Local zoning · Marina

Marina — Zoning

Zoning under the Marina local zoning and planning code, with the controlling citations.

Quick answer

In Marina, multifamily in the R-4 district must achieve at least 15 du/ac and may not exceed 35 du/ac unless allowed for SRO/senior at 43 units/bedrooms per acre (§ 17.20.075). The MHR district sets a 10 ft minimum and 20 ft maximum front setback with a 35 ft height cap (§ 17.13.040; § 17.13.060). Coastal parcels under the C-P overlay require a coastal development permit, and in C-D no uses are allowed by right (§ 17.41.200; § 17.41.160).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Marina's adopted code with AI research tools and grounded in the sources cited below. Verify with Marina planning staff before relying on it.

Overview

Marina regulates land use through the Marina Municipal Code Title 17 Zoning, which creates base districts, combining/overlay districts, and citywide development rules. The official district locations are on the city zoning map, and any boundary uncertainty is resolved by the Planning Commission (§ 17.02.040, § 17.02.050, § 17.02.070). Coastal parcels carry extra rules under the Coastal Zoning provisions and the Coastal Development Permit combining overlay (§ 17.41.110, § 17.41.200).

If your site is in Marina’s Coastal Zone, the C-P coastal development permit overlay controls, and the coastal permit can modify underlying standards (including setbacks) to ensure consistency with the Local Coastal Plan (§ 17.41.200(D)).

How Marina’s Zoning Framework Works

Title 17 sets district purposes/uses and dimensional rules; some districts defer standards to an approved use permit or coastal permit (§ 17.08.030, § 17.11.030).
The list of established districts includes residential (R-1, R-2, R-3, R-4, MHR), commercial (C-R, C-1, C-2, PC), employment (L-M, M, BP), public and open space (PF, O), and special/overlay districts (C-D, C-P, and combining districts such as B, S, X, A, P) (§ 17.02.050; chapter list).
Citywide standards (e.g., fence heights) apply across districts unless a specific district or permit sets alternatives (§ 17.06.060; § 17.08.030).

Use this page together with the Marina zoning & planning overview, Marina Land Use, and Marina Development Standards pages for context and process links.

Base Residential Districts

R-1 — Single-Family Residential

Purpose/where: Not found in source materials.
Typical permitted uses: Not found in source materials.
Key dimensional standards: Citywide fence heights: up to 3.5 ft in required front/exterior side yards; 6 ft in interior side/rear yards (§ 17.06.060(C), (E)). Other R-1 setbacks/heights: Not found in source materials.
Notes: Corner-lot fence exceptions exist for certain R-1 lots (§ 17.06.060(J), (K)).

R-2 — Duplex Residential

Purpose/where: Not found in source materials.
Typical permitted uses: Not found in source materials.
Key dimensional standards: Not found in source materials.

R-3 — Limited Multiple-Family Residential

Purpose/where: Not found in source materials.
Typical permitted uses: Not found in source materials.
Key dimensional standards: Not found in source materials.

R-4 — Multiple-Family Residential

Purpose/where: Apartments and higher-density multifamily.
Typical permitted uses: Not found in source materials. City sets density minimums and maximums for residential and certain special housing types.
Key dimensional/functional standards:
- Minimum residential density for new dwellings after 1/1/2005: 15 du/ac (§ 17.20.075(A)).
- Maximum density for conditionally permitted residential uses: 35 du/ac (§ 17.20.075(B)).
- Boarding houses/SROs and certain affordable senior multiple dwellings: up to 43 units or bedrooms per acre (§ 17.20.075(C)).
- Project mix: In multifamily projects of 10+ units (not seniors), at least 40% two+ bedrooms and at least 10% three bedrooms (§ 17.20.180).
Where it applies: Verify on the zoning map (§ 17.02.070).

MHR — Marina Heights Residential

Purpose/where: A master-planned residential district for the Marina Heights area (chapter 17.13).
Typical permitted uses: Not found in source materials (see § 17.13.020 headings; details not provided).
Key dimensional standards:
- Minimum site sizes: 5,000 sq ft (single-family, townhomes); 2,500 sq ft (cottages) (§ 17.13.040).
- Front setback: 10 ft min / 20 ft max (all product types) (§ 17.13.040).
- Interior side: 5 ft min (single-family, cottages; with cottage garage exception), 10 ft next to estate/single-family/cottage homes for townhomes (§ 17.13.040).
- Rear: Alley-loaded may reduce to 5 ft to ROW or 15 ft to alley centerline (§ 17.13.040).
- Height: Habitable buildings capped at 2 stories / 35 ft; non-habitable structures 25 ft; additional view-shed constraint along Bayer Drive parcels (§ 17.13.060).

Mixed Residential/Commercial and Commercial Districts

C-R — Commercial/Multiple-Family Residential

Purpose/where: Mixed commercial/residential environment.
Typical permitted uses: Not found in source materials.
Key dimensional/functional standards:
- Within planned developments of at least 0.5 acres, alternative building sites/yards/parking may be set by an approved general development plan; perimeter landscaped setbacks required; minimum overall parking rate not less than 1 per 450 sq ft of floor area if reduced (§ 17.06.120).
- Other C-R standards: Not found in source materials.

C-1 — Retail Business

Purpose/where: Retail and service nodes.
Typical permitted uses: Not found in source materials.
Key dimensional/functional standards for mixed-use buildings:
- Residential must be above ground-floor commercial, within same building; units limited to 1,100 sq ft; two-bedroom units max 1/3 of total (§ 17.22.120(A)-(B)).
- Mixed-use residential density: max 25 du/ac; residential floor area limited to 50% of total in the General Plan “core area” (up to 60% with affordability), and 70% outside core (§ 17.22.120(C)).
- Reduced parking: no covered or guest parking required for the residential component in mixed use (§ 17.22.120(D)). See also Marina Parking.
- Planned developments of ≥0.5 ac may apply alternative setbacks/parking per § 17.06.120.
- Design review required for mixed use, with compatibility and pedestrian-integration criteria (§ 17.22.120(E)); see Marina Design Review.

C-2 — General Commercial

Purpose/where: Larger-scale or auto-oriented commercial.
Typical permitted uses: Not found in source materials.
Key dimensional/functional standards: Planned development flexibility for sites ≥0.5 ac as in § 17.06.120.

PC — Planned Commercial

Purpose/where: Not found in source materials.
Typical permitted uses and standards: Not found in source materials.

Employment/Industrial Districts

L-M — Limited Industrial

Purpose/where: Not found in source materials.
Uses/standards: Not found in source materials.

M — Industrial

Purpose/where: Industrial and manufacturing; citywide performance-based controls apply.
Typical permitted uses: Not found in source materials.
Key functional standards (apply to all M uses):
- Performance standards for air emissions (MBUAPCD review), vibration, glare, radiofrequency, fire/explosion safeguards, waste and hazardous materials handling, and noise (§ 17.30.040(A)-(G)).
- Exterior noise: objective limits enforced at property lines, with tiered exceedance allowances and tone/impulse penalties (reduce limits by 5 dB for tonal/repetitive noise) (§ 17.30.040(H)(1)-(6)).
- Parking for industrial/warehousing: at least 1 space/3 employees and not less than 1/1,000 sq ft GFA; office subareas 1/200 sq ft; truck loading 1/5,000 sq ft up to 4 spaces (§ 17.44.060). See Marina Parking.

BP — Business Park

Purpose/where and standards: Not found in source materials.

Public, Open Space, and Transitional Districts

PF — Public Facility

Purpose/where: Public facilities and civic uses.
Standards: Development regulations set “as specified in the use permit or coastal permit” for each case (§ 17.11.030).

O — Open Space

Purpose/where and standards: Not found in source materials.

T — Transitional

Purpose/where and standards: Not found in source materials.

Coastal and Special Coastal Districts

C-D — Coastal Conservation and Development

Purpose/where: Applies to designated coastal-dune and shoreline areas within Marina’s Coastal Zone (see definitions of Coastal Zone/appeal zone in § 17.41.110).
Uses:
- Permitted uses: None (§ 17.41.160(B)).
- Conditional uses (coastal development permit required): coastal research/education, public access and coastal-dependent recreation, coastal-dependent industry (e.g., mariculture), limited dune mining in disrupted areas, and—where combined with a secondary-use coastal overlay—visitor-serving accommodations (§ 17.41.160(C); see also § 17.25.030).
Key coastal permit findings/conditions emphasize public access, siting in disturbed areas, habitat protection, view protection, safety, and subdivision frontage/visitor-serving feasibility (§ 17.41.160(C)(2)(a)-(h); § 17.25.030(B)).

C-P — Coastal Development Permit Combining District (Overlay)

Purpose/where: Overlay applied to Marina’s Designated Coastal Zone, except categorical exclusions; where it conflicts with an underlying district, C-P prevails (§ 17.41.200(A)-(B)).
Uses: None by right; any otherwise allowable use in the base zone becomes conditional, subject to a coastal development permit and findings for Local Coastal Plan consistency (§ 17.41.200(B)-(C), (E)(3)).
Development rules: Underlying district regulations apply, with any added/modified conditions (including modified setbacks) necessary to achieve LCP consistency (§ 17.41.200(D)).
Process: Public hearing; findings include protection of highway/ocean views, access, setbacks from shoreline to avoid erosion, habitat protection, and Coastal Commission appeal within the coastal appeal zone (§ 17.41.200(E)).

Combining/Overlay Districts (non-coastal)

B — Site and Yard Area Combining District

Purpose: Replaces lot size and yard standards of the base district with specified site/yard minima (but never less than R-1 minimum yards) (§ 17.40.010).
Key standards (examples):
- B-1: 8,000 sq ft lot; 25 ft front; sides = 10% of lot width (max 10 ft); 10 ft rear (§ 17.40.010).
- B-3: 20,000 sq ft lot; 30 ft front; sides = 10% (max 15 ft); 15 ft rear (§ 17.40.010).
- B-4: 1 acre; 30 ft front; sides = 10% (max 20 ft); 20 ft rear (§ 17.40.010).
- B-6: Uses subdivision map-specified lots; yards not less than B-4 unless stated on the map (§ 17.40.010).

S — Integrated Combining District

Purpose: Allows integrated residential developments in S-designated areas, subject to a use permit.
Conditional uses and baseline controls:
- Duplexes, multiple dwellings, and dwelling groups allowed by use permit.
- Must provide R-4 yards; minimum site area 1 acre; dwelling density “as specified on the zoning map” (§ 17.36.030).
Where it applies: Verify on the zoning map (§ 17.02.070).

X — Camp Combining District

Purpose: Recreational and camp-oriented uses by use permit, with density as shown on the zoning map.
Conditional uses include: campgrounds, tent/trailer camps, auto courts, trout farms, mobile home parks, and similar uses (§ 17.38.030).

A — Limited Agricultural Uses Combining District

Purpose/standards: Not found in source materials.

P — Business Park and Planned Industrial Small Lot Combining District

Purpose/standards: Not found in source materials.

Citywide Rules That Often Matter

Fences and retaining walls: Front/exterior side yards are limited to 3.5 ft for fences (combined with retaining walls up to 4.5 ft); interior side/rear yards up to 6 ft for fences (combined with retaining walls up to 9 ft) (§ 17.06.060(C), (E)). Some R-1 corner-lot exceptions apply (§ 17.06.060(J), (K)).
Use-permit projects: For any use that needs a use permit, height/yard and other regulations may be specifically set by that permit (§ 17.08.030).
Affordable housing incentives: Density bonuses up to 35% with concessions based on targeted affordability or senior projects, consistent with state law; see bonus schedule and minimum set-asides (§ 17.45.040). See also California housing laws.
Mixed-use design review: Mixed-use in C-1 is subject to design review criteria for compatibility and pedestrian integration (§ 17.22.120(E)); see Marina Design Review.
Signs: Most signs require Design Review Board approval and a sign or building permit; see Marina Signage (§ 17.41.290).

Decision-Relevant Standards (selected)

Topic	Key Standard	Applies In	Code Reference
Minimum density for new multifamily dwellings	At least 15 dwelling units per acre	R-4	§ 17.20.075(A)
Maximum multifamily density	Up to 35 du/ac (conditionally permitted)	R-4	§ 17.20.075(B)
SRO/Boarding density	Max 43 units or bedrooms per acre	R-4	§ 17.20.075(C)
Bedroom mix	≥40% 2+BR; ≥10% 3BR for 10+ unit projects (non-senior)	R-4	§ 17.20.180
Mixed-use siting	Residential above commercial; units ≤1,100 sq ft; 2BR ≤1/3	C-1 (mixed-use)	§ 17.22.120(A)-(B)
Mixed-use residential cap	Max 25 du/ac; residential floor area max 50% (core), 70% (non-core); up to 60% with affordability (core)	C-1 (mixed-use)	§ 17.22.120(C)
Mixed-use parking	No covered/guest parking required for residential	C-1 (mixed-use)	§ 17.22.120(D)
MHR front setback	10 ft minimum / 20 ft maximum	MHR	§ 17.13.040
MHR height	2 stories / 35 ft (habitable); 25 ft (non-habitable)	MHR	§ 17.13.060
Industrial noise	Property-line exterior noise limits; -5 dB penalty for tones/impulses	M	§ 17.30.040(H)
Front yard fence height	Up to 3.5 ft (separate fence)	All districts (citywide)	§ 17.06.060(C)
Coastal C-D uses	No uses by right; coastal permit needed for listed coastal-dependent/visitor uses	C-D	§ 17.41.160; § 17.25.030
Coastal overlay precedence	C-P overlay controls over base zoning; may adjust setbacks	Coastal Zone (overlay)	§ 17.41.200(A), (D)
B-3 combining lot/yard	20,000 sq ft lot; 30 ft front; sides = 10% (max 15 ft); 15 ft rear	B-3	§ 17.40.010

Checklist

Identify your base district and any combining/overlay on the official zoning map; resolve boundary questions with Planning Commission if needed (§ 17.02.070).
If in the Coastal Zone, confirm C-P overlay requirements and whether your site is within the coastal appeal zone; expect a coastal development permit with findings/conditions (§ 17.41.110; § 17.41.200).
For coastal dune/shoreline parcels designated C-D, plan for coastal permit-only uses; no by-right uses (§ 17.41.160).
If proposing multifamily in R-4, meet minimum density 15 du/ac, observe density caps, and required bedroom mix for 10+ units (§ 17.20.075; § 17.20.180).
For mixed-use in C-1, place housing above ground-floor commercial, respect unit size and floor-area caps, and apply for design review (§ 17.22.120).
In M industrial areas, design to meet performance standards (air, noise, vibration, glare, waste) (§ 17.30.040) and provide required industrial parking (§ 17.44.060).
Check citywide fence height rules early when planning yards and privacy treatments (§ 17.06.060); see Marina Development Standards.
If mapped with a B or S/X/A/P combining district, apply those site/yard or use-permit-based rules in addition to your base zone (§ 17.40.010; § 17.36.030; § 17.38.030).
Evaluate eligibility for a density bonus and concessions where providing affordable or senior units (§ 17.45.040).
Coordinate early on parking, design review, signage, and any variances if strict standards cannot be met.

Risks & Ambiguities

Issue	Why it matters	What to verify
Coastal overlay boundary and appeal status	Coastal rules supersede base zoning and can change setbacks, uses, and add Coastal Commission appeal	Confirm if parcel is in C-P and within the “coastal appeal zone” per definitions and mapping (§ 17.41.110; § 17.41.200)
No by-right uses in C-D	All development hinges on coastal permit findings; programmatic feasibility shifts	Whether your parcel is actually zoned C-D and what the LCLUP requires for your specific site (§ 17.41.160; § 17.25.030)
R-1/R-2/R-3 standards not provided	Setbacks/uses may affect feasibility for additions or small-lot splits	Not found in source materials; Verify with the jurisdiction
Mixed-use limits in C-1	Floor area caps (50–70%) and unit-size limits shape design and pro forma	Whether site is in the “core area” and affordable set-aside that enables 60% residential in core (§ 17.22.120(C))
Industrial noise/performance	May require equipment selection, enclosures, or hours limits	Applicable noise standard category and any tone/impulse adjustments (§ 17.30.040(H))
Combining districts on map	B, S, X, A, P can override site/yard or use permissions	Which combining designations are mapped on your parcel (§ 17.40.010; § 17.36.030; § 17.38.030)
Use-permit-specific standards	Permits can set custom height/yard limits	Whether your project’s entitlements will stipulate alternate standards (§ 17.08.030; § 17.11.030)
Density bonus interaction	Can change unit yield and standards via concessions	Eligibility, target income levels, and requested concessions (§ 17.45.040)

Plain-English Summary

Marina’s zoning map assigns each parcel a base zone and sometimes a combining or coastal overlay. Multifamily projects in R-4 must hit at least 15 units/acre, with bedroom-mix rules, while mixed-use housing over shops in C-1 has size and floor-area caps and reduced parking. Coastal parcels carry a C-P overlay, and in the C-D coastal conservation district nothing is allowed by right—coastal permits and findings drive what can be built. Citywide, fences face a 3.5-foot cap in front yards and 6 feet in rear/side yards.

Source References

Title 17 Zoning, district list and plan purpose (§ 17.02.040; § 17.02.050; chapter list; current through Ord. 2017-04)
Zoning map and boundary determinations (§ 17.02.070)
Use-permit-specific standards (§ 17.08.030)
Public Facility regulations via permit (§ 17.11.030)
K Agricultural-Residential applicability (§ 17.12.010)
MHR Marina Heights Residential setbacks/height (§ 17.13.040; § 17.13.060; ch. 17.13 headings)
R-4 Multifamily densities and bedroom mix (§ 17.20.075; § 17.20.180)
C-1 Mixed-use standards (§ 17.22.120)
C-D Coastal conservation and development uses (§ 17.41.160; also § 17.25.030)
Coastal definitions and Coastal Development Permit overlay district (§ 17.41.110; § 17.41.200)
Industrial performance standards and applicability (§ 17.30.010; § 17.30.040)
Parking for industrial/warehousing (§ 17.44.060)
B Site and Yard Area Combining District standards (§ 17.40.010)
X Camp Combining uses (§ 17.38.030); S Integrated Combining conditional uses (§ 17.36.030)
Density bonus program (§ 17.45.040)
Fence and wall height rules (§ 17.06.060)
Signage and Design Review Board for signs (§ 17.41.290)

Sources

Source passages

Marina Zoning Code (§ 17.41.160) High relevance
Marina Zoning Code (§ 17.25.030) High relevance
Marina Zoning Code (§ 17.36.030) High relevance
Marina Zoning Code (§ 17.02.070) Medium relevance
Marina Zoning Code (§ 17.08.030) Medium relevance
Marina Zoning Code (§ 17.02.050) Medium relevance
Marina Zoning Code (§ 17.41.110) Medium relevance
Marina Zoning Code (§ 17.45.040) Medium relevance
Marina Zoning Code (§ 17.11.030) Medium relevance
Marina Zoning Code (§ 17.30.040) Medium relevance
Marina Zoning Code (§ 17.13.040) Medium relevance
Marina Zoning Code (§ 17.06.060) Medium relevance
Marina Zoning Code (§ 17.20.180) Medium relevance
Marina Zoning Code (§ 17.44.060) Medium relevance
Marina Zoning Code (§ 17.41.290) Medium relevance
Marina Zoning Code (§ 17.12.010) Medium relevance

Cited sections

Title 17 Zoning, district list and plan purpose (§ 17.02.040; § 17.02.050; chapter list; current through Ord. 2017-04) (Title 17)
Zoning map and boundary determinations (§ 17.02.070) (§ 17.02.070)
Use-permit-specific standards (§ 17.08.030) (§ 17.08.030)
Public Facility regulations via permit (§ 17.11.030) (§ 17.11.030)
K Agricultural-Residential applicability (§ 17.12.010) (§ 17.12.010)
MHR Marina Heights Residential setbacks/height (§ 17.13.040; § 17.13.060; ch. 17.13 headings) (§ 17.13.040)
R-4 Multifamily densities and bedroom mix (§ 17.20.075; § 17.20.180) (§ 17.20.075)
C-1 Mixed-use standards (§ 17.22.120) (§ 17.22.120)
C-D Coastal conservation and development uses (§ 17.41.160; also § 17.25.030) (§ 17.41.160)
Coastal definitions and Coastal Development Permit overlay district (§ 17.41.110; § 17.41.200) (§ 17.41.110)
Industrial performance standards and applicability (§ 17.30.010; § 17.30.040) (§ 17.30.010)
Parking for industrial/warehousing (§ 17.44.060) (§ 17.44.060)
B Site and Yard Area Combining District standards (§ 17.40.010) (§ 17.40.010)
X Camp Combining uses (§ 17.38.030); S Integrated Combining conditional uses (§ 17.36.030) (§ 17.38.030)
Density bonus program (§ 17.45.040) (§ 17.45.040)
Fence and wall height rules (§ 17.06.060) (§ 17.06.060)
Signage and Design Review Board for signs (§ 17.41.290) (§ 17.41.290)

Frequently asked questions

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

Base R-1 permitted uses and dimensional standards are not provided in the source materials. Citywide fence limits apply (up to 3.5 ft in required front/exterior side yards; 6 ft in interior side/rear yards) (§ 17.06.060). Verify specific R-1 uses, setbacks, lot coverage, and height with the city. If your lot is in a combining or coastal overlay, those rules will also apply (§ 17.02.070; § 17.41.200).

What are Marina’s multifamily density rules in R-4?

For new residential dwellings built after January 1, 2005, the minimum density is 15 units/acre; the maximum for conditionally permitted residential uses is 35 units/acre (§ 17.20.075(A)-(B)). Boarding houses/SROs and certain affordable senior projects can go up to 43 units or bedrooms per acre (§ 17.20.075(C)). Larger projects must also meet the bedroom-mix requirement (§ 17.20.180).

Can I put apartments over retail in Marina’s C-1 district?

Yes, as part of a mixed-use project where residential is above commercial in the same building (§ 17.22.120(A)). Units must be 1,100 sq ft or smaller, with two-bedrooms at no more than one-third of total units (§ 17.22.120(B)); residential density is capped at 25 du/ac and residential floor area is limited to 50–70% depending on “core area” location and affordability (§ 17.22.120(C)).

Do I need a coastal development permit near the beach?

If your parcel is in Marina’s Coastal Zone and especially within the C-P overlay, a coastal development permit is typically required, and the overlay controls over base zoning (§ 17.41.200(A)-(E)). In the C-D coastal conservation district, no uses are allowed by right—only those approved through a coastal permit consistent with the Local Coastal Program (§ 17.41.160).

How tall can fences be in Marina residential areas?

In required front or exterior side yards, separate fences are limited to 3.5 ft; in required interior side or rear yards, they can be up to 6 ft (§ 17.06.060(C), (E)). Combined fence/retaining wall heights are limited to 4.5 ft in front/exterior side yards and 9 ft in interior side/rear yards, with specific measurement rules (§ 17.06.060(C), (E), (F)).

What are the industrial noise and performance standards?

Industrial uses must meet performance standards covering air emissions (with MBUAPCD referral), vibration, glare, hazardous materials, waste, and exterior noise limits measured at property lines (§ 17.30.040(A)-(H)). For tonal/repetitive noise, applicable noise limits are reduced by 5 dB (§ 17.30.040(H)(6)).

What is the B combining district and how does it change setbacks?

A B combining designation replaces the base district’s minimum lot area and yards with specific “B” standards, but never less than R-1 minima (§ 17.40.010). Examples include B-3 (20,000 sq ft lot, 30 ft front, sides = 10% width up to 15 ft, 15 ft rear) and B-4 (1 acre lot, 30 ft front, sides up to 20 ft, 20 ft rear) (§ 17.40.010).

Can I get more units through affordable housing incentives?

Yes. Projects meeting affordability thresholds are entitled to a density bonus (up to 35%) and 1–3 concessions depending on the percentage and income level of restricted units or if 100% senior (§ 17.45.040(C)-(E)). The city cannot require a zoning change solely due to granting the bonus (§ 17.45.040(D)(8)).

What does the S integrated combining district allow?

With a use permit, S districts can allow duplexes, multiple dwellings, and dwelling groups, provided R-4 yard standards are met, the site is at least 1 acre, and dwelling density follows the zoning map notation (§ 17.36.030). Density and eligibility should be confirmed on the map (§ 17.02.070).

Are signs controlled by zoning in Marina?

Yes. Most signs require Design Review Board approval and a sign or building permit; nonconforming signs generally cannot be altered unless brought into conformance (§ 17.41.290). See the city’s sign chapter for process and standards.

General information, not legal advice.

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