Livingston — Land Use

Last reviewed: July 2, 2026

Overview

This page explains how the City of Livingston’s zoning ordinance (Title 5, “City of Livingston Zoning Ordinance”) controls what uses are allowed where, how conditional uses are reviewed, and where to find the land‑use/zoning matrix and development standards you must follow. The primary land‑use rules live in the land use/zoning matrix and related district sections at § 5-3-15 and the individual district sections § 5-3-2 through § 5-3-14.

Notes up front:

• The land‑use matrix and tables in § 5-3-15 are the operative “what goes where” reference; see the matrix (Tables 2–9) for permitted (P) and conditional (C) entries. § 5-3-15.
• Dimension, coverage, height and FAR standards are collected in the development tables (Table 6, Table 7, etc.) that accompany the district rules; consult those tables for numerical standards. See Table 6 (development standards).
• For site design and exterior changes you will commonly need site plan / design review. See the site‑plan/design review notes in the matrix. § 5-3-15 (notes).
• Parking requirements are separate and referenced from the use tables; consult the parking rules cited in the ordinance. § 5-3-16 (off‑street parking cross-reference).

How Livingston structures Land Use rules (short)

• All uses are shown on the land‑use/zoning matrix in § 5-3-15 (Tables 2–9): “P” = permitted, “C” = conditional, blank = prohibited. § 5-3-15.
• The Planning Director classifies unlisted uses and may consult the Planning Commission. § 5-3-15(B).
• Conditional uses require a conditional‑use permit and the findings and procedures in § 5-6-11. § 5-6-11.

District-by-district breakdown

Below are the actual Livingston zoning district names and the most decision‑relevant points for each. For permitted uses consult the land use matrix in § 5-3-15 (Tables 2–9); the short summaries below pull typical entries from those tables. § 5-3-15.

Note: the first time I mention related terms I link to the city pages you’ll likely need (design review, parking, overlays, ADUs, development standards, signage, and the state building code).

R-E — Estate / Low‑Density Residential

• Purpose: Large‑lot single‑family/residential; encourages low density and innovative lot design. § 5-3-2.
• Typical permitted uses: single‑family dwellings, farm‑labor housing serving ≤6 persons (treated as single family), accessory structures; see land use tables. § 5-3-15.
• Key dimensional standards (see Table 6 & 7): maximum structure height 30 ft, accessory structure height 15 ft, minimum lot area 10,000 sq ft (see Table 6/7). Table 6 / Table 7.
• Where it applies: mapped on the official zoning map; general purpose described in § 5-3-2.

R-1 — Low‑Density Residential

• Purpose: Single‑family neighborhoods; supports community facilities. § 5-3-2.
• Typical permitted uses: single‑family dwellings (P), accessory dwelling units (ADUs) subject to ADU chapter rules, home occupations (P/C depending on scale). § 5-3-15; ADU rules § 5-5-6.
• Key dimensional standards: maximum height 30 ft, site coverage and FAR per Table 6 (0.55 site coverage, 0.60 FAR shown for R-1 in Table 6). Check Table 7 for minimum lot sizes. Table 6 / Table 7.

R-2 — Medium‑Density Residential

• Purpose: Intended for two‑family and some multi‑family uses; adjacent to services. § 5-3-3.
• Typical permitted uses: duplexes, limited multi‑family (with conditional use limits noted in the table and notes). § 5-3-15 (notes).
• Key dimensional standards: maximum height 30 ft, site coverage and FAR per Table 6 (0.40 coverage, 0.50 FAR for R-2). Table 6.

R-3 — High‑Density Residential

• Purpose: Apartments and higher density housing with on‑site amenities. § 5-3-4.
• Typical permitted uses: multi‑family dwellings, with projects over certain unit counts or densities requiring conditional use. § 5-3-15 (notes re: >25 units or >24 du/acre).
• Key dimensional standards: maximum height 40 ft, site coverage/FAR per Table 6 (0.40 coverage, 0.50 FAR for R-3). Table 6 / Table 9 (density).

C-1 — Neighborhood Commercial

• Purpose: Neighborhood retail and professional services; smaller scale commercial. § 5-3-5 (see district listings).
• Typical permitted uses: small retail, offices, personal services (business service listed as P in the matrix). § 5-3-15 (Table 3).
• Key dimensional standards: height and other standards per Table 6 (C-1 usually has “N/A” for FAR but height limits are listed). Table 6.

DTC — Downtown Commercial

• Purpose: Central business / mixed downtown uses; special spacing rules for some uses. § 5-3-6 (district listing and purpose).
• Typical permitted uses: retail, restaurants, offices; restaurants serving alcohol have spacing requirements and limits (e.g., downtown alcohol establishments limited by distance). § 5-3-15; downtown specific rules e.g., drink establishments spacing.
• Key dimensional standards: DTC height listed in Table 6 (50 ft with noted allowances). Table 6.

C-2 / C-3 — Community Commercial / Highway Service Commercial

• Purpose: Community‑oriented retail and highway/service commercial respectively. § 5-3-7 / § 5-3-8 (district listing).
• Typical permitted uses: larger retail, vehicle‑oriented services, restaurants (some uses conditional). See Table 3 for exact P/C per use. § 5-3-15 (Table 3).
• Key dimensional standards: height and FAR per Table 6 (C-2/C-3 heights generally 35 ft; check Table 6 for exact numbers). Table 6.

M-1 / M-2 — Limited & General Industrial

• Purpose: Manufacturing, warehousing, and industrial service uses. § 5-3-9 / § 5-3-10 (district listing).
• Typical permitted uses: light manufacturing, warehousing, auto service and certain heavier uses by permit. See Table 4: industrial uses. § 5-3-15 (Table 4).
• Key dimensional standards: M-1/M-2 heights in Table 6 (45–55 ft depending on zone) and FAR entries. Table 6 / Table 4.

P-F — Public / Quasi‑Public Facilities and P/OS — Parks & Open Space

• Purpose: Public facilities, parks, schools, open space. § 5-3-11 / § 5-3-12 (district listings).
• Typical permitted uses: schools, parks, municipal facilities as listed in the matrix; consult Table 3 for public uses. § 5-3-15 (Tables).

PD — Planned Development Overlay

• Purpose: Allows mixed uses and site‑specific variations in standards where a PD permit is adopted; minimum one acre for a PD and PD process described at § 5-3-13. § 5-3-13.
• Typical effect: PD can vary numerical standards (coverage, setbacks, etc.) if findings are made; a PD permit and development plan are required. § 5-3-13; process references § 5-6-11.

VEH — Vehicle Sales Overlay

• Purpose: Controls vehicle‑sales concentrations (auto mall concept) along SR‑99 corridor; subject to overlay rules in § 5-3-14. § 5-3-14.

Quick reference table — top decision items

(For the exact P/C entries for a given use, read the land‑use matrix in § 5-3-15 (Tables 2–9). § 5-3-15. )

Key process rules you will hit

• Conditional Use Permits: application, public hearing, findings and appeal are in § 5-6-11. Required findings include compatibility, site adequacy (parking, yards, etc.), traffic, public facilities and consistency with the general plan. § 5-6-11(H–I).
• Site plan / design review: required for new construction or significant exterior/site changes in many zones (R‑2, R‑3, C‑1, DTC, C‑2, C‑3, M‑1, M‑2). See matrix notes and the design‑review sections. § 5-3-15 (notes).
• Accessory uses and ADUs: accessory uses allowed in all districts; ADU standards (sizes, setbacks, owner‑occupancy, utility fees) are in § 5-5-6. § 5-4-1; § 5-5-6.
• Parking: off‑street parking cross‑references are in the development standards and parking chapter. See § 5-3-16(10) and parking.

(When the ordinance refers to accessibility or building code compliance it references the California Building Standards Code. § 5-1-6. )

Checklist

• Confirm parcel zoning on the official zoning map and identify the district (§ 5-1-5).
• Verify whether the proposed use is “P” (permitted), “C” (conditional) or prohibited in § 5-3-15 (Tables 2–9).
• If a conditional use is required, prepare a CUP application including site plans, reports, and fee per § 5-6-11(H) and schedule for public hearing.
• Check development standards (setbacks, heights, lot area, FAR, coverage) in Table 6/Table 7 and reconcile with PD or overlay rules where applicable. Table 6/7.
• Confirm parking and loading requirements per cross‑reference in the use table and parking chapter. § 5-3-16(10).
• Determine whether site plan / design review is required for new construction or significant exterior changes. § 5-3-15 (notes).
• If within an overlay (PD, VEH, etc.), review overlay rules in § 5-3-13 / § 5-3-14.
• For ADUs, follow the ADU chapter standards (sizes, setbacks, utility fee rules) in § 5-5-6 and Livingston ADU guidance.

Risks & Ambiguities

Plain-English Summary

Livingston’s zoning code lists what is allowed in each zone in a single land‑use matrix (see § 5-3-15): if the box has a “P” the use is allowed, “C” means you need a conditional‑use permit, and a blank means it’s prohibited. Numerical standards (height, setbacks, coverage, lot size) come from the development tables (Tables 6–7) and many projects also require site plan/design review; read the exact district section and the matrix before you design or apply. § 5-3-15; Table 6.

Information Gaps

• The uploaded materials contain the land‑use matrix and many district sections, but I could not confirm any parcel‑specific zoning or any municipal zoning map extract for a specific address. Verify parcel zoning with the City. § 5-1-5.
• The ordinance cross‑refers to other chapters (e.g., parking chapter, sign chapter) but full text of some sign/parking numeric tables was not in the extracted snippets. Check the parking chapter and signage chapter directly for numeric parking and sign allowances. § 5-3-16(10).

Source References

• Livingston Municipal Code, Title 5 — “City of Livingston Zoning Ordinance,” Short Title and Purpose: § 5-1-1 / § 5-1-2.
• Zoning map and district list (district names and § references): § 5-1-5, district table § 5-3-2 through § 5-3-14.
• Land use / zoning matrix (permitted/conditional/prohibited and Tables 2–9): § 5-3-15 (Tables and notes).
• Development standards tables (site coverage, heights, FAR, lot config): Table 6 / Table 7 (development standards): (table excerpts).
• Conditional use permit process, findings, and appeal procedures: § 5-6-11.
• ADU chapter and specific ADU standards: § 5-5-6 (Accessory Dwelling Units).
• Cultivation and smoke shop special rules: § 5-5-12 (cultivation) and § 5-5-13 (smoke shops/smoking lounges).
• Site plan/design review note (which zones require it): matrix notes in § 5-3-15.
• Accessibility and reference to the California Building Code / Title 24: § 5-1-6.

Retrieved passages

• Livingston Zoning Code (section as) High relevance show source text
• Livingston Zoning Code (§ 5-3-16) High relevance show source text
• Livingston Zoning Code (§ 5-3-16) High relevance show source text
• Livingston Zoning Code (§ 5-4-5) High relevance show source text
• Livingston Zoning Code (§ 5-3-14) High relevance show source text
• Livingston Zoning Code (§ 5-1-5) High relevance show source text
• Livingston Zoning Code (§ 5-3-15) High relevance show source text
• Livingston Zoning Code (§ 5-5-13) High relevance show source text

Cited sections

• Livingston Municipal Code, Title 5 — “City of Livingston Zoning Ordinance,” Short Title and Purpose: **§ 5-1-1** / **§ 5-1-2**. (Title 5)
• Zoning map and district list (district names and § references): **§ 5-1-5**, district table **§ 5-3-2** through **§ 5-3-14**. (§ references)
• Land use / zoning matrix (permitted/conditional/prohibited and Tables 2–9): **§ 5-3-15** (Tables and notes). (§ 5-3-15)
• Development standards tables (site coverage, heights, FAR, lot config): Table 6 / Table 7 (development standards): (table excerpts).
• Conditional use permit process, findings, and appeal procedures: **§ 5-6-11**. (§ 5-6-11)
• ADU chapter and specific ADU standards: **§ 5-5-6** (Accessory Dwelling Units). (chapter and)
• Cultivation and smoke shop special rules: **§ 5-5-12** (cultivation) and **§ 5-5-13** (smoke shops/smoking lounges). (§ 5-5-12)
• Site plan/design review note (which zones require it): matrix notes in **§ 5-3-15**. (§ 5-3-15)
• Accessibility and reference to the California Building Code / Title 24: **§ 5-1-6**. (Title 24)
• Livingston_ZoningCode.md

• Official Livingston code library