Union City — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the Union City Zoning Ordinance (commonly Title 18) actually says about land use: which uses are permitted or conditional in each zoning district, how use tables work, and the administrative route for adding or approving uses. It synthesizes the land‑use tables, district purposes, and key standards so applicants and homeowners know where to look and what to verify. For the city's general planning menu see Union City Zoning and the broader Union City zoning & planning overview.

How Union City organizes land use

• The code divides the city into named zoning districts (residential, commercial, industrial, special districts) and uses a set of master tables and chapter rules to list Permitted (P), Conditional (C / UP) and Administrative (AUP) uses; a use not listed is prohibited unless a “similar use” determination is made by the Director, Zoning Administrator, or Planning Commission § 18.04—General Provisions; § 18.08 (definitions) .
• Use permits and administrative use permits are processed under § 18.56 (Use Permits) and § 18.54 (Administrative Use Permits) respectively; general administration is in § 18.52 .
• District‑specific tables (for example Table 18.40.020 for industrial districts and Table 18.39.040 / 18.39.050 for Union Landing) contain the granular P/C/AUP designations and notes — always check the applicable table for your parcel first .

Key cross‑references you will see in the ordinance (link to related municipal topics):

• Parking requirements: Union City Parking (see § 18.36.150 in the code) .
• Design review and site development processes: Union City Design Review (see Chapters 18.72 and 18.76) .
• Overlays that change allowable uses or standards: Union City Overlay Districts (e.g., Landmark & Historic Preservation § 18.106; Housing Element Overlay § 18.116) .
• Accessory Dwelling Units: Union City ADUs (see Chapter 18.34) .
• Nonconforming use rules: Union City Nonconforming Uses (Chapter 18.16) .
• Sign rules and permissible signage: Union City Signage (Chapter 18.30) .
• Where code meets building standards: California Building Standards Code. Verify building code and safety requirements separately; land‑use decisions are distinct from Title 24 permitting.

District‑by‑district breakdown (what the code says)

The city code is long; below are the operational highlights from the primary district classes as they appear in Title 18. Each district summary gives: purpose, typical permitted uses (high‑level), key dimensional or procedural notes, and where the table that controls uses lives.

Note: Always confirm a parcel’s zoning on the official zoning map and then check the exact table row in the code for that district. If any parcel sits inside an overlay, the overlay rules may add restrictions or allow exceptions — verify in the overlay chapter § 18.106 / § 18.116 .

Residential — R, RS, RM (including RM 1500)

• Purpose: Protect single‑family and multifamily neighborhoods; regulate dwelling types and accessory uses. See § 18.32 for allowable residential uses and standards .
• Typical permitted uses: one‑family dwellings in R/RS, multifamily and attached dwellings in RM/RM 1500; permitted accessory structures and Accessory Dwelling Units per Chapter 18.34 are explicitly allowed where the district table lists them .
• Conditional uses: community education/assembly, some institutional uses, certain multifamily types and live‑work where the table indicates C (use permit required) .
• Dimensional notes: Side/rear setbacks, lot coverage, and yard rules are controlled in Chapter 18.24 and district table entries; see special side‑yard access exceptions where vehicle access is provided § 18.24, § 18.32 .
• Where it applies: check Table(s) in § 18.32 / Table 18.100.050 for site specific standards (e.g., 511 Area) .

Neighborhood & Community Commercial — CN, CC, CVR, CPA

• Purpose: Local retail/commercial services, offices and community‑oriented commerce; rules aim to preserve pedestrian storefronts in specific areas. See Chapter 18.36 and Union Landing special rules in Chapter 18.39 .
• Typical permitted uses: general retail, food service (sit‑down and quick‑service), smaller professional offices, personal services — many uses are allowed by Table 18.39.040 or district tables in § 18.36 .
• Conditional / administrative uses: amplified live music, outdoor dining, sidewalk cafés, and some liquor/entertainment uses require an Administrative Use Permit or Use Permit depending on the development type (see Table 18.39.050(A/B)) .
• Site & parking: Commercial parking standards are in § 18.36.150 and may allow shared parking for mixed‑use ground‑floor retail; the decision‑maker can grant parking relief if off‑site capacity is demonstrated .

Union Landing Commercial — CUL (and development types SRC / SRSC / CC / OC)

• Purpose: Union Landing is governed by a specific set of tables and development types; permitted uses are listed by development type (SRC, SRSC, CC, OC) in Table 18.39.040, with additional conditional uses in Table 18.39.050 and site performance standards in § 18.39.030 .
• Highlights: Cannabis dispensary/retail is allowed in certain Union Landing development types but is subject to Chapter 18.117 and local licensing rules; limits exist on location and count within the district § 18.39 / § 18.117 .
• Administrative vs. Planning Commission approvals: Many entertainment and larger‑scale uses (breweries >5,000 sq. ft., hotels, bars) require Planning Commission, City Council or specific use permits per the Union Landing tables .

Village / Mixed‑Use and Station Districts — VMU, CSMU, SEE, CMUE

• Purpose: Encourage mixed‑use with ground‑floor commercial and upper floor residential/office; specific VMU rules set permitted/conditional lists and development standards § 18.27 (VMU) and § 18.41 (Corridor/Station districts) .
• Permitted uses: Retail, office, residential above ground-floor, small service uses; the Director can add similar uses after making findings under § 18.52.060 .
• Height and setbacks: In some mixed‑use districts no front/side/rear yard may be required except when adjoining residential districts (e.g., 20 ft yard where adjoining R/RS/RM) and height caps are stated (examples: 40 ft base, 50 ft by use permit in some mixed‑use rules) — see the district text § 18.27 / § 18.41 .

**Industrial — MG, ML, MS

• Purpose: Different intensity levels of industrial activity. MG (General Industrial), ML (Light Industrial), MS (Special Industrial) are defined and regulated via Table 18.40.020 which marks uses as P / AUP / UP / – and gives specific notes (e.g., service station conditions) § 18.40.020 .
• Typical uses: Warehousing, manufacturing (limited by district), R&D/flex space (often conditional in MG or MS), limited retail/supportive commercial in some industrial areas — check the table rows for auto sales, hotels, child‑care, etc. Table 18.40.020 is the controlling reference .
• Special conditions: Many uses are permitted only if conducted within enclosed buildings or subject to special operational limits (noise/odor/overnight boarding standards for veterinarians, etc.) — the table notes and the MS district purpose spell this out § 18.40 .

Quick decisions table (common, decision‑relevant entries)

Practical guidance & synthesis

• Start at the district table for the parcel — tables are the controlling quick answer. For industrial parcels that’s Table 18.40.020; for Union Landing use lists check Table 18.39.040/050; for residential check § 18.32 and the specific RM 1500 or 511 area tables .
• If a proposed use is not in the table, it is not permitted unless the Director or decision maker finds it “essentially the same” as a listed use and follows the finding process in § 18.52.060 — this is commonly used to allow uses similar but not explicitly listed .
• Many commercial activities that affect noise, hours or public assembly (bars, entertainment, amplified music, large restaurants) will require an Administrative Use Permit or a full Use Permit; Union Landing has a two‑tier structure (Zoning Administrator vs. Planning Commission) detailed in Table 18.39.050(A/B) .
• Setbacks, maximum heights, FAR and landscaping requirements are spelled out in the district text and in the bulk regs/standards chapters — for mixed‑use areas the code sometimes waives typical front/side yards except where the site adjoins residential (20 ft buffer in several places) — see § 18.24, § 18.27/18.41 .
• Parking rules are district‑specific and tied into § 18.36.150; mixed‑use developments frequently evaluate shared parking and can request relief from the decision maker if off‑site parking is available . When your proposal requires site design approval, expect to go through administrative site development review (Chapter 18.72) or site development review (Chapter 18.76) depending on scale .

Checklist (what an applicant must satisfy)

• Confirm parcel zoning and any overlay(s) on the official zoning map (verify overlays in § 18.106 / § 18.116) .
• Look up the parcel’s row in the controlling table (e.g., Table 18.40.020, Table 18.39.040/050, § 18.32). If the use shows P, proceed; if AUP/UP/C, prepare permit application per § 18.54 / § 18.56 .
• If conditional/administrative approval is required, complete the submittal checklist in § 18.56 (site plans, findings, ownership/agent statements, 300‑ft radius owners list where required) .
• Prepare parking calculations per § 18.36.150 and determine whether shared parking or parking relief is necessary or feasible; include bicycle parking plan if applicable .
• Demonstrate conformance with bulk regs and design guidelines (Chapters 18.24, any area‑specific design chapter, Old Alvarado guidelines where applicable) and plan for design review (Ch. 18.72/18.76) .
• If proposing an ADU, follow Chapter 18.34 and state ADU law; verify that the ADU is allowed in that district and how it interacts with parking and lot coverage rules .
• Check signage rules in Chapter 18.30 and whether a sign plan/planned sign program is required .
• If proposing a use that may be “similar” to listed uses, prepare the required findings for a “similar‑use” determination under § 18.52.060 .

Risks & Ambiguities

Plain‑English summary

Union City’s zoning code lists allowed, conditionally allowed, and prohibited uses by district in specific tables (check those tables first). If your use is marked P, you may proceed subject to development standards; if it’s C / UP / AUP, you must apply for a use permit or administrative use permit and meet the findings in § 18.56 / § 18.54. For anything not listed, expect a discretionary “similar use” review — verify with Planning. Key tables include Table 18.40.020 for industrial uses and Table 18.39.040/050 for Union Landing; chapter references and administrative process are in § 18.52 / § 18.56 .

Source References

• Chapter 18.56 — Use Permits (procedures, application contents) § 18.56
• Chapter 18.52 — Administration (authority, similar‑use finding § 18.52.060) § 18.52
• Table 18.40.020 — Land Use Regulations: Industrial Districts § 18.40.020
• Chapter 18.39 — Union Landing Commercial District and Tables 18.39.040 / 18.39.050
• Chapter 18.32 — Residential district uses and standards; ADUs Chapter 18.34 referenced for accessory units § 18.32; Chapter 18.34
• Chapter 18.24 — Bulk Regulations (setbacks, obstructions) § 18.24
• Chapter 18.36 — Commercial district provisions and § 18.36.150 parking standards
• Chapter 18.30 — Sign Regulations § 18.30
• Chapter 18.117 and local licensing Chapter 5.44 — cannabis zoning/licensing notes § 18.117

(If you want, I can pull the exact table row for a specific parcel or proposed use and list the exact P/C/AUP mark and conditions; parcel‑specific items require the zoning map and parcel APN — Verify with the jurisdiction.)

Retrieved passages

• CBC § 4 (Section 18.27.02) High relevance show source text
• Union City Zoning Code (§ 4) High relevance show source text
• Union City Zoning Code (Chapter 18.54) High relevance show source text
• Union City Zoning Code (§ 2) High relevance show source text
• Union City Zoning Code (§ 4) High relevance show source text
• Union City Zoning Code (Section 18.39.055) High relevance show source text
• Union City Zoning Code (Section 18.52.060) High relevance show source text
• Union City Zoning Code (Chapter 18.117) High relevance show source text

Cited sections

• Chapter **18.56 — Use Permits** (procedures, application contents) **§ 18.56** (§ 18.56)
• Chapter **18.52 — Administration** (authority, similar‑use finding **§ 18.52.060**) **§ 18.52** (§ 18.52.060)
• Table **18.40.020** — Land Use Regulations: Industrial Districts **§ 18.40.020** (§ 18.40.020)
• Chapter **18.39** — Union Landing Commercial District and Tables **18.39.040 / 18.39.050**
• Chapter **18.32** — Residential district uses and standards; ADUs Chapter **18.34** referenced for accessory units **§ 18.32; Chapter 18.34** (§ 18.32)
• Chapter **18.24** — Bulk Regulations (setbacks, obstructions) **§ 18.24** (§ 18.24)
• Chapter **18.36** — Commercial district provisions and **§ 18.36.150** parking standards (§ 18.36.150)
• Chapter **18.30** — Sign Regulations **§ 18.30** (§ 18.30)
• Chapter **18.117** and local licensing **Chapter 5.44** — cannabis zoning/licensing notes **§ 18.117** (Chapter 5.44)
• UnionCity_ZoningCode.md

• Official Union City code library