San Rafael Zoning, Planning & Building Codes

Last reviewed: July 3, 2026

Overview

San Rafael’s zoning ordinance is codified as Title 14 — ZONING of the San Rafael Municipal Code and is organized to combine a traditional base-district structure with a downtown form‑based code and a set of overlay rules that modify base rules where special conditions apply. The code divides rules between use tables, district-specific property development standards, and cross‑cutting site, parking and design rules; discretionary decisions (use permits, design review, variances/exceptions) are handled through the administrative chapters. See the ordinance text for the ordinance’s title and components § 14.01.010 and § 14.01.020 .

How San Rafael's code is organized

• The zoning ordinance is split into five divisions: General Provisions; Base District Regulations; Overlay District Regulations; Regulations Applying in All or Several Districts; and Administrative Regulations. That organization is explicit in § 14.02.010 and helps you find where (for example) land use tables, overlay rules, cross‑cutting standards, or permitting procedures live .
• The downtown area is governed in large part by the Downtown San Rafael Precise Plan / Form‑Based Code, which is adopted by separate ordinance and incorporated by reference; where the form‑based code is silent, Title 14 applies § 14.01.020(B) and § 14.05.022 .
• Use tables and district‑by‑district property standards are in the Division II (Base District Regulations) chapters; cross‑district rules such as parking, signs, site and performance standards are in Division IV (see cross‑references throughout the base district tables; e.g., “See Chapter 14.16” and “See Section 14.18.040”) § 14.04.010, § 14.05.030, § 14.16.150, § 14.18.040 .

(First related internal links used inline: San Rafael zoning, development standards, parking, design review, overlay districts, ADUs, California Building Standards Code, California housing laws, San Rafael Historic Preservation.)

Zoning district families (citywide, at-a-glance)

San Rafael uses classic base district groupings (with many district IDs and subtypes). The ordinance lists these district families and the sub‑district codes in Division II; key examples:

• Residential districts (Chapter 14.04): single‑family districts R5, R7.5, R10, R20, R1a, R2a; duplex DR; medium‑density multifamily MR2, MR2.5, MR3, MR5; high‑density multifamily HR1, HR1.5, HR1.8; and the PD (Planned Development) residential district § 14.04.010—14.04.020 .
• Commercial / office / mixed districts (Chapter 14.05 and others): DMU (Downtown Mixed Use governed by the Downtown Precise Plan), GC (General Commercial), NC (Neighborhood Commercial), O (Office), C/O (Commercial/Office), FBWC, R/O and other commercial variants — each district has a land‑use table and development standards in its chapter § 14.05.010—14.05.030; § 14.05.022 .
• Industrial / manufacturing districts (Chapter 14.06—14.08): M, I, LI/O, CCI/O, LMU with numeric property development tables and FAR references § 14.06.030; § 14.08.030 .
• Special districts: P/OS (Parks/Open Space) § 14.10.030, W (Water district) § 14.11.010 ; planned development and overlay labels are used where needed .
• Overlay districts: hillside overlay -H (Chapter 14.12), canalfront and other overlays are defined in Division III and modify base rules where environmental, visual or hazard constraints apply § 14.12.010 .

(Every district’s permitted uses and the P/C/A codes are published in the base district chapter tables—see the individual chapter tables for each district for the full permitted/conditional lists § 14.04.020, § 14.05.022 .)

Citywide development standards (how the code controls size and placement)

• Height and setbacks: many base districts list yard/setback minima and a default maximum height of 36 ft in several districts (exceptions and bonuses exist); exceptions and height bonuses are controlled by Chapters on Exceptions and on Height Bonus § 14.04.030; § 14.10.030; § 14.16.190 .
• Floor area ratio (FAR) and density: non‑residential intensity and mixed‑use intensity are regulated by FAR and units‑per‑1,000‑sq.ft. rules; the code defines FAR, exclusions to gross floor area, and points to the General Plan and the Downtown Precise Plan for FAR maps and limits § 14.16.150 . For DMU properties the Precise Plan/Form‑Based Code controls FAR and parking § 14.05.022 .
• Lot coverage, private usable open space and upper‑story limits: district tables carry lot‑coverage or “NR/NA” flags and Chapter 14.16 contains site and use regulations that apply across districts (e.g., yard rules, private yard minima, upper‑story size limits) § 14.04.030; § 14.16.200; § 14.16.190 .
• Parking: off‑street parking standards and modification rules live in Chapter 14.18; the downtown parking district and DMU have a special regime (off‑street parking may be waived up to 1.0 FAR for non‑residential uses inside the downtown parking district; above 1.0 FAR or for residential uses downtown the Precise Plan rules apply) § 14.18.040; § 14.18.060 . (See the San Rafael parking page for the city’s parking chapter references.)

Design standards and discretionary review

• Design and environmental/design review: an Environmental and Design Review Permit is the principal discretionary design control; Chapter 14.25 sets the permit types, review bodies, criteria and required findings (review ties to the General Plan design policies and any applicable specific plans such as the Downtown Precise Plan) § 14.25.050 . See the San Rafael design review page for more procedural orientation.
• Who designs the plans: projects subject to major environmental and design review must have plans prepared and signed by a person competent under the building code; major projects before the Planning Commission require architect/landscape architect signatures § 14.25.050(D) . This ties the zoning/design review process into the building code (see the California Building Standards Code link).

Specific plans & overlays that matter (citywide orientation)

• Downtown San Rafael Precise Plan (Form‑Based Code) — the downtown (the DMU district) is governed by that Precise Plan and Form‑Based Code; Title 14 explicitly incorporates the Precise Plan and defers to it where it applies § 14.01.020(B); § 14.05.022 .
• Hillside Development Overlay (-H) — applies to lots with average slope ≥ 25% (or those shown on the zoning map) and imposes additional hillside standards and review § 14.12.010 .
• Canalfront and related overlays — the code references a canalfront review overlay and other overlays where lower heights or special setbacks are required (example references in site standards and height exceptions) § 14.16.200; § 14.16.080 .
• Historic preservation overlay elements and inventory: historic resources and preservation are integrated into design review; see the code’s historic preservation provisions (e.g., Chapter 14.16.210 references) and the code’s cross‑references to the San Rafael historic inventory § 14.16.210 . See the San Rafael overlay districts and historic preservation pages for neighborhood detail.

Building permits & review (typical permit paths)

• Ministerial vs discretionary: many routine changes and code‑compliant ADUs are processed ministerially under the site/use regulations; projects that require deviation, density transfers, increased FAR, or discretionary design decisions trigger administrative use permits, use permits (Chapter 14.22), variances (Chapter 14.23), exceptions (Chapter 14.24), and environmental & design review (Chapter 14.25) § 14.02.010; Chapter 14.22; Chapter 14.23; Chapter 14.24; Chapter 14.25 .
• Typical sequence for a larger project: 1) pre‑application / consult with Community Development; 2) environmental review if required; 3) use permit / environmental & design review before Planning Commission (if major) or administrative review (if minor); 4) condition compliance and building‑permit submittal (building permits are reviewed to Title 24 standards) § 14.25.050(D) .
• Transfers, density and FAR exceptions: density or FAR transfers between properties trigger use permits and special findings; on‑site density transfers require Planning Commission environmental & design review § 14.16.335; § 14.16.340 .
• Parking and other technical requirements are evaluated during project review; parking modifications usually require a use permit and public‑works review § 14.18.040 .

State housing law in San Rafael — how the code incorporates/adapts state rules

San Rafael’s Title 14 incorporates and implements state housing laws in multiple places; the code contains local versions of ADU rules, SB 9 implementation clauses, and the city’s density/height bonus rules:

• Accessory dwelling units (ADUs / JADUs): San Rafael’s ADU chapter § 14.16.285 implements a streamlined ADU path, defines ADU/JADU types (attached, detached, interior, conversion), and states that ADUs are permitted in any zoning district that allows single‑family or multifamily uses § 14.16.285(A–B) . The chapter cross‑references state law and implements the city’s ADU standards (size types, applicability, ministerial review where applicable) § 14.16.285 . See the San Rafael ADUs and the statewide California ADU law pages for more context.
• SB 9 (Two‑Unit and Urban Lot Split rules): the San Rafael code includes a local SB 9 implementation section that permits two‑unit projects and urban lot splits subject to objective development standards; it specifies narrow setbacks (e.g., 4 ft rear/side), a 16‑ft height limit outside minimum setbacks for portions of new development in some SB 9 contexts, a one‑space parking rule with state exemptions, and limits how ADUs/JADUs interact with SB 9 parcel splits (some combinations disallowed) § 14.16.282 (SB 9 rules referenced throughout) and related text . (See the internal SB 9 text in the code for the precise local allowances and conflicts.)
• Density bonus and affordable housing incentives: San Rafael has an affordable housing requirement and density/height bonus pathways (local density bonus rules and a city affordable housing requirement appear at § 14.16.030; local height bonuses for qualifying affordable projects are in § 14.16.190) § 14.16.030; § 14.16.190 . These local rules implement Government Code 65915 expectations and provide local findings/administration.
• Parking and ADUs / SB 9: the code follows state‑level directions for ADU parking and provides specific SB 9 parking rules (e.g., one space required per dwelling unless within ½ mile of high‑quality transit or car‑share access) § 14.16.282; § 14.18.040 .
• Rent control / tenant protections: Title 14 is a land‑use/zoning code; the zoning ordinance does not establish citywide rent‑control rules. No rent‑control chapter is present in the retrieved Title 14 materials; verify rent‑control or tenant‑protection laws in other parts of the municipal code or state law (not found in the retrieved Title 14 materials) (Not found in retrieved materials).

Practical orientation / quick checklist for property owners and developers

• To read permitted uses and basic dimensional limits, start in the base district chapter for your parcel: e.g., Residential districts § 14.04.020—14.04.030, Commercial § 14.05.010—14.05.030, Industrial § 14.06.030—14.08.030 .
• For FAR questions and mixed‑use intensity, consult § 14.16.150 and the General Plan FAR maps; for downtown parcels check the Downtown Precise Plan/Form‑Based Code § 14.16.150; § 14.05.022 .
• For parking counts and downtown exemptions, see Chapter 14.18 (parking) and the downtown parking district rules § 14.18.040; § 14.18.060 .
• If your proposal needs flexibility (height bonus, additional FAR, parking modifications, density transfers), expect a use permit or environmental/design review and consult Chapters 14.22, 14.23, 14.24, and 14.25 § 14.22–14.25 .
• For ADUs use the ADU chapter § 14.16.285, which lists types and the streamlined process; for SB 9 work see the SB 9 implementation language (local SB 9 standards cross‑referenced in § 14.16.282) § 14.16.285; § 14.16.282 .

Information Gaps / Things to verify with the City of San Rafael

• Rent control / tenant protections are not present in the retrieved Title 14 zoning materials; if you need information about rent stabilization, eviction protections, or relocation assistance look elsewhere in the municipal code or ask the City Attorney/Community Development (Not found in retrieved Title 14 materials).
• The Downtown Precise Plan / Form‑Based Code is incorporated by reference; the precise FAR maps, block‑by‑block heights and the downtown parking rules are in that adopted document (consult the separate Precise Plan ordinance and downtown maps for lot‑level detail) § 14.01.020; § 14.05.022 .

Source References

• San Rafael Municipal Code, Title 14 — ZONING: organization and components § 14.01.010; § 14.01.020 .
• Division II (Base District Regulations), Residential districts: § 14.04.010—14.04.040 (lists R5, R7.5, R10, R20, R1a, R2a, DR, MR2, MR2.5, MR3, MR5, HR1, HR1.5, HR1.8, PD) § 14.04.010; § 14.04.020 .
• Commercial/downtown incorporation and DMU: Downtown Precise Plan/Form‑Based Code incorporated § 14.01.020(B); § 14.05.022 .
• Floor area ratio / intensity rules: § 14.16.150 (FAR definition, exclusions, linkage to General Plan and Downtown Precise Plan) .
• Parking: Chapter 14.18 (parking requirements and downtown parking district) § 14.18.040; § 14.18.060 .
• Design & environmental/design review criteria: § 14.25.050 (review criteria; design professional requirement) .
• Hillside overlay (-H): Chapter 14.12 § 14.12.010 .
• ADUs: Chapter 14.16.285 § 14.16.285 (ADU types, purpose, and standards) .
• SB 9 implementation references and objective standards: local SB 9 rules referenced in the code and in Section 14.16.282 (see SB 9 text in the code) § 14.16.282 .
• Density bonus / affordable housing rules and height bonuses: § 14.16.030; § 14.16.190 .
• Transfer of FAR / density rules and required permits: § 14.16.335; § 14.16.340 .