Tiburon — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what Title IV, Chapter 16 of the Town of Tiburon Municipal Code (the Zoning Ordinance) actually says about allowable land uses, conditional uses, and the land‑use tables for Tiburon’s zoning districts. It sticks to the zoning (land‑use) rules — where numeric development standards are specified in the ordinance I cite those §§; where the ordinance points to tables or review processes I point you there and flag parcel‑specific items to verify with the town. See the linked resources for related topics such as parking, development standards, design review, overlay districts, Historic Preservation, ADUs, and the California Building Standards Code for related but separate rules.

• parking: Tiburon Parking
• development standards: Tiburon Development Standards
• design review: Tiburon Design Review
• overlay districts: Tiburon Overlay Districts
• Historic Preservation: Tiburon Historic Preservation
• ADUs: Tiburon ADUs
• California Building Standards Code: California Building Standards Code

All statements below are tied to the Tiburon Zoning Ordinance text; I cite the controlling § number and the file reference (excerpt) where that provision appears.

How the code organizes land use

• Article II defines zones and contains the land‑use tables (for example, Residential Zones at § 16-21.030 and its Table 2‑1; Commercial Zones at § 16-22.030 and Table 2‑3) .
• The ordinance shows uses as Permitted ("P" in the tables), Conditional ("U" / CUP required), or not allowed; the tables crosswalk every use to the district and reference special rules where applicable (see Table 2‑1, Table 2‑3, Table 2‑5, etc.) .
• Conditional Use Permit procedures and the factors the Review Authority must consider are in § 16-52.040 (Conditional Use Permit / Permit Review and Decisions) .

District-by-district breakdown

Note: I synthesize and compare — I do not reproduce long ordinance text verbatim. For parcel‑level questions (exact setback numbers on a particular lot, interpretations where a building is pre‑existing or nonconforming), Verify with the jurisdiction.

Residential districts (general)

• Where to read: § 16-21.030 (Residential Zones Allowable Land Uses and Permit Requirements) and Table 2‑1. Permitted/conditional uses and the "P/U" markings are in Table 2‑1; specific use rules referenced in that table point to separate sections (e.g., child care, wireless) .
• Common rules: many one‑ and two‑family uses are permitted in R-1, R-1-B, RO, R-2; multifamily is handled in R-3 and planned zones. Some uses (e.g., bed & breakfast, certain medical facilities, conversions) require CUPs or specific approvals; see Table 2‑1 and referenced regs (§ 16-21.030) .

R-1 (Single‑Family)

• Purpose: protect single‑family neighborhoods and lot patterns. See § 16-21.020 and Table 2‑1 for allowed uses. Development standards are in § 16-21.040 (Residential Zones Development Standards) .
• Typical permitted uses: single‑family dwellings, accessory uses allowed per table; some accessory or similar uses may be conditional (see Table 2‑1) .
• Key dimensional standards: refer to § 16-21.040 and the Residential development standards table (setbacks, lot coverage, height) — the ordinance directs you there rather than listing every neighborhood exception in the land‑use section .
• Where it applies: citywide residential map per § 16-14.020 (Zoning Map and Zones) — verify parcel zone on the official map (Verify with the jurisdiction) .

R-1-B-A and R-1-B-2 (Bel Aire / Modified single‑family)

• Purpose: reflect historic front/side yard setbacks particular to Bel Aire and other small enclaves; otherwise same permitted uses as R-1. See § 16-21.020 and § 16-21.040 for the setback exceptions that apply to these subzones .

RO (Residential Open)

• Purpose: lower‑density single‑family on larger lots; permitted uses generally mirror R-1 but with different dimensional standards; see § 16-21.020 and Table 2‑1 for uses and § 16-21.040 for standards .

R-2 (Two‑Family) and R-3 (Multifamily)

• Purpose: enable two‑family and multifamily living at higher densities. R‑3 often requires CUPs for new improvements (see § 16-21.030). See Table 2‑1 for which uses are P or U in each district; improvements in R‑3 are generally subject to Conditional Use Permit per § 16-21.030 .

RPD / RMP (Planned Residential / Residential Multiple Planned)

• Purpose: master‑planned developments under precise plans; use list and development standards may be governed by master plans/resolutions on file with the Community Development Department. RMP/AHO is also used as an affordable‑housing overlay; see § 16-21.030, § 16-23.030 and Table 2‑4 for overlay rules and densities .

Commercial districts

NC (Neighborhood Commercial) and VC (Village Commercial)

• Where to read: § 16-22.030 (Commercial Zones Allowable Land Uses) and § 16-22.040 (Commercial Zones Development Standards / Table 2‑3) .
• Typical permitted uses: a broad retail/service mix (stores, restaurants, personal services) are treated as permitted in NC with a long itemized list appearing in the ordinance (see Table 2‑3 / § 16-22.030) .
• Conditional or restricted uses: certain uses (e.g., street‑fronting ground‑floor offices on defined Main Street addresses or Tiburon Boulevard segments) are prohibited unless an exception or CUP is granted; see exceptions in § 16-22.040.B and related findings required for an exception/CUP (e.g., economic viability evidence) .
• Key dimensional standards: Table 2‑3 lists NC minimum lot area 10,000 sf, maximum FAR 0.371 (NC) and 0.281 (VC); special Downtown Tiburon frontage rules (up to 38 ft / 3 stories) are noted in Table 2‑3 and the Downtown element cross‑references .

Office (O)

• Purpose: allow office uses without retail components in locations near residential and commercial areas; see § 16-24.020 and § 16-24.030 for uses and permit rules .
• Permitted uses: public or private office uses (excluding medical/dental as permitted by right) — intensification beyond existing use is evaluated for parking/employee impacts (see § 16-24.030) .
• Conditional uses: nursery schools / day‑care centers, colleges, parking structures, wireless facilities, real estate tract offices require CUP per § 16-24.030(B) .
• Dimension examples (from Table 2‑5 / § 16-24.040): maximum lot coverage 50%, min lot width 60 ft, front setback 30 ft, side 8 ft, rear 10 ft, max height 30 ft (primary), accessory 15 ft, FAR 1.00 — verify with the table in § 16-24.040 for parcel applicability .

Public/Quasi‑Public (P)

• Permitted uses: parks, open space and ancillary improvements are permitted; other public/quasi‑public uses require CUP per § 16-26.030 and Table 2‑6 contains dimensional standards (e.g., max lot coverage 50%, min lot area 10,000 sf, max height 30 ft, FAR 1.00) .

Open Space (OS) and Parks & Recreation (P&R)

• OS (Open Space): purpose to preserve lands for permanent open space; permitted uses are passive recreation, conservation and similar uses; new structures are generally prohibited (see § 16-27.030 and § 16-27.040) .
• P&R (Parks & Recreation): permitted uses include public parks, conservation, habitat restoration, and passive recreation; certain structures, organized educational facilities, utilities, and improvements are conditional and require CUP per § 16-28.030 and § 16-28.040; Table 2‑7 shows max lot coverage 10%, max height 30 ft, FAR 0.10 (see § 16-28.040 for the Table) .

Marine (M)

• Permitted uses: floats/dolphins for private craft, boating/swimming/fishing, parks in conformance with the General Plan; many tidelands‑type uses require a Tidelands Permit (see § 16-25.030 and § 16-25.030.B for uses permitted with a Tidelands Permit) .

Overlay districts (Affordable Housing Overlay, Historic Protection, Flood Hazard)

• RMP/AHO and NC/AHO: overlay permits/density incentives for qualifying affordable housing projects; special development standards/density ranges are in § 16-23.030 and § 16-23.040 and shown in Table 2‑4 (e.g., RMP/AHO density range 12.4–24.8 units/acre, RMP/AHO allowed up to 3 stories / 38 ft. where specified) .
• Historic Protection Overlay (HPO): permitted uses are those of the underlying NC/VC zone; exterior alterations generally require Director approval of a Site Plan and Architectural Review (minor alterations) and projects must follow the Downtown Tiburon Design Handbook and the Local Historic Inventory guidance — see § 16-23.060 .
• Flood Hazard (F): construction regulated by Municipal Code Chapter 13D and corresponds to FEMA flood maps — see § 16-23.020 and related notes .

Quick reference table — decision‑relevant highlights

Checklist — what an applicant must satisfy to confirm use is allowed

• Confirm the property's zoning on the official zoning map (§ 16-14.020) and identify any overlays (AHO, HPO, F) that apply (Verify with the jurisdiction) .
• Consult the appropriate land‑use table: Residential Table 2‑1 (§ 16-21.030) or Commercial Table 2‑3 (§ 16-22.030) to confirm whether the proposed use is P or U for the district .
• If the use is conditional (requires CUP), prepare a CUP application in conformance with § 16-52.040 (including required findings and public hearing procedures) .
• Check numeric development standards in the district’s development standards table (e.g., Table 2‑3, Table 2‑5, Table 2‑6, Table 2‑7) and the cross‑referenced sections for setbacks, height, FAR, and lot coverage; if design or architectural review is required, expect Site Plan and Architectural Review per overlay or zone rules (see HPO and overlay sections) — use the development standards table in the ordinance and the town's Tiburon Development Standards page .
• Confirm off‑street parking requirements in the code and prepare a parking plan (Tiburon Parking) and prepare to satisfy landscaping and screening rules (Tiburon Landscaping and Screening) as required by Article III .
• If property is in HPO, expect Site Plan/Architectural Review and additional historic‑compatibility standards (§ 16-23.060) .
• If proposing housing that seeks affordable/incentive treatment, review RMP/AHO and NC/AHO provisions and the density/incentive tables (§ 16-23.030 and Table 2‑4) .
• Prepare to meet building/structural code requirements separately (see California Building Standards Code) — note that Title 24 matters are not the zoning code and are enforced through the building permit process.
• For specialized waterside uses, check Tidelands Permit rules and marine‑specific limitations (see § 16-25.030) .

Risks & Ambiguities

Plain‑English Summary

Tiburon’s Zoning Ordinance (Title IV, Chapter 16) lists which uses are allowed in each zone using land‑use tables (e.g., Table 2‑1 for residential, Table 2‑3 for commercial). Some uses are allowed by right; others must get a Conditional Use Permit (CUP) and a public hearing under § 16-52.040. Numeric development limits (setbacks, height, FAR, lot coverage) are in the district development standards tables referenced in each zone’s section — check the specific table for the district that applies to your parcel and meet overlay/HPO/Flood rules where applicable .

Source References

• Title IV, Chapter 16, Zoning Ordinance — Table of Contents and general organization: § 16-10 and § 16-14.020 (Zoning Map and Zones) .
• Residential Zones, Allowable Uses and Table 2‑1: § 16-21.030 (Table 2‑1 referenced) .
• Residential Development Standards: § 16-21.040 (see notes on R-1‑B variations) .
• Commercial Zones uses and development standards (Table 2‑3): § 16-22.030 and § 16-22.040 (exceptions for street‑fronting office uses) .
• Office Zone uses and Table 2‑5 development standards: § 16-24.030 / § 16-24.040 (Table 2‑5) .
• Public/Quasi‑Public Zone and Table 2‑6 standards: § 16-26.030 / § 16-26.040 (Table 2‑6) .
• Marine Zone uses and tidelands permits: § 16-25.030 / tidelands permit reference § 16-52.080 (see Table references in marine section) .
• Open Space and Parks & Recreation: § 16-27.030 / § 16-27.040 (OS) and § 16-28.030 / § 16-28.040 (P&R, Table 2‑7) .
• Overlay Zones (RMP/AHO, NC/AHO, HPO): § 16-23.030 / § 16-23.040 / § 16-23.050 / § 16-23.060 and Table 2‑4 (overlay standards, densities) .
• Conditional Use Permit review criteria and procedures: § 16-52.040 (Permit Review and Decisions) .
• Zoning Ordinance front matter and effective date: Title IV, Chapter 16 (effective April 16, 2010) — ordinance document header and table of contents (Tiburon Zoning Code extract) .

Retrieved passages

• Tiburon Zoning Code (Section 16-52.040) High relevance show source text
• Tiburon Zoning Code (Article II) High relevance show source text
• Tiburon Zoning Code (Section 16-26.030) High relevance show source text
• Tiburon Zoning Code (Article III) High relevance show source text
• Tiburon Zoning Code (Section 16-14.020) High relevance show source text
• Tiburon Zoning Code (Section 16-52.040) High relevance show source text
• Tiburon Zoning Code (Article II) High relevance show source text
• Tiburon Zoning Code (Section 16-52.040) High relevance show source text

Cited sections

• Title IV, Chapter 16, Zoning Ordinance — Table of Contents and general organization: **§ 16-10** and **§ 16-14.020** (Zoning Map and Zones) . (Title IV)
• Residential Zones, Allowable Uses and Table 2‑1: **§ 16-21.030** (Table 2‑1 referenced) . (§ 16-21.030)
• Residential Development Standards: **§ 16-21.040** (see notes on R-1‑B variations) . (§ 16-21.040)
• Commercial Zones uses and development standards (Table 2‑3): **§ 16-22.030** and **§ 16-22.040** (exceptions for street‑fronting office uses) . (§ 16-22.030)
• Office Zone uses and Table 2‑5 development standards: **§ 16-24.030** / **§ 16-24.040** (Table 2‑5) . (§ 16-24.030)
• Public/Quasi‑Public Zone and Table 2‑6 standards: **§ 16-26.030** / **§ 16-26.040** (Table 2‑6) . (§ 16-26.030)
• Marine Zone uses and tidelands permits: **§ 16-25.030** / tidelands permit reference **§ 16-52.080** (see Table references in marine section) . (§ 16-25.030)
• Open Space and Parks & Recreation: **§ 16-27.030 / § 16-27.040** (OS) and **§ 16-28.030 / § 16-28.040** (P&R, Table 2‑7) . (§ 16-27.030)
• Overlay Zones (RMP/AHO, NC/AHO, HPO): **§ 16-23.030 / § 16-23.040 / § 16-23.050 / § 16-23.060** and **Table 2‑4** (overlay standards, densities) . (§ 16-23.030)
• Conditional Use Permit review criteria and procedures: **§ 16-52.040** (Permit Review and Decisions) . (§ 16-52.040)
• Zoning Ordinance front matter and effective date: Title IV, Chapter 16 (effective April 16, 2010) — ordinance document header and table of contents (Tiburon Zoning Code extract) . (Title IV)
• Tiburon_ZoningCode.md

• Official Tiburon code library