Local zoning · San Rafael

San Rafael — Development Standards

Q: What are San Rafael setback requirements for single‑family parcels?

Setbacks depend on the single‑family district: R5 and R7.5 typically 15 ft front, R10/R20/R1a/R2a typically 20 ft front; side and rear are listed in Table 14.04.030 and sometimes expressed as 10% of lot width with a 3 ft minimum. (§ 14.04.030 )

Q: Do downtown projects follow the same height and FAR tables?

No — the Downtown Mixed Use (DMU) district standards are governed by the Downtown San Rafael Precise Plan Form‑Based Code (adopted separately); Title 14 defers to that Precise Plan where it applies. See § 14.05.032 and § 14.16.150 .

Q: Are accessory structures allowed up to the property line?

Certain small accessory items are allowed up to 0 ft from the property line (e.g., unconditioned structures ≤ 120 sf , ≤ 8 ft high). Other accessory structures may locate 3 ft from the property line with height limits (commonly 15 ft ) unless design review permits otherwise. See accessory structure rules in § 14.16.020 .

Q: Do I need design review for a deck or small addition?

Many small changes are exempt, but additions over 500 sf , upper‑story changes, hillside additions and certain accessory structures trigger design review. See § 14.25.040 and the criteria in § 14.25.050 for exact thresholds and design expectations. (/us/california/san-rafael/design-review)

Development Standards under the San Rafael local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the San Rafael Municipal Code (Title 14) rules that control development standards — setbacks, heights, lot coverage, density and FAR — and how they vary by zoning district. It interprets the code (Title 14) and points you to the exact controlling sections so you can verify parcel‑specific answers with the City. See the city's zoning summary and map on the San Rafael Zoning page for initial district lookup. (/us/california/san-rafael/zoning)

How to read this page

Bolded terms are the actual San Rafael district names and numeric standards you will see on plans and permits.
Each numeric rule is tied to the controlling code citation (the § number) and the uploaded municipal‑code extract used.
First natural mention of related permit topics is hyperlinked to the GoCodebook San Rafael menu pages for quick cross‑reference: San Rafael Land Use (/us/california/san-rafael/land-use), San Rafael Parking (/us/california/san-rafael/parking), San Rafael Design Review (/us/california/san-rafael/design-review), San Rafael Overlay Districts (/us/california/san-rafael/overlay-districts), San Rafael Historic Preservation (/us/california/san-rafael/historic-preservation), San Rafael ADUs (/us/california/san-rafael/adu), and the California Building Standards Code (/us/california/building-codes).

District-by-district development standards (key, decision‑relevant items)

Notes on approach: Title 14 organizes base district standards in tables and supplemental rules in Chapter 14.16 (site & use regs). The tables cited below give the numeric yardsticks; Chapter 14.16 contains definitions (how FAR is calculated), special setbacks (creeks, canal), accessory structure allowances, and bonus/transfer rules. Verify any site‑specific exceptions (downtown Precise Plan, overlays, historic listings) with the City.

Residential — Single‑family districts: R5, R7.5, R10, R20, R1a, R2a

Purpose / typical uses: low‑density detached single‑family housing and compatible institutional uses; ADUs/JADUs are permitted per local ADU rules. (§ 14.04.010)
Key dimensional standards (Table 14.04.030): front setbacks are 15 ft in R5 and R7.5, 20 ft in R10, R20, R1a, R2a; side/street‑side/rear dimensions vary by district (see table below). Maximum building heights follow the district table; consult § 14.04.030 for the full matrix.
Where to confirm: hillside parcels and -H combining overlays use Chapter 14.12 standards and different stepbacks; see § 14.12.030.

Multifamily — DR (Duplex Residential), MR (MR5, MR3, MR2.5, MR2), HR (HR1, HR1.5, HR1.8)

Purpose / typical uses: duplexes, garden apartments, condominiums, and higher‑density multifamily as appropriate to the subdistrict. (§ 14.04.010)
Key dimensional standards (Table 14.04.040):
- Minimum lot area/dwelling (density): ranges from 1,000 sf/unit in highest HR to 5,000 sf/unit in MR5; see § 14.04.040.
- Front setback: typically 15 ft across DR/MR/HR. (§ 14.04.040)
- Side setback: commonly 10 ft or a percentage of lot width (minimum 3 ft, maximum 5 ft) depending on the subdistrict. (§ 14.04.040)
- Maximum height: 30 ft in DR, 36 ft in most MR/HR districts (exceptions and bonuses exist). (§ 14.04.040)

Downtown Mixed Use — DMU

Special rule: All property development standards for DMU are governed by the Downtown San Rafael Precise Plan Form‑Based Code (adopted separately) — Title 14 defers to that Precise Plan where it applies. Refer to § 14.05.032 and § 14.16.150 (FAR rules noting the DMU exception). Confirm lot‑specific rules with the Precise Plan and downtown height map.

Commercial & Office — GC, NC, O, C/O, R/O, FBWC

Purpose / typical uses: neighborhood to generalized commercial, office and retail uses. (§ 14.05.010)
Key dimensional standards (Table 14.05.030): front yard generally NR (not required) except O has 20 ft front setback; O side setback 6 ft and rear 20 ft; heights generally 36 ft, lot coverage O = 40%; landscaping minimums apply (e.g., O 25%). See § 14.05.030.

Industrial & Mixed Industrial — I, LI/O, CCI/O, LMU

Purpose / typical uses: manufacturing, light industrial, logistics, limited mixed industrial/office. (§ 14.06.030)
Key dimensional standards (Table 14.06.030): typical minimum lot area 6,000 sf, front yard NR for most but LI/O has 20 ft front yard; maximum height 36 ft; landscaping minimums vary (e.g., LI/O 20%). See § 14.06.030.

Public/Open Space, Water, Parks — P/OS, W

P/OS generally has 36 ft height limit (exceptions by Chapter 14.24) and other standards are “NR” unless noted; Water (W) district FAR is 0.1 and docks/piers are excluded from FAR. See § 14.10.030 and § 14.11.010.

How San Rafael handles FAR, density and transfers

Definition and calculation: FAR = gross building area divided by lot area (public streets excluded). The code excludes parking, residential components of mixed‑use projects, hotels, and non‑leasable atriums when computing nonresidential FAR. See § 14.16.150 for the definition and exclusions.
FAR limits: non‑residential FAR limits are set in the General Plan land use element except DMU, which is governed by the Downtown Precise Plan. Maximum FAR is not automatic — planning will consider site constraints, infrastructure and design policies. (§ 14.16.150)
Transfers & increases: small transfers on the same parcel are allowed in limited ways; a one‑time increase up to 10% or 750 sf (whichever is larger) for commercial/office expansions is possible via use permit; transfers among or between properties require a use permit and findings (see §§ 14.16.335 and 14.16.330).

Accessory structures, projections, fences & special setbacks

Accessory structures: specific allowances exist for zero‑foot encroachment for very small accessory structures (e.g., up to 120 sf and 8 ft high), 3 ft setback allowances for other accessory elements, and an accessory‑structure height cap of 15 ft unless design review allows more. See § 14.16.020 and related subsections.
Projections: eaves/cornices may project 2 ft into required yards; open/uncovered decks may project 3 ft into side/rear yards and 6 ft into front yards per projection rules. See § 14.16.132 / projection clauses.
Fences & vision triangles: replacement fences in front or street side setbacks cannot exceed 6 ft (and 3 ft within required vision triangles); vision triangle clearances are specified in § 14.16.295.

Table — Quick reference (most decision‑relevant standards)

District (example)	Typical front setback	Typical side / rear	Typical max height	Typical max lot coverage	Code reference
R5	15 ft	side: 10% of lot width, rear 10 ft	36 ft (varies)	(varies by subdistrict)	§ 14.04.030
R10	20 ft	side 10 ft, rear 10 ft	36 ft	see § table	§ 14.04.030
DR / MR / HR	15 ft (DR/MR/HR)	side often 10 ft or % of lot width	DR: 30 ft; MR/HR: 36 ft	40–60% depending on subdistrict	§ 14.04.040
O (Office)	20 ft	side 6 ft, rear 20 ft	36 ft	40%	§ 14.05.030
LI/O	20 ft (front for LI/O)	side 10 or 20/0 as noted	36 ft	NR	§ 14.06.030
Non‑residential FAR rules	See General Plan / DMU exception	FAR excludes parking, residential portion, hotels	FAR limits set by GP; DMU by Precise Plan	Varies; transfers/one‑time increases allowed per rules	§ 14.16.150

(These are the most decision‑relevant excerpts; always consult the full table for the district that applies to a given parcel — see the code tables cited above.)

Practical guidance & comparisons (plain-English synthesis)

If your parcel is in a single‑family R district, expect 15–20 ft front setbacks and relatively small side setbacks (often expressed as a percentage of lot width with a 3 ft minimum). (§ 14.04.030)
Multifamily MR/HR districts allow higher density (smaller required lot area per unit) and generally 36 ft building heights; lot coverage allowances are higher in HR than MR. (§ 14.04.040)
If your site is in DMU, the downtown Precise Plan may override numeric rules — do not rely on the Title 14 tables alone for downtown projects. (§ 14.05.032, § 14.16.150)
For commercial and industrial projects calculate non‑residential FAR per § 14.16.150 (exclude parking/garages and other listed exclusions) before designing building footprints.

Checklist — what an applicant must satisfy (short)

Confirm parcel zoning district on the City zoning map (identify R, DR, MR, HR, DMU, GC, O, I, etc.). (§ 14.01.020)
Pull the district table for your zone (Table 14.04.030, 14.04.040, 14.05.030, 14.06.030 as applicable) and apply numeric setbacks, height and lot coverage. (§ 14.04.030, 14.04.040, 14.05.030, 14.06.030)
Calculate FAR per § 14.16.150 (exclude parking, residential portion of mixed‑use, hotels, etc.).
Check overlays: -H (Hillside), PD, -EA, historic overlays; overlay rules can change setbacks, stepbacks and heights. See Chapter 14.12 and the Overlay Districts page. (/us/california/san-rafael/overlay-districts)
Confirm parking requirements and location (off‑street counts and location rules are in Section 14.18.040 and the San Rafael Parking page). (/us/california/san-rafael/parking)
Determine whether environmental & design review (and public hearings) are required; prepare materials per § 14.25.050 and consult the San Rafael Design Review page. (/us/california/san-rafael/design-review)
If proposing ADUs, follow § 14.16.285 and state ADU rules; the local ADU section clarifies setbacks and limits. (/us/california/san-rafael/adu)
For building‑safety items, ensure the project will meet the California Building Standards Code (Title 24). (/us/california/building-codes)

Risks & Ambiguities

Issue	Why it matters	What to verify
Downtown Precise Plan (DMU) vs Title 14 numeric tables	DMU development standards are in a separate Form‑Based Code and will govern if within DMU boundaries; Title 14 defers to it. (§ 14.05.032)	Verify parcel is inside the DMU boundary and retrieve the Downtown San Rafael Precise Plan provisions.
FAR maps & special zones (e.g., Andersen/101/Francisco Blvd area)	Some areas have special FAR rules or sliding scales for industrial/office (0.26–0.38). (§ 14.16.150)	Confirm applicable FAR map designation in the General Plan and check for use‑permit opportunities for higher FAR.
Overlays (Hillside, Historic, -EA)	Overlays alter setbacks, stepbacks, height and review thresholds (e.g., hillside stepbacks, historic preservation constraints). (§ 14.12.030, § 14.16.210)	Pull overlay layer on City zoning map; confirm whether project triggers Hillside rules or design review.
SB 9 and Urban Lot Splits	SB 9 imposes its own objective development standards (e.g., 4 ft side/rear setbacks for SB 9 units; modified height limits). (§ 14.16.282 / SB 9 rules)	If proposing SB 9 units or an urban lot split, use the SB 9 section (and check ADU interplay).
Accessory structure allowances vs building‑code conflicts	Title 14 allows certain zero‑setback accessory elements but building/fire code or easements may limit them. (§ 14.16.020, § 14.16.320)	Verify local accessory rules against Title 24, Fire Dept., and recorded easements; confirm whether design review is required.
Nonconforming structures and FAR/coverage	Redeveloping an over‑FAR or over‑coverage building has special rules and nonconforming regs that affect what you can rebuild. (§ 14.16.270, § 14.16.150)	Request a zoning verification and check § 14.16.270 (nonconforming) before assuming demolition/rebuild options.

Information gaps (what was not confirmed in the retrieved files)

Full text, maps and numeric FAR allocations that live in the General Plan land use element and Downtown Precise Plan (these are referenced by Title 14 but their detailed FAR maps/tiers are not contained in the extracted Title 14 text provided). Confirm with the City’s General Plan / Precise Plan documents. (§ 14.16.150 notes DMU is governed by the Precise Plan)
Parcel‑specific downtown height limits that appear on the General Plan downtown height map — Title 14 points to that map but the map itself was not included in the retrieved materials. (§ 14.04.040 notes the downtown height map)

Plain-English Summary

San Rafael's zoning rules (Title 14) set district‑specific numeric standards (front/side/rear setbacks, heights, lot coverage, minimum lot area or density and FAR). Single‑family zones typically require 15–20 ft front setbacks; multifamily zones allow greater height and lot coverage with smaller per‑unit lot area; downtown properties follow the downtown Precise Plan; FAR is calculated per § 14.16.150 and excludes parking and residential portions of mixed use. Always check overlays, the downtown Precise Plan, and the General Plan maps for parcel‑level differences.

Source References

San Rafael Municipal Code, Title 14 — Zoning (printed extract): § 14.01.020 (components), § 14.04.030 (R districts), § 14.04.040 (DR/MR/HR tables)
§ 14.05.030 — Property development standards (GC, NC, O, etc.) and § 14.05.032 (DMU reference to Downtown Precise Plan)
§ 14.06.030 — Property development standards (I, LI/O, CCI/O, LMU)
§ 14.16.020 and accessory‑structure subsections (zero‑foot allowances, 3‑ft setbacks, accessory height 15 ft)
§ 14.16.150 — Floor area ratio definition, exclusions, FAR‑transfer and expansion notes
§ 14.16.190 — Height bonuses and special area bonuses (Lincoln Ave, Marin Square, North San Rafael, affordable housing)
§ 14.16.282 / SB 9 rules and interplay with ADUs (objective SB 9 standards)
Design and environmental review criteria: § 14.25.050 (Design review criteria) and related administrative rules.

Sources

Retrieved passages

San Rafael Zoning Code (§ 1) High relevance
San Rafael Zoning Code (Chapter 14.22) High relevance
San Rafael Zoning Code (§ 19) High relevance
San Rafael Zoning Code (Chapter 14.22) High relevance
San Rafael Zoning Code (Section 14.16.140.B) High relevance
San Rafael Zoning Code (Section 14.16.040) High relevance
San Rafael Zoning Code (Section 14.16.285) High relevance
San Rafael Zoning Code (Section 14.16.270) High relevance
San Rafael Zoning Code (Chapter 14.24) High relevance
San Rafael Zoning Code (Section 14.25.050) High relevance
San Rafael Zoning Code High relevance
San Rafael Zoning Code (Section 14.16.030) High relevance
San Rafael Zoning Code (Section 14.16.030) High relevance
San Rafael Zoning Code (§ 1) High relevance
CBC § 14.16.320 (Section 14.16.320) High relevance
San Rafael Zoning Code (§ 39) Medium relevance
San Rafael Zoning Code (Section 14.16.120) Medium relevance
San Rafael Zoning Code (Section 14.24.020.B) Medium relevance
San Rafael Zoning Code (§ 1) Medium relevance

Cited sections

Official San Rafael code library

Frequently asked questions

What can I build on an R‑5 lot in San Rafael?

You can build a single‑family home and accessory structures consistent with R5 district standards in Table 14.04.030: expect a 15 ft front setback, side setbacks based on lot width (minimum 3 ft), and the applicable height/coverage limits in that table. Confirm overlay rules (hillside/-H) and whether design review applies. (§ 14.04.030)

What are San Rafael setback requirements for single‑family parcels?

Setbacks depend on the single‑family district: R5 and R7.5 typically 15 ft front, R10/R20/R1a/R2a typically 20 ft front; side and rear are listed in Table 14.04.030 and sometimes expressed as 10% of lot width with a 3 ft minimum. (§ 14.04.030)

How is Floor Area Ratio (FAR) calculated in San Rafael?

FAR = total gross building square footage divided by lot area (public streets excluded). For nonresidential FAR, the code excludes parking/garages, residential portions of mixed use, hotels, and certain atriums; see § 14.16.150 for the full definition and exclusions.

Do downtown projects follow the same height and FAR tables?

No — the Downtown Mixed Use (DMU) district standards are governed by the Downtown San Rafael Precise Plan Form‑Based Code (adopted separately); Title 14 defers to that Precise Plan where it applies. See § 14.05.032 and § 14.16.150.

Are accessory structures allowed up to the property line?

Certain small accessory items are allowed up to 0 ft from the property line (e.g., unconditioned structures ≤ 120 sf, ≤ 8 ft high). Other accessory structures may locate 3 ft from the property line with height limits (commonly 15 ft) unless design review permits otherwise. See accessory structure rules in § 14.16.020.

What about parking requirements and where I can put parking?

Off‑street parking counts and location rules are set in Chapter 14.18 (see § 14.18.040 for required spaces). Parking and maneuvering are generally prohibited in required yards except as allowed under narrow buffer rules; check the San Rafael Parking guidance for details. (/us/california/san-rafael/parking)

If my lot is adjacent to a creek or the San Rafael Canal, how do setbacks change?

Creek/drainageway setbacks are determined using criteria in § 14.16.080; for the San Rafael Canal there is a recommended 25‑ft setback from the top of bank/bulkhead in the area between Highway 101 and the canal mouth; these setbacks are applied to protect habitat, maintenance access and flood control. (§ 14.16.080)

Can I increase height for an affordable housing project?

Yes — the code contains several height‑bonus options (downtown affordable housing bonuses, Lincoln Ave, Marin Square, North San Rafael) and a residential development bonus for projects entirely for lower‑income households (up to 33 ft extra in certain transit‑proximate cases); height bonuses are administered under § 14.16.190.

How do SB 9 rules interact with local setbacks and parking?

San Rafael applies objective SB 9 development standards; SB 9 requires 4 ft side/rear setbacks for SB 9 units and modifies height rules (e.g., 16 ft where specified) and parking (1 space per dwelling, with statutory exemptions). Where SB 9 standards conflict with Title 14 objective standards, the SB 9 standards prevail per the local SB 9 section. (§ 14.16.282)

Do I need design review for a deck or small addition?

Many small changes are exempt, but additions over 500 sf, upper‑story changes, hillside additions and certain accessory structures trigger design review. See § 14.25.040 and the criteria in § 14.25.050 for exact thresholds and design expectations. (/us/california/san-rafael/design-review)

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