Local zoning · Tiburon

Tiburon — Development Standards

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

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Last reviewed: July 2, 2026

Overview

This page summarizes the Town of Tiburon's development standards that govern setbacks, height limits, lot coverage, density/FAR, and related dimensional rules found in the Town Zoning Ordinance (Title IV, Chapter 16). It focuses on the Zoning Ordinance provisions that control how large and where buildings may sit on a lot — not the California Building Code or other permitting steps. For background on Tiburon planning and how this ordinance fits into local practice, see the Tiburon zoning & planning overview. The rules below are drawn from the Town’s Zoning Ordinance; each requirement below cites the controlling code section and the retrieved ordinance file.

How to use this page

  • For a quick decision check, review the "Key standards" table and the Checklist.
  • For parcel-specific interpretation (e.g., measuring setbacks on an angled lot, or precise FAR rounding), always confirm with the Planning Division; many provisions leave measurements or exceptions to Director/Review Authority discretion (§ 16-30.030).

District-by-district development-standard summaries

Notes on sourcing and structure: each district entry lists the ordinance purpose and points to the controlling development-standards table or section in the ordinance (with the § citation). The numeric development rules (setbacks, coverage, heights, FAR/density) are the Town requirements — interpretive guidance follows but any final determination must reference the code and the Planning Division.

R-1 (Single-family residential)

  • Purpose & where found: The R-1 zone purpose is in § 16-21.020; development standards are in § 16-21.040 and Table 2-2.
  • Typical permitted uses: single-family dwellings, accessory buildings per Article II.
  • Key dimensional standards (code): minimum lot area 10,000 s.f., maximum lot coverage 30%, required front setback 15 ft, side setbacks 8 ft, rear setback 20% depth of lot or 25 ft (whichever is less), primary building height 40 ft, accessory height 15 ft (see Table 2-2 and § 16-21.040).
  • Where it applies: older single-family neighborhoods mapped as R-1 on the Zoning Map (§ 16-14.020).

Practical note: front-setback averaging can apply on blocks where more than half the lots are improved; the Director can measure and apply block averages per § 16-30.030.D.

R-1-B-A and R-1-B-2 (Annex/Bel Aire variants)

  • Purpose & where found: R-1-B-A and R-1-B-2 are R-1 variants with different historic setbacks; see § 16-21.020 and Table 2-2.
  • Typical uses: same principal and conditional uses as R-1; development standards are the same except for the front and side yard setbacks (the table lists the modified values).

RO-1 / RO-2 (Residential Open)

  • Purpose & where found: RO zones are lower-density single-family districts; see § 16-21.020 and Table 2-2. RO-1 and RO-2 have larger minimum lots and lower maximum coverage.
  • Key dimensions (high level): RO-1 minimum lot 40,000 s.f., coverage 15%, typical setbacks higher (e.g., front 30 ft); RO-2 minimum 20,000 s.f., coverage 15%, front setback 30 ft (Table 2-2).

R-2 (Two-family) and R-3 (Multifamily)

  • Purpose & where found: R-2 and R-3 zone purposes and standards: § 16-21.020 and § 16-21.040, Table 2-2. R-2 promotes two-family development (Old Tiburon/Lyford’s Cove specific), R-3 supports multi-family.
  • Key numeric highlights:
    • R-2: minimum lot 7,500 s.f., coverage 35%, front setback 15 ft, side 8 ft, parking/open-space rules apply per Article III; minimum lot area per dwelling 3,750 s.f. where multiple units allowed.
    • R-3: example maximum FAR 0.60 unless otherwise specified; open-space per unit requirements given in § 16-21.040 (R-3 usable open space).

Special program: detached two-family exceptions in R-2 require a discretionary exception process and Design Review Board hearings (see § 16-40.020).

RPD / RMP / RMP/AHO (Planned residential / multiple planned / Affordable Housing Overlay)

  • Where & why: RPD and RMP are planned-development categories with site-specific standards set by master or precise plans; see § 16-21.020 and Table 2-2. Affordable-housing overlay (RMP/AHO, NC/AHO) provides higher density/incentives under Table 2-4 and § 16-23.040–050.
  • Key rules: the precise lot coverage, setbacks and heights are governed by the adopted precise/master plan; RMP/AHO lists height (up to 3 stories/38 ft) and density ranges in Table 2-4. Verify the specific master plan that applies to a parcel.

NC (Neighborhood Commercial) and VC (Village Commercial / Downtown)

  • Purpose & where found: see § 16-22.010–030 and § 16-22.040, including Table 2-3 (Commercial Zone Development Standards). The Zoning Map identifies NC and VC areas (Downtown Tiburon).
  • Typical permitted uses: retail, restaurants, personal services, some lodging, and dwelling units as allowed (detailed use lists are in Article II; the Downtown Tiburon Design Handbook is a design guide for Downtown).
  • Key numeric standards: NC minimum lot 10,000 s.f., primary height 30 ft (exceptions for Tiburon Boulevard frontage up to 38 ft / 3 stories noted in the table), maximum FAR 0.371; VC FAR 0.281 with other special limits. See Table 2-3 and § 16-22.040.

Downtown exception: street-facing ground-floor office uses are restricted on Main Street addresses 1–100 (see the VC exceptions in § 16-22.040). Design guidelines are applied for Downtown changes.

O (Office)

  • Where & standards: Office zone development standards are in § 16-24.040 and Table 2-5 (Office Zone Development Standards); typical maximum lot coverage 50%, front setback 30 ft, side 8 ft, rear 10 ft, primary height 30 ft, accessory 15 ft, maximum FAR 1.0 (including parking structures).

M (Marine)

  • Purpose & standards: Marine (M) zone rules are in § 16-25.010–030; M applies to submerged and partially submerged lands and limits uses to shoreline-related activities. Development on marine/submerged lands is strictly controlled; see § 16-25 for permitted marine uses.

P (Public/Quasi-Public), OS (Open Space), HPO (Historic Protection Overlay)

  • P: Public/quasi-public table (Table 2-6) lists maximum coverage 50%, minimum lot area 10,000 s.f., typical primary height 30 ft, and FAR 1.0 for institutional/public uses (§ 16-26.040).
  • OS: Open space zone purpose and restrictions are in § 16-27 (preserve permanent open space).
  • HPO: The Historic Protection Overlay adopts the underlying NC/VC allowable uses and applies historic-preservation review rules and the Downtown Tiburon Design Handbook for exterior changes (§ 16-23.060). Exterior alterations typically require Director approval for Minor Alterations and specific design principles must be satisfied.

Key standards at a glance (decision-relevant table)

Zone Front setback Side setback Rear setback Max lot coverage Height (primary) FAR / density Code reference
R-1 15 ft 8 ft 20% lot depth or 25 ft 30% 40 ft FAR guideline: see § 16-52.020 (FAR guidelines for R-1, etc.) § 16-21.040, Table 2-2; § 16-52.020
R-2 15 ft 8 ft (see table) 35% 40 ft lot area per unit 3,750 s.f. (where applicable) § 16-21.040, Table 2-2
R-3 (see Table 2-2) 8 ft typical (see Table) 30% -- FAR 0.60 (typical) § 16-21.040, Table 2-2
NC (neigh. commercial) (see Table 2-3) (see Table) (see Table) (table-based) 30 ft (some Tiburon Blvd exceptions: 38 ft / 3 stories) FAR 0.371 (NC) § 16-22.040, Table 2-3
VC (village commercial) (see Table 2-3) (see Table) (see Table) (table-based) (Downtown rules) FAR 0.281 (VC) § 16-22.040, Table 2-3
O (Office) 30 ft 8 ft 10 ft 50% 30 ft FAR 1.0 § 16-24.040, Table 2-5
P (Public) -- -- -- 50% 30 ft FAR 1.0 § 16-26.040, Table 2-6

(See the ordinance Tables 2-2, 2-3, 2-4, 2-5 and 2-6 for full zone-by-zone entries and notes; planned developments and precise development plans may override standard table values where adopted.)

Important cross-cutting rules and how the Town measures limits

  • Setbacks and their measurement: setbacks are measured horizontally from property lines to the nearest point of a structure; non-rectangular lots are measured by the Director (§ 16-30.030.C) and the ordinance permits front-setback averaging on blocks where most lots are built (§ 16-30.030.D).
  • Height limits and exceptions: overall height limits are set in zone tables, but § 16-30.050 explains allowed exceptions (e.g., roof structures, chimneys) and how grade/height are determined; review allowance for compatibility in hillsides is handled in design review.
  • Lot coverage and lot legality: improvements may not be built on lots that are not legally recognized; lot coverage definitions and rules are in § 16-30.120 and Table 2-2.
  • FAR / Floor-area guidelines: Tiburon uses FAR guidelines for residential zones (Table 5-2 in § 16-52.020) with rounding rules in § 16-12.030.F; floor-area exceptions can be approved if findings about neighborhood compatibility are met.
  • Design-review overlay and Downtown guidelines: projects subject to Site Plan & Architectural Review apply the Town’s design guidelines (Hillside Design Guidelines, Downtown Tiburon Design Handbook); see Site Plan and Architectural Review procedures in § 16-52.020 and the Downtown guidance in the commercial section. See Tiburon Design Review for review procedures.

Cross-links: parking is handled in Article III (16-32) — see Tiburon Parking for applicable parking and loading standards; design review procedures are in Article V and 16-52.020 — see Tiburon Design Review. For overlays, see the Tiburon Overlay Districts page for how AHO and HPO interact with base-zone standards. Also note ADU rules: Tiburon must comply with state ADU law (see Tiburon ADUs and California ADU law); state ADU protections can override local limits in specific ways (e.g., minimum 4-ft side/rear setbacks for certain ADUs).

Checklist — What an applicant must satisfy (straight to the point)

  • Confirm zoning on the parcel via the Town Zoning Map (zones listed in Table 1‑1) and identify any Precise Development Plan or Planned Development that controls the lot (§ 16‑14.020).
  • Verify minimum lot area and lot frontage requirements from the applicable Table (2‑2, 2‑3, etc.) for the zone (e.g., R‑1 min 10,000 s.f.; NC min 10,000 s.f.) (§ 16‑21.040; § 16‑22.040).
  • Calculate FAR/maximum gross floor area using definitions in Article X and FAR guidelines in § 16‑52.020 (rounding rules in § 16‑12.030.F).
  • Measure required setbacks per § 16‑30.030; if lot is non‑rectangular or block averaging is relevant, coordinate with the Director.
  • Confirm height limit calculation basis (grade determination), any exceptions, and how accessory structure heights are measured (§ 16‑30.050).
  • Confirm parking requirements from Article III (§ 16‑32) and apply any in‑lieu or shared‑parking options (see Tiburon Parking).
  • Check overlays (HPO, AHO, Flood Hazard) that may change allowed uses or add design review requirements (see § 16‑23 and Table 2‑4).
  • If proposing ADU/JADU, confirm state ADU rules vs. local ordinance and permit streamlining requirements (see Tiburon ADUs and California ADU law).

Risks & Ambiguities

Issue Why it matters What to verify
Which Table controls where a site is in a Planned Development (RPD/RMP)? Planned developments frequently use a precise plan that supersedes Table 2‑2 standard values; use of incorrect table values can under/overstate allowable FAR/coverage. Verify if a Precise Development Plan or master plan applies to the parcel; check recorded documents with the Planning Division (§ 16‑21.020). Verify with the jurisdiction.
Front‑setback averaging on a block The front setback may be the block average when >50% of lots are improved; this can materially change allowable building envelope. Confirm Director determination and any block precedent; reference § 16‑30.030.D.
FAR guideline vs. floor-area exception FAR is a guideline in some residential zones but exceptions exist via discretionary findings; relying solely on the guideline may be incorrect. If you want area > FAR guideline, prepare findings about neighborhood compatibility per § 16‑52.020 (floor area exception).
ADU state law conflicts with local numeric limits State ADU law restricts how local lot coverage/FAR/setbacks can be used to preclude ADUs. Relying on local numeric limits without checking state law may cause permit denial. Check state ADU provisions and Tiburon’s ADU practice; see California ADU law and Tiburon ADUs. If unclear, "Verify with the jurisdiction."
Historic Protection Overlay (HPO) design constraints If a property is in HPO, exterior modifications / additions must conform to Downtown Design Handbook principles and may require historic‑specific approvals. Verify HPO status and whether Director or Historic review is required per § 16‑23.060.

Plain-English summary

Tiburon’s zoning tables (Article II) set the practical envelope for buildings — the minimum lot sizes, front/side/rear setbacks, lot coverage, heights and FAR guidelines — while Article III contains the measurement rules and exceptions (setback measurement, lot legality, and height exceptions). Planned developments and overlay zones (e.g., RMP/AHO, HPO) often supersede or modify table standards; always confirm the specific parcel’s zone/map designation and any precise development plan before designing.

Source References

  • Town of Tiburon Zoning Ordinance (Title IV, Chapter 16) — Residential zones, Development Standards: § 16-21.020; § 16-21.040; Table 2‑2.
  • Setbacks, measurement, and exemptions: § 16-30.030.
  • Height limits and exceptions: § 16-30.050.
  • Lot legality and lot coverage rules: § 16-30.120.
  • FAR guidelines and floor-area exceptions: § 16-52.020 (Table 5‑2 and exceptions), rounding rules § 16-12.030.F.
  • Commercial zones and Downtown (NC/VC) standards: § 16-22.040 and Table 2‑3.
  • Office zone: § 16-24.040, Table 2‑5.
  • Overlay zones and Affordable Housing Overlay incentives: § 16-23.040–050, Table 2‑4.
  • ADU/state law guidance (summary handbook used in preparation): California ADU handbook (state law summary). Use Tiburon ADU guidance for local implementation; see Tiburon ADUs and California ADU law.

Internal quick links used above:

  • Tiburon zoning & planning overview (/us/california/tiburon)
  • Tiburon Zoning (/us/california/tiburon/zoning)
  • Tiburon Parking (/us/california/tiburon/parking)
  • Tiburon Design Review (/us/california/tiburon/design-review)
  • Tiburon Overlay Districts (/us/california/tiburon/overlay-districts)
  • Tiburon ADUs (/us/california/tiburon/adu)
  • California Building Standards Code (/us/california/building-codes)

Sources

Retrieved passages

  • Tiburon Zoning Code (ARTICLE II) High relevance
  • Tiburon Zoning Code (Article II) High relevance
  • Tiburon Zoning Code (Section 16-30) High relevance
  • CBC § 66314 (§ 66314) High relevance
  • Tiburon Zoning Code (Article V) High relevance
  • Tiburon Zoning Code (Section 16-90.020) High relevance
  • Tiburon Zoning Code (Article V) High relevance
  • Tiburon Zoning Code (Section to) High relevance
  • Tiburon Zoning Code (§ 66317) High relevance
  • Tiburon Zoning Code (Article I) High relevance
  • Tiburon Zoning Code (Article III) High relevance
  • Tiburon Zoning Code (Section 16-70.030) Medium relevance
  • Tiburon Zoning Code (Article II) Medium relevance
  • Tiburon Zoning Code (Section 16-40.020.) Medium relevance
  • CFC § 2010 (Article VI) Medium relevance
  • Tiburon Zoning Code (Section 16-52.040) Medium relevance
  • Tiburon Zoning Code (Section 16-21.040) Medium relevance

Cited sections

Frequently asked questions

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

You may build uses allowed in the R-1 zone (single‑family residential and accessories) subject to the dimensional limits in § 16-21.040 and Table 2‑2 (minimum lot area 10,000 s.f., front setback 15 ft, side 8 ft, coverage 30%, height 40 ft) and the general development rules in Article III (setback measurement, height exceptions). Verify parcel-specific planned-development rules or overlays that could change these numbers.

What are Tiburon’s setback requirements?

Setbacks are zone-specific (see Table 2‑2 for residential; Table 2‑3 for commercial). Measurement and exceptions are in § 16-30.030 — setbacks are measured horizontally from property lines, with block averaging and Director determinations available for non‑rectangular lots.

Do Tiburon zoning rules use FAR?

Yes — Tiburon uses FAR guidelines for residential zones (see Table 5‑2 and § 16-52.020). Those entries provide gross floor‑area maximums or formulas for typical lot sizes; residential floor‑area exceptions are possible through discretionary findings if compatibility is shown. See the FAR table and rounding rules in § 16-12.030.F.

Are there different height rules in Downtown Tiburon?

Yes — the commercial tables for Downtown (VC/NC) list base primary heights (e.g., 30 ft) with specific exceptions for Tiburon Boulevard frontage (up to 38 ft / 3 stories) and transfers of intensity authorized by Downtown policies; see § 16-22.040 and Table 2‑3. Downtown projects also follow the Downtown Tiburon Design Handbook for design compatibility.

Does Tiburon permit accessory dwelling units (ADUs) to be limited by lot coverage or FAR?

Tiburon must follow state ADU law; while the local ordinance contains lot coverage and FAR rules, state ADU provisions place limits on using such standards to preclude compliant ADUs (e.g., minimum 4‑ft side/rear setbacks for certain ADUs). Always check Tiburon’s ADU procedures and state rules before relying on lot‑coverage constraints. See the state ADU guidance and Tiburon ADUs.

When do I need Site Plan & Architectural Review?

Most new construction, additions, and significant exterior changes require Site Plan & Architectural Review under § 16‑52.020 (and some planned development or overlay projects mandate it). The Review Authority applies design goals (Hillside Guidelines, Downtown Handbook) and may require conditions to ensure compatibility. See Tiburon Design Review.

How does the Town measure height on a sloped lot?

Height and the related definition of “grade” are addressed in Article X and the height rules and exceptions in § 16‑30.050. The Director may make determinations about grade where conditions are unusual; for hillside design, additional guidelines apply. Verify grade-measurement decisions with the Planning Division.

Can a legal nonconforming structure be enlarged?

Yes, but enlargements cannot increase the degree of nonconformity for coverage, setbacks or height; alterations typically require Site Plan & Architectural Review and must follow § 16‑62.040. If the structure is voluntarily razed, the replacement must conform to current standards.

Where are the commercial zone FAR and height limits?

Commercial zone standards (NC/VC) are in § 16‑22.040 and Table 2‑3. The NC zone shows a maximum FAR 0.371 and a primary height 30 ft with some Downtown exceptions (see Table 2‑3 notes for Tiburon Boulevard exceptions).

If my lot is non‑rectangular, how are setbacks determined?

The Director determines setbacks on non‑rectangular lots and keeps a record of that determination per § 16‑30.030.C; this can have a significant effect on your allowable building envelope. Verify with the Director. ---

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