple residential and P‑F contexts); read the city's ADU chapter. ADUs (§ 17.78 referenced in R-1, R-T, R-3, etc.)
Sign control and nonconforming uses are separate chapters but affect what is allowed on a site. signage nonconforming uses (see district cross‑references)
Building construction, life/safety and technical standards are enforced under the state code; for structural/mechanical/electrical rules see the California Building Standards Code (Title 24). Not part of Title 17 land‑use rules. (If your project needs construction permits you must satisfy Title 24 at permit time.)

Checklist (what an applicant must satisfy for a land-use approval)

Confirm the parcel's current zoning designation on the city zoning map (verify whether any PD or W combining district applies). (§ 17.10.030–040)
Review permitted vs conditional uses for the district (e.g., R-1 § 17.12.020; C-2 § 17.26.020).
Check dimensional standards in the district table (setbacks, height, lot area, coverage). (See each district’s area/bulk tables such as § 17.12.040, § 17.14.040, § 17.18.040.)
Determine parking demand per Chapter 17.62 and whether shared parking or special loading rules apply. parking
If project is multi‑unit or commercial, check whether design review (Chapter 17.96) applies and prepare design materials. design review
Confirm whether an ADU is allowed on the lot and follow Chapter 17.78 and state ADU law. ADUs
If proposed use is not permitted by right, prepare for a conditional use permit or PD application per Chapters 17.72 and 17.36. (§ 17.72; § 17.36.030)
Confirm there are no citywide prohibitions or special restrictions that block your use (e.g., commercial cannabis prohibited citywide). (§ 17.11.010)

Risks & Ambiguities

Issue	Why it matters	What to verify
Parcel-level zoning, overlays or PD conditions	The base district rules can be modified by PD or combining districts; wrongful reliance on base numbers can derail design.	Verify the parcel’s zoning map designation and any PD/general development plan or W overlay on file with the planning department. (§ 17.10.020–040; § 17.36.020)
Conditional vs permitted use	A use that is conditional requires a use permit (public hearings, conditions); building design and timelines differ.	Check the district’s conditional uses list (e.g., § 17.24.030, § 17.26.030) and confirm whether your use is “permitted” or requires CUP. (§ 17.24.030; § 17.26.030)
Ambiguity in tables (project size thresholds)	Some district tables show multiple rows/values depending on residential type, project scale or mixed-use status.	Read the exact table footnotes in the district chapter (e.g., § 17.18.040, § 17.20.040) and confirm with staff. (§ 17.18.040; § 17.20.040)
Parking and parking reductions	Shared parking is allowed only in certain cases and cannot reduce below the maximum-user requirement.	Confirm off-street parking ratios and whether shared parking is allowed for your mix; see Chapter 17.62 and district cross-references. parking
State vs local housing law interactions (ADUs, emergency shelters)	The code references state law (e.g., Government Code § 65913.16); local text defers to state requirements and may have been updated.	Confirm the code version and state law interaction (ADU allowances in P‑F, etc.) and consult the ADU page and state ADU law if uncertain. ADUs California ADU law

Information Gaps

The zoning map parcel‑by‑parcel assignments and any active PD general development plans are not included in the retrieved code excerpt. Verify actual parcel zoning and any PD text with the city. (Verify with the jurisdiction.)
The district text points to Chapter 17.96 for design standards but the full design standards chapter text was not included here; specific design triggers and submittal requirements should be checked in Chapter 17.96. (Verify with the jurisdiction.)
There may be recent local amendments or resolution-level conditions (e.g., for specific commercial centers) not captured in the static excerpts. (Verify with the jurisdiction.)

Plain-English Summary

Foster City's zoning (Title 17) divides the city into districts such as R-1, R-2, R-3, R-4, R-T, C-1/C-2, M-1, OSC, P-F and special combining districts; each chapter lists what uses are allowed, what uses require a conditional use permit, and the numeric site rules (setbacks, height, lot area, coverage) you must meet. For many projects you’ll also need to follow the city’s parking rules, design standards, and any PD or overlay conditions — always confirm your parcel’s zoning and any PD plan with Foster City planning staff. (§ chapters cited above)

Source References

Foster City Municipal Code, Title 17 (Zoning) — R‑1 Single‑Family Residence: § 17.12.010–050.
Foster City Municipal Code, Title 17 — R‑2: § 17.14.010–060.
Foster City Municipal Code, Title 17 — R‑3: § 17.18.010–060.
Foster City Municipal Code, Title 17 — R‑4: § 17.20.010–060.
Foster City Municipal Code, Title 17 — R‑T (Townhouse): § 17.16.010–060.
Foster City Municipal Code, Title 17 — C‑1, C‑2, C‑O, C‑M, C‑A (§ 17.24, 17.26, 17.22, 17.28, 17.29).
Foster City Municipal Code, Title 17 — M‑1 Light Industrial: § 17.30.010–050.
Foster City Municipal Code, Title 17 — PD combining district: § 17.36.010–140.
Foster City Municipal Code, Title 17 — Public Facilities (P‑F): § 17.32.010–050.
Foster City Municipal Code, Title 17 — Open Space & Conservation (OSC): § 17.34.010–060.
Foster City Municipal Code — Prohibited uses (commercial cannabis): § 17.11.010.
Parking cross-references and off‑street requirements: Chapter 17.62 (referenced throughout district chapters).

(For the full, up‑to‑date ordinance text and the zoning map contact Foster City Planning or consult the official municipal code repository.)

Sources

Retrieved passages

Foster City Zoning Code (chapter shall) High relevance
Foster City Zoning Code (Chapter 17.82.) High relevance
Foster City Zoning Code (Chapter 17.36) High relevance
Foster City Zoning Code (Section 17.04.020) High relevance
Foster City Zoning Code (Chapter 17.72) High relevance
Foster City Zoning Code (Chapter 17.62) High relevance
Foster City Zoning Code (Chapter 17.16) High relevance
Foster City Zoning Code (§ 1) High relevance
Foster City Zoning Code (Section 17.04.250) High relevance
Foster City Zoning Code (Section 17.04.020.) High relevance
Foster City Zoning Code (Section 18551) High relevance
Foster City Zoning Code (Section 17.24.010) High relevance

Cited sections

Official Foster City code library

Frequently asked questions

What can I build on an R-1 lot in Foster City?

In R-1 you may build a single‑family dwelling and customary accessory buildings; home occupations and accessory dwelling units (ADUs) are allowed if they comply with Chapter 17.78. See the permitted use list and area/bulk table in § 17.12.020 and § 17.12.040 for setbacks, height and coverage.

What are Foster City setback requirements for single‑family homes?

Setbacks for single‑family (R‑1) are expressed in the district table: front 20 ft, side 5 ft, rear 20 ft, with maximum height 2 stories / 25 ft and coverage 50%; see § 17.12.040 for the full table.

Do I need a conditional use permit to operate a business in a commercial zone?

Some businesses are permitted by right in a commercial zone; others are conditional. Check the district's conditional use list (for example § 17.24.030 for C‑1 and § 17.26.030 for C‑2). If the use is listed as conditional you must apply for a use permit under Chapter 17.72.

Are ADUs allowed in Foster City?

Yes — ADUs are specifically referenced as allowed accessory uses in multiple districts (for example R‑1 and P‑F reference Chapter 17.78). Specific ADU rules and numeric limits are in Chapter 17.78 and must also align with state ADU law. See § 17.12.020 and § 17.32.020. ADUs

What parking will my project need?

Off‑street parking is governed by Chapter 17.62, and district chapters repeatedly point projects to that chapter (and allow shared parking in some cases when justified). Check Chapter 17.62 early — parking ratios, loading and whether reductions are possible matter to site layout. parking (§ cited in multiple district chapters).

When does the PD combining district change numeric standards?

A PD (Planned Development) can be established to allow flexibility and may waive many numeric standards (minimum lot size, yards, coverage, height, signs, etc.) provided the PD plan is approved; however, PDs may not waive off‑street parking requirements. See § 17.36.020 and § 17.36.030 for PD process and waivers.

Is commercial cannabis permitted anywhere in Foster City?

No. The code expressly prohibits commercial cannabis activity in all zoning districts; limited exceptions for testing labs are handled under Chapters 17.28 and 17.30 where explicitly allowed. See § 17.11.010.

Do I need design review for a multifamily or commercial project?

Many multi‑unit and commercial projects must meet the city's design standards; district chapters refer to Chapter 17.96 for design standards. Check the district chapter (e.g., § 17.18.060, § 17.20.060) to determine whether design review is triggered. design review

What happens if my lot is smaller than the district minimum (a substandard parcel)?

There are provisions for substandard parcels in the code (Chapter 17.48) allowing construction on legally established substandard lots under certain conditions and typically requiring a use permit. See Chapter 17.48 for details. (Verify with the planning department for parcel-specific application.)

How do overlay/comining districts (W, PD, X) affect permitted uses?

Combining districts are applied in addition to a primary district and modify permitted uses and standards where the code authorizes them. The combining district rules are in Chapters 17.36–17.40 and the combining districts are described in § 17.10.020–040. overlay districts

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