San Rafael — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes how San Rafael's zoning ordinance (Title 14) controls what uses are allowed where in the city, the district-by-district permitted/conditional-use framework, and the most decision‑relevant development controls (FAR, density, setbacks, overlays). The primary land‑use tables and base‑district rules are in § 14.04.020 and related district chapters; site/use regulations and FAR/density rules are in Chapter 14.16.

Note: This page stays focused on land‑use (what uses are allowed and the zoning standards that govern them). For parking rules see the San Rafael parking page; for design review see the design review page; for ADU technical standards see the ADU page; and for development standards like setbacks and heights see the development‑standards page. These topics are linked inline where first mentioned below.

How San Rafael organizes land use rules (short primer)

• Land‑use allowances are shown as P (permitted), C (conditional/use permit), A (administrative) or blank (not allowed) in the land‑use tables; the consolidated table for residential districts is § 14.04.020.
• Base zoning districts are implemented by chapter (e.g., residential districts, commercial districts, DMU downtown rules, parks/open space, water). See the zoning map and chapter cross‑references in the code. § 14.02.020 and the zoning map control applicability.
• Development intensity in nonresidential and mixed‑use districts is managed by Floor Area Ratio (FAR) and, for residential, by minimum lot area per dwelling unit; the primary rules are in § 14.16.030.

Below are district‑by‑district breakdowns for the key districts and overlays shown in the ordinance. Each subsection gives the stated purpose, typical permitted/conditional uses, the most decision‑relevant dimensional or intensity standards where the ordinance provides them, and where the district is applied or governed.

R / DR / MR / HR (Residential districts)

• Purpose: To implement low‑to‑high density residential policy and control residential uses and limited accessory uses. Land use rules for these districts are provided in Table 14.04.020. § 14.04.020.
• Typical permitted uses: single‑family residential, duplexes (where allowed by local rules), accessory dwelling units (ADUs are permitted in R/DR/MR/HR per the code — see § 14.16.285), small residential care homes (0–6) and other customary residential uses. § 14.04.020.
• Key dimensional/intensity standards: Residential density is expressed as minimum lot area per dwelling (examples: HR1 = 1,000 sq ft/unit, HR1.5 = 1,500 sq ft/unit) and appear in the zoning district listing; for development standards (setbacks, lot coverage, height) see the individual district property development tables (e.g., § 14.10.030 for P/OS example) and Chapter 14.16 site regulations for accessory and yard rules. § 14.04.020, § 14.16.020.
• Where it applies: As mapped on the city zoning map; the code instructs that the zoning map determines district boundaries. § 14.02.020.

PD (Planned Development)

• Purpose: To allow clustering and flexible standards on larger sites to protect sensitive resources and implement specific plans. § 14.04.020 (references to PD and Chapter 14.07).
• Typical uses: Residential clusters, mixed residential designs consistent with an approved PD plan; uses and densities are set by the PD approvals. § 14.04.020.
• Standards: PD projects follow specific PD chapter requirements (Chapter 14.07) and otherwise comply with site regulations and use permit findings. Verify specific PD conditions on the parcel. Not all numeric standards are universal—see the PD chapter and project‑specific ordinance. Verify with the jurisdiction. § 14.04.020.

DMU (Downtown Mixed Use)

• Purpose: Downtown core regulated by the Downtown San Rafael Precise Plan Form‑Based Code; the city incorporated a separate form‑based code for DMU. § 14.05.022, § 14.05.032.
• Typical uses: Mixed retail, office, cultural, and residential uses; specific allowances and first‑floor activity rules are governed by the Precise Plan/Form‑Based Code rather than the generic land‑use tables. § 14.05.022.
• Standards (decision‑relevant): FAR and parking rules in downtown are governed by the Precise Plan; for example, off‑street parking waiver up to 1.0 FAR in the downtown parking district. § 14.18.060.
• Where it applies: Map is the downtown zoning map and the Downtown Precise Plan; check project location against the downtown boundaries. § 14.05.032.

GC (General Commercial), NC (Neighborhood Commercial), O (Office), C/O, R/O, FBWC

• Purpose: Commercial and office districts are intended to provide a mix of retail, services, and office uses at intensities appropriate to the district (e.g., GC for regional shopping; NC for neighborhood convenience; O for office campuses). The ordinance lays out additional purposes and limitations for each commercial district in the commercial district chapter text. § 14.05 (district chapter references in the code).
• Typical uses: Retail and service businesses, offices, some residential (often as conditional or mixed‑use), and limited ancillary uses; residential typically requires a use permit in some commercial districts. See the land‑use tables and the commercial chapter. § 14.04.020 and the commercial chapter.
• Key standards: FARs vary across commercial districts and are further controlled by specific maps or the general plan; see § 14.16.030 for FAR rules and Chapter 14.16 for site/use regs. § 14.16.030.
• Where it applies: As shown on the zoning map and in the applicable commercial district chapter. § 14.02.020.

I / LI/O / CCI/O (Industrial / Light Industrial)

• Purpose: Provide for industrial, manufacturing, and compatible office uses; the code also manages office percentages and traffic impacts in industrial zones. § 14.16.030 (FAR sliding scale for industrial/office areas like Francisco Blvd West).
• Typical uses: Industrial, distribution, limited office (office percentage may be restricted without a lower FAR), and conditionally permitted ancillary uses. § 14.16.030.

P/OS (Parks / Open Space)

• Purpose: Preserve parks, open space and recreation; limited development potential. § 14.10.030.
• Typical uses: Public parks, trails, habitat preservation; many development standards are "NR" (not required) unless additional standards apply. § 14.10.030.
• Key standards: Max height example given as 36 ft (exceptions by Chapter 14.24); parking based on use. § 14.10.030.

W (Water District / Marine)

• Purpose: Provide for water‑dependent uses, marine recreation, and to protect shoreline resource values. § 14.11.010.
• Typical uses: Boat docks, marinas, boat launches, wet storage, charter boats; many water uses are permitted or conditional as specified in Table 14.11.020. § 14.11.020.

Overlay districts (examples)

• Wetland Overlay (-WO): Protects mapped wetlands; properties with identified wetlands are subject to the -WO requirements and certain uses are limited or require permits. See § 14.13.020 (criteria for establishment) and § 14.13.030 (land‑use table).
• Hillside Overlay (-H), Eichler/Alliance (-E/A), Canalfront Review (-C): The code establishes these overlays and directs additional standards in their chapters; overlay districts modify allowable uses and development standards where applied. See the overlay district listings (Chapter 14.12–14.15 references). § 14.02.040 and the overlay chapter cross references in the district table.

Practical note: Overlay designations can convert an allowed use into a conditional one or add additional required findings and protections (for example, wetlands overlay lists agriculture as conditional and public uses subject to additional standards). § 14.13.030.

Decision‑relevant summary table (selected items)

Practical guidance / synthesis (plain English, professional)

• Use the land‑use tables as the first screen: start with § 14.04.020 for residential/mixed districts and the district chapter for commercial/industrial/DMU. If the use is listed as P it can proceed subject to development standards; if C or A expect a discretionary hearing or administrative review and required findings. § 14.04.020.
• Intensity matters: floor area ratio limits and the allowed residential density (sq ft per unit) are binding caps for nonresidential and mixed‑use projects and determine feasible programing (e.g., how much commercial vs how many units). § 14.16.030.
• Downtown is different: DMU is controlled by a Precise Plan/Form‑Based Code — do not treat downtown lots like other C or O districts; consult the Precise Plan and § 14.05.022/14.05.032 early.
• Overlays can change everything: wetlands (-WO), hillside (-H), Canalfront (-C) and other overlays add use limitations, buffers, and site protections; check overlay mapping before assuming a use is allowed. § 14.13.020–030.

Links to related procedural/technical topics (first natural mention only)

• For site development standards (setbacks, lot coverage, heights) see the San Rafael development‑standards page — development standards are cross‑referenced throughout Title 14 and Chapter 14.16.
• For parking requirements referenced in several district tables, see the San Rafael parking page; downtown has special parking rules under § 14.18.060.
• Design expectations and required findings are covered under the city's design review program via Chapter 14.25; the ordinance's review criteria are in § 14.25.050.
• Overlay specifics (wetlands, hillside, canalfront) are summarized on the overlay‑districts page; the -WO rules are in § 14.13.020–030.
• Historic resources and special historic review triggers are handled under the city's historic preservation chapter; Chapter 14.16.210 addresses historic preservation processes.
• When dealing with uses that may have been lawfully established but conflict with current zoning, consult the city's nonconforming uses guidance and see references to nonconforming structures (e.g., § 14.16.270).
• For requests to alter standards (variances, exceptions) see the variances and exceptions pages and Chapters 14.23–14.24 referenced in the code.
• ADUs: the code permits ADUs in residential districts and references local rules at § 14.16.285; consult the San Rafael ADUs page for procedural details.
• For building code compliance (structural, Title 24 matters) refer to the California Building Standards Code. (Land‑use approval does not substitute for building permits.) Not a substitute for building code review. Not found in retrieved materials for specific Title 24 crosswalks.

Checklist (applicant must satisfy)

• Confirm zoning and any overlays on the parcel via the zoning map and office: verify whether base district is R/DR/MR/HR/PD/DMU/GC/O/I/W/etc. and whether overlays (‑WO, ‑H, ‑C, -E/A) apply. § 14.02.020, § 14.13.020.
• Check the land‑use table for the district (P/C/A status) — use Table 14.04.020 (residential) or the district table for other base districts. § 14.04.020.
• Calculate allowable FAR or residential density for the lot per § 14.16.030 and confirm whether any transfers/bonuses apply. § 14.16.030.
• Confirm setback, height and lot coverage standards in the district’s property development standards chapter (e.g., chapters 14.10, 14.16) and identify any exceptions needed. § 14.10.030, § 14.16.132.
• Determine parking requirement (sum of uses if mixed) and whether downtown parking provisions apply. § 14.18.070, § 14.18.060.
• If use is conditional (C) or project needs relief, prepare for use permit / variance / exception per Chapters 14.22–14.24. § 14.16.030 (references use permits).
• Review design review triggers and submittal requirements (Chapter 14.25) and include necessary design documentation. § 14.25.050.

Risks & Ambiguities

Plain‑English summary

San Rafael's Title 14 zoning tells you what uses are allowed where using land‑use tables (P, C, A) and district chapters; intensity is limited by FAR or minimum lot area per unit, overlays (wetlands, hillside, canalfront) add site‑specific limits, and downtown (DMU) follows a separate Precise Plan. Always start with the land‑use table for your district (§ 14.04.020) and check FAR and overlay rules (Chapter 14.16 and Chapter 14.13).

Source References

• § 14.04.020 — Land use table for residential and related districts (Table 14.04.020).
• § 14.05.022, § 14.05.032 — Downtown Mixed Use (DMU) land use and property development standards; Downtown Precise Plan/Form‑Based Code incorporated by reference.
• § 14.10.030 — Property development standards (example: P/OS table excerpt).
• § 14.11.020 — Water District land use table.
• § 14.13.020–030 — Wetland overlay establishment and land use regulations (Table 14.13.030).
• § 14.16.030 — FAR, density, and related site intensity rules; references to Use Permits and exceptions.
• § 14.16.025 — Refuse enclosure requirement and cross references to accessory structure standards.
• § 14.16.045 — Cannabis uses and limitations in land‑use tables.
• § 14.16.190 — Height bonus provisions (including downtown and other locations).
• § 14.16.270 — (Referenced) Nonconforming structure/redevelopment rules (see code reference).
• § 14.18.060, § 14.18.070 — Downtown parking district and parking rules for multiple uses.
• § 14.25.050 — Design review criteria and required findings.

Retrieved passages

• San Rafael Zoning Code (Section 14.16.270) High relevance show source text
• San Rafael Zoning Code (Chapter 14.17) High relevance show source text
• San Rafael Zoning Code (Section 2868-2869) High relevance show source text
• San Rafael Zoning Code (Chapter 14.07) High relevance show source text
• San Rafael Zoning Code (Section 14.16.040) High relevance show source text
• San Rafael Zoning Code (Chapter 14.22) High relevance show source text
• San Rafael Zoning Code (§ 1) High relevance show source text
• San Rafael Zoning Code (§ 1) Medium relevance show source text

Cited sections

• **§ 14.04.020** — Land use table for residential and related districts (Table 14.04.020). (§ 14.04.020)
• **§ 14.05.022**, **§ 14.05.032** — Downtown Mixed Use (DMU) land use and property development standards; Downtown Precise Plan/Form‑Based Code incorporated by reference. fileciteturn0file12 (§ 14.05.022)
• **§ 14.10.030** — Property development standards (example: P/OS table excerpt). (§ 14.10.030)
• **§ 14.11.020** — Water District land use table. (§ 14.11.020)
• **§ 14.13.020–030** — Wetland overlay establishment and land use regulations (Table 14.13.030). (§ 14.13.020)
• **§ 14.16.030** — FAR, density, and related site intensity rules; references to Use Permits and exceptions. (§ 14.16.030)
• **§ 14.16.025** — Refuse enclosure requirement and cross references to accessory structure standards. (§ 14.16.025)
• **§ 14.16.045** — Cannabis uses and limitations in land‑use tables. (§ 14.16.045)
• **§ 14.16.190** — Height bonus provisions (including downtown and other locations). (§ 14.16.190)
• **§ 14.16.270** — (Referenced) Nonconforming structure/redevelopment rules (see code reference). (§ 14.16.270)
• **§ 14.18.060**, **§ 14.18.070** — Downtown parking district and parking rules for multiple uses. (§ 14.18.060)
• **§ 14.25.050** — Design review criteria and required findings. (§ 14.25.050)
• SanRafael_ZoningCode.md

• Official San Rafael code library