Tiburon — Zoning

Last reviewed: July 2, 2026

Overview

Tiburon's zoning rules are codified in the Town Municipal Code as Title IV, Chapter 16 (the Zoning Ordinance). The ordinance establishes the official Zoning Map, the list of zoning districts (residential, commercial, planned and overlay zones), and the development controls that apply to each district; it also sets the review authorities and permit pathways for changes or new development. See the Town's zoning overview for context at Tiburon zoning & planning overview; the controlling ordinance is primarily organized in Articles I–VI (e.g., § 16‑14.020, § 16‑21.020).

How Tiburon organizes Zoning (what the ordinance says)

• Zoning ordinance title and purpose are identified in § 16‑10.010 and § 16‑10.020 (purpose & applicability).
• The official Zoning Map and Zones are incorporated by reference in § 16‑14.020; the map (and any changes) govern the district designation for each parcel.
• Use tables and development standards for each group of zones are in Article II (Residential Zones § 16‑21, Commercial Zones § 16‑22, Overlay Zones § 16‑23). Permitted uses are shown in the ordinance tables (e.g., Table 2‑1 referenced in § 16‑21.030).

First-time readers: when the ordinance mentions specific development controls (setbacks, height, lot coverage, parking), those primary standards are collected in Article III; see Tiburon Development Standards and the ordinance sections § 16‑30 (setbacks, height, lot coverage) and § 16‑32 (parking).

District-by-district breakdown

Below are the principal district categories as named in the Tiburon Zoning Ordinance with the ordinance references that define their purpose, permitted-use mechanism, and development standards. For permitted-use lists and numeric tables the ordinance refers to internal tables (for example, Table 2‑1 and Table 2‑3); consult those tables or Town staff for parcel-specific numeric values. Verify with the Town for parcel-specific interpretations.

R-1 (Single‑Family Residential)

• Purpose: Preserve single‑family character in older, smaller‑lot neighborhoods; conforms to the General Plan Medium High Density designation. See § 16‑21.020.
• Typical permitted uses: single‑family dwellings and usual accessory uses — details shown in Table 2‑1 and the text of § 16‑21.030.
• Development standards: setbacks, lot coverage, and other dimensional controls are in § 16‑21.040 and the generic standards in § 16‑30 (setbacks § 16‑30.030, height § 16‑30.050) — see the development standards tables in Article II and Article III for numeric specifics.

R-1‑B-A and R-1‑B‑2 (Annexed/Modified Single‑Family Residential subzones)

• Purpose: Capture former Marin County setback patterns and neighborhood‑specific standards (Bel Aire and other annexed areas). § 16‑21.020 describes intent and notes these zones carry the same permitted uses as R‑1 except for modified setback rules in § 16‑21.040.

RO‑1 / RO‑2 (Residential Open)

• Purpose: Intended for lower density single‑family lots (RO‑1 and RO‑2 differ by development standard set). § 16‑21.020.
• Uses & standards: Uses mirror single‑family regulations; numeric differences (minimum lot area, setbacks) set in § 16‑21.040 and in the applicable development standard tables.

R‑2 (Two‑Family Residential)

• Purpose: Provide for single‑family and two‑family dwellings where the General Plan designates high density. § 16‑21.020.
• Uses & standards: See Table 2‑1 (permitted uses) § 16‑21.030 and development standards § 16‑21.040.

R‑3 (Multifamily Residential)

• Purpose: Support multifamily development consistent with Very High Density General Plan designations. § 16‑21.020.
• Uses & standards: Multifamily uses governed by Table 2‑1 and § 16‑21.030; dimensional controls in § 16‑21.040.

RPD / RMP (Planned Residential / Residential Multiple Planned)

• Purpose: Master‑planned or precise development areas subject to previously adopted master plans or precise development plans. RPD and RMP are governed by their own master/precise plans as shown on the “Planned Development Map” in § 16‑14.020; the RMP zone is also used in combination with an Affordable Housing Overlay in places. § 16‑21.020, § 16‑21.030.

Commercial Zones (neighborhood & village)

• Zone names and purposes: The ordinance organizes commercial zones under Article II, § 16‑22 (Commercial Zones) and ties downtown/village rules to a Downtown Design Handbook. Permitted uses and the commercial development standards are delegated to Table 2‑3 and § 16‑22.030–040. See § 16‑22.

Overlay Zones (examples: F, RMP/AHO, NC/AHO, HPO) — see Tiburon Overlay Districts

• The ordinance contains a set of overlay zones that modify or add to underlying zone rules:
  • F (Flood Hazard Overlay): ties to flood map and Municipal Code Chapter 13D; construction regulated as described in § 16‑23.020[A].
  • RMP/AHO and NC/AHO (Affordable Housing Overlay zones): incentives/density bonus and strict qualification and deed‑restriction requirements; see § 16‑23.030 and the Overlay Development Standards Table 2‑4.
  • HPO (Historic Protection Overlay): protects downtown historic inventory and imposes design review and preservation principles; see § 16‑23.050 / § 16‑23.060 and the Downtown Tiburon Design Handbook. See also Tiburon Historic Preservation.

Quick reference table — decision‑relevant items

Practical guidance and synthesis

• To learn what you may build on a parcel, start by confirming the parcel's zoning on the Town's Zoning Map per § 16‑14.020 (this identifies the district name — e.g., R‑1, RMP, NC/AHO) and then consult the permitted‑use table for that district (§ 16‑21.030 for residential, § 16‑22.030 for commercial).
• Numeric dimensional rules (setbacks, height, coverage, lot area) live in the development standards tables referenced in § 16‑21.040 and Article III (§ 16‑30 for setbacks/height, § 16‑30.120 for lot legality & coverage). If the ordinance refers to a table (e.g., Table 2‑1, Table 2‑3, Table 2‑4), the table is the controlling detail for numbers; the ordinance text requires compliance with those tables.
• Projects in the Downtown or on historic inventory properties must meet the HPO rules and the Downtown Tiburon Design Handbook; exterior alterations generally require design‑review approval (§ 16‑23.060, § 16‑52.020). For guidance see Tiburon Historic Preservation and the Design Review page.
• Affordable housing overlays (RMP/AHO, NC/AHO) carry specific affordability, deed‑restriction and qualification rules (minimum mix of affordability levels, deed restriction durations, and development standards in Table 2‑4). See § 16‑23.030–.040 for the overlay qualification and benefit rules.

Links to other guidance you will commonly need are embedded above (Development Standards, Parking, Design Review, Overlays, Historic Preservation, ADUs, and the Town Zoning overview). When construction or alteration will require building permits, remember the work must also comply with the state building code; see California Building Standards Code.

Checklist

An applicant should verify and supply the following items (each item grounded in the ordinance cited):

• Confirm parcel zoning on the Zoning Map (§ 16‑14.020) and identify underlying and any overlay zones.
• Determine allowable uses for that zone from the applicable Table (e.g., Table 2‑1) and § 16‑21.030 / § 16‑22.030.
• Review development standards (setbacks, height, lot coverage) in § 16‑21.040 and § 16‑30; include site‑specific numeric table values.
• Evaluate parking and loading requirements in § 16‑32 and prepare parking plans as required; consult the Town parking rules.
• Determine whether Site Plan and Architectural Review is required and prepare materials per § 16‑52.020; check which Review Authority applies per Table 5‑1 (§ 16‑50.020). See Tiburon Design Review.
• If property is in an overlay (HPO, F, AHO), comply with additional overlay requirements in § 16‑23 (e.g., deed‑restriction requirements for AHO, flood rules for F, preservation rules for HPO).
• If the lot is nonconforming or was created pre‑ordinance, confirm legal lot status per § 16‑30.120 and § 16‑62.040.
• Prepare to meet any Precise Development Plan or planned development documentation if the parcel lies within an RPD/RMP area per § 16‑52.060 and the Planned Development Map.

Risks & Ambiguities

Plain‑English Summary

Tiburon’s Zoning Ordinance (Title IV, Chapter 16) assigns every parcel to a named zone (R‑1, R‑2, R‑3, RPD, NC, etc.) and sets allowed uses, review procedures, and development standards; numeric details and special overlay rules are in the ordinance tables and overlay sections, so confirm your parcel’s zone, any overlays, and the specific development‑standards table that applies before designing a project. § 16‑14.020, § 16‑21.030, and § 16‑21.040 are the starting points.

Source References

• Town of Tiburon, Title IV, Chapter 16, Zoning Ordinance (Table of Contents and Article I): § 16‑10.010, § 16‑10.020, § 16‑14.020.
• Residential Zones (Article II): § 16‑21.010 – § 16‑21.040 (purposes, allowable uses, development standards).
• Overlay Zones (Article II, § 16‑23): § 16‑23.020 – § 16‑23.060 (F, RMP/AHO, NC/AHO, HPO).
• General development standards and parking (Article III): § 16‑30 (setbacks § 16‑30.030, height § 16‑30.050, lot coverage § 16‑30.120) and § 16‑32 (parking and loading).
• Permit review and Design Review (Article V and VI): § 16‑50.020 (Table 5‑1 review authority), § 16‑52.020 (Site Plan & Architectural Review), § 16‑60.020 (Design Review Board duties).
• Nonconforming lots/uses and lot legality: § 16‑62.040, § 16‑30.120.

Retrieved passages

• Tiburon Zoning Code (ARTICLE II) High relevance show source text
• Tiburon Zoning Code (Article II) High relevance show source text
• Tiburon Zoning Code (Section 16-21) High relevance show source text
• Tiburon Zoning Code (TITLE IV) High relevance show source text
• Tiburon Zoning Code (Title IV) High relevance show source text
• CBC § 020 (Chapter 13D) High relevance show source text
• Tiburon Zoning Code (Section 16-21.040) High relevance show source text
• Tiburon Zoning Code (Section 16-14.020) High relevance show source text

Cited sections

• Town of Tiburon, Title IV, Chapter 16, Zoning Ordinance (Table of Contents and Article I): **§ 16‑10.010**, **§ 16‑10.020**, **§ 16‑14.020**. (Title IV)
• Residential Zones (Article II): **§ 16‑21.010 – § 16‑21.040** (purposes, allowable uses, development standards). (Article II)
• Overlay Zones (Article II, § 16‑23): **§ 16‑23.020 – § 16‑23.060** (F, RMP/AHO, NC/AHO, HPO). (Article II)
• General development standards and parking (Article III): **§ 16‑30** (setbacks **§ 16‑30.030**, height **§ 16‑30.050**, lot coverage **§ 16‑30.120**) and **§ 16‑32** (parking and loading). (Article III)
• Permit review and Design Review (Article V and VI): **§ 16‑50.020** (Table 5‑1 review authority), **§ 16‑52.020** (Site Plan & Architectural Review), **§ 16‑60.020** (Design Review Board duties). (Article V)
• Nonconforming lots/uses and lot legality: **§ 16‑62.040**, **§ 16‑30.120**. (§ 16)
• Tiburon_ZoningCode.md

• Official Tiburon code library