Commercial Zoning Guide
This page serves to help business owners, property owners, brokers, and prospective tenants understand whether a proposed commercial use may be allowed at a property in Campbell.
Before signing a lease, purchasing property, or applying for permits, it is important to understand the property's zoning designation and any applicable permit requirements or approval processes that may apply to a proposed land use.
What is Zoning?
Zoning is a tool used by municipalities to regulate land use within their jurisdiction. Zoning is used to designate a community into different areas, called "zones," each with specific regulations on how land can be used. In Campbell zoning is also used to determine the appropriate permit process for each use.
How do I look up the Zoning of a property?
You can look up the zoning of a property by address or APN by using the City's Interactive Zoning Map.
How do I know what uses are allowed?
Once you know the zoning of your property, you can find the associated list of land uses as follows:
For Commercial, Office, & Industrial Zones:
Permitted land uses for Neighborhood Commercial (NC), General Commercial (GC), Professional Office (PO), Research and Development (RD), and Light Industrial (LI) zoning districts are shown in the land use tables linked below:
Commercial, Office, & Industrial Zones - Land Use Lookup
Select a land use category and use to see the Commercial, Office, & Industrial zoning district permit path.
For Mixed-Use Zones:
Permitted land uses in mixed-use districts are specified in Table 2-8 (Land Use Table - Mixed-Use Districts). In general, permitted uses in a mixed-use zoning district are determined by referencing the corresponding commercial or residential zoning district land use table, linked below:
| Mixed-Use Zoning District | Commercial Uses | Residential Uses |
|---|---|---|
| General Commercial/Light Industrial | Not applicable | |
| Professional Office Mixed-Use | ||
| Neighborhood Commercial Mixed-Use | ||
|
Medium-High Density Mixed-Use
General Commercial Mixed-Use
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|
High Density Mixed-Use
Commercial-Corridor Mixed-Use
Transit-Oriented Mixed-Use
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| Central Business Mixed-Use | ||
| Outside Winchester or East Campbell Avenue Plan Areas |
Land uses specified by:
Table 2-11
|
|
| Within Winchester or East Campbell Avenue Plan Areas |
Land uses specified by:
Table 2-11A
|
|
For the Central Business Mixed-Use Zone:
As indicated by the preceding table, for properties in the Central Business Mixed-Use Zone you must first identify whether the property is within the Winchester Boulevard Master Plan or East Campbell Avenue Plan Area ("Master Plan Area").
How Do I Find Out If a Property Is Within a Master Plan Area?
- This may be determined using the City's Interactive Zoning Map or by referring to the City's dedicated Special Project Areas Map available online.
Central Business Mixed-Use Zone - Land Use Lookup
Select whether the property is outside or within a Master Plan Area, then choose the proposed land use to identify the applicable CB-MU permit path.
For Legacy Zones (P-D & C-PD) Zones:
Permitted land uses in in legacy zones, including the P-D & C-PD zoning district, are same as the zoning district that directly corresponds to the general plan land use designation of the property. For example, if a property with a P-D zoning has “General Commercial Mixed-Use” land use designation, reference the uses allowed in the “General Commercial” zoning district. You can identify the land use designation of a property by using the City's Interactive Zoning Map. See example below:
What do the symbols in the land use table mean?
The land use tables include “P” for permitted, “X” for prohibited, “AC” for Administrative Conditional Use Permit and “C” for Conditional Use Permit. Between these categories, permit costs and processing time vary from a few days for a permitted (“P”) use, to several months for a discretionary activity (e.g., “AC” or “C”).
| Land Use Category | NC Neighborhood Commercial | GC General Commercial | PO Professional Office | RD Research and Development | LI Light Industrial |
|---|---|---|---|---|---|
| Your Business Activity | AC | P | C | X | X |
| What the Symbol Means | Administrative Conditional Use Permit Requires discretionary review, subject to staff review and decision. | Permitted Generally allowed, subject to applicable standards and review. | Conditional Use Permit Requires discretionary review. Requires a public hearing, subject to Planning Commission review and decision. | Not Allowed Prohibited in that zoning district. | |
What this example showsA proposed use may be treated differently depending on the zoning district. That is why it is important to confirm the zoning district and review the correct land use table before moving forward. | |||||
How do I apply for an Administrative and/or Conditional Use Permit?
Step-by-step instructions on applying for an Administrative Conditional Use Permit or Conditional Use Permit can be found on the Planning Applications webpage.
How Long Does it Take?
- Administrative Conditional Use Permit (AC): ± 2-3 months
- Conditional Use Permit (C): ± 4-6 months
Please note that each permit is unique and processing times will vary. For this reason, it is recommended to make sure that a complete and accurate permit application is submitted, plan ahead, and contact the Planning Division to receive a more accurate time estimate prior to submitting a permit application.
How Much Does it Cost?
Application fees can be found in the City's Fee Schedule.
- Administrative Conditional Use Permit (AC): $2,966 (base application fee - effective July 1, 2026)
- Conditional Use Permit (C): $5,965 (base application fee - effective July 1, 2026)
Please note that, in addition to the base application fee, the total permit cost will also include applicable mailing fees, technology fees, and credit card processing fees. Additionally, each permit is evaluated on a case-by-case basis, and total fees may vary depending on the scope of the project. This is particularly true where multiple components of an operation require separate discretionary approvals (for example, a liquor establishment combined with late-night operating hours). Fees are also subject to change and are typically adjusted annually on July 1 to reflect standard cost-of-living increases.
Anything else I should know?
The steps above provide a general guide for understanding commercial land uses and the associated permit processes in the City. Additional factors may apply depending on the specific property, use, and circumstances.
The information below addresses additional topics that may be relevant to consider:
The City’s definitions for most land uses are provided in Chapter 21.72 - Definitions of the Campbell Municipal Code.
These definitions are used to categorize proposed land use activities and determine the applicable zoning and permit requirements. Please note that some activities may fall within more than one land use category. For example, a restaurant may also be classified as a restaurant with late-night activity if it operates during late-night hours (i.e., earlier than 6 AM or after 11 PM).
Some properties have existing approvals that may already authorize certain land uses or impose specific conditions. You can research available public records online or check with City staff to determine whether a proposed use is covered by an existing entitlement or requires additional review.
Some uses were legally established under previous zoning regulations but do not conform to current standards. These uses may generally continue to operate, though restrictions may apply to expansion, modification, or reestablishment after a period of vacancy. Note that certain land use activities have been phased out and may not qualify for continued operation even if they were previously established legally. See Amortized ("Phased Out") Land Uses below.
Certain land uses are subject to amortization provisions and required to come into compliance with current zoning regulations over time. Examples include:
- Late-Night Uses: Any use operating before 6:00 a.m. or after 11:00 p.m. requires a Conditional Use Permit, even if the use otherwise qualifies as a legal non-conforming ("grandfathered") use. Reference CMC 21.58.040.B.3.
- Motor Vehicle Repair Facilities: Motor vehicle repair facilities must comply with the applicable regulations of Section 21.36.140 of the Zoning Code, even if the use was established prior to the adoption of the current regulations. Reference CMC 21.58.040.B.2.
- Telecommunications Facilities: Wireless Communications Facilities, including those approved without an prior expiration date, are required to be brought into compliance with the City's Wireless Communications Facility Ordinance (Chapter 21.34).
Applicants should consult with City staff to determine whether amortization requirements apply to a particular property or use.
The Pruneyard Master Use Permit regulates land uses within The Pruneyard based on parcel type. See Section IV, Land Use Controls, for land use maximums, alcohol license limits, allowed land uses, and the applicable permit process for each use.
The Downtown Alcohol Beverage Policy provides guidance for reviewing alcohol service requests within the boundaries of the policy area (see boundary map below). The policy is intended to support a vibrant restaurant and nightlife environment while maintaining public health, safety, and neighborhood compatibility. It outlines expectations for restaurants, bars, late-night alcohol service, outdoor seating, live entertainment, operating conditions, and enforcement.
This policy should be reviewed when considering a new or modified alcohol-serving establishment in Downtown Campbell, especially restaurants, bars, wine bars, tasting rooms, or businesses requesting late-night alcohol service.
Certain land uses within the City are subject to additional locational and operational standards and requirements (see CMC 21.36 - Provisions Applying to Special Uses). While the land use tables provide links to these standards, applicants should carefully review them, as they may impose further restrictions or conditions on permitted uses.
In addition, certain land use activities are subject to a moratorium or a limit on the number of establishments that may be permitted, as outlined below.
- Massage Establishments - A maximum of twelve (12) massage establishments may operate within the City (see CMC 5.48.264(a)). Because this limit has already been reached, no additional massage establishments may be established or permitted at this time.
- Tobacco Retailers - The City has a temporary moratorium on the issuance of Tobacco Retailer Permits at new locations. As such, no Tobacco Retailer Permits at new or expanded locations may be established at this time.
- Storage Facilities - A maximum of one storage facility per five thousand people of the population may operate within the City (see CMC 21.10.030). As this number has been exceeded no additional storage facilities may be established or permitted at this time.
- Firearms, Firearm Components & Ammunition - Selling, leasing, or otherwise transferring any firearm, firearm component or ammunition within the City is unlawful without a law enforcement permit issued in accordance with CMC 5.45 (Sale of Firearms and Ammunition).
Additionally, certain locations are prohibited from conducting specified business activities having had previous permits revoked or suspended. These include:
- Sites Prohibited from Issuance of New Tobacco Retailer Permits
- 2145 S. Winchester Boulevard - prohibited until July 7, 2027
- 469 E. Campbell Avenue - prohibited until July 7, 2027
- 484 W. Hamilton Avenue - prohibited until June 18, 2027
- 835 Union Avenue - prohibited until June 18, 2027
- Sites Suspended from Tobacco Retail Sales
- 2050 S. Bascom Avenue - suspended until August 7, 2026
When considering a new business location, it is important to confirm whether the site provides enough parking for the proposed use. The City’s parking standards are found in Chapter 21.28 - Parking and Loading of the Campbell Municipal Code.
A simple way to determine whether parking may be an issue is to compare the parking requirement for the current use with the parking requirement for the proposed use. For example:
- An existing tenant space may be occupied by a retail use, which requires 1 parking space per 200 square feet of gross floor area. If that same tenant space is proposed to be occupied by a health/fitness center, which requires 1 parking space per 150 square feet of gross floor area, the proposed use would require more parking than the existing use. In that situation, the applicant should verify that the site has sufficient onsite parking to support the proposed business.
There are, however, a few important exceptions to this general rule:
- Prior Use Required Same or Less Parking: When the use of an existing structure changes, additional parking is generally not required if the proposed use requires the same number of parking spaces, or fewer parking spaces, than the immediately previous use. In that situation, the parking requirement for the new use is based on the requirement for the previous use. In other words, if the prior use was retail and the proposed use has the same parking requirement as retail, the change in use would not create an additional parking requirement, even if the property does not currently provide the full number of parking spaces that would otherwise be required under today’s standards.
- This allowance does not apply if a Parking Modification Permit was previously granted for the site in accordance with Section 21.28.050 (Parking modification permit).
- Project Site is within an AB 2097 Area: Sites located within an area covered by AB 2097 are exempt from parking requirements.
Not Enough Parking?
If there is not enough parking to meet the standard parking requirement for the proposed use, a prospective business may consider applying for a Parking Modification Permit. This permit may be granted when the City determines that the actual parking demand for the proposed use is expected to be lower than the number of spaces otherwise required by the Campbell Municipal Code, conditions of approval ensure the long-term adequacy of off-street parking, and when approval of the permit with further the purposes of Chapter 21.28 - Parking and Loading.
For certain land uses located in a ground-floor tenant space within an area identified as having a Tier 1 or Tier 2 requirement on the Form-Based Zone Map, the applicable permit process is determined by the tenant space's distance from the public right-of-way. This distance is measured from:
- The back of a public sidewalk; or
- The back of curb/pavement of the public right-of-way where a public sidewalk is not present.
In general, specified land uses located more than 50 feet from the public right-of-way are eligible for a more streamlined permit process, while the same uses, when located within 50 feet, are subject to additional review.
How do I know if use is subject to a distance requirement?
The requirement is identified through footnotes in the land use tables. In the interactive "Land Use Lookup" tables above, it is reflected as an additional condition or distance threshold that must be selected from a drop-down menu when applicable.
How do I know if a property is subject to a Tier 1 or Tier 2 requirement?
To determine if a property is subject to a Tier 1 or Tier 2 requirement, look for the presence of a yellow or orange line on the Form-Based Zone Map.
Uses that Require a Fully Compliant Trash Enclosure
The establishment of any of the following uses may require a new or upgraded trash enclosure to comply with City standards:
- Any restaurant (standard, café, fast-food, fast-casual, bakery, etc.)
- Gas station
- Auto repair/service
- Grocery store/convenience market
- Commercial child day care center
- Private school
- Medical service, clinics that require the use of single-use devices as defined by the CDC (Centers for Disease Control and Prevention)
- Medical services, laboratories
- Any other use with wet waste, defined by the Environmental Protection Agency as a business that produces food, organic and/or liquid wastes.
Other uses: A change of use to a land use not listed above shall not require a trash enclosure, however, shall require that trash/recycling receptacles be screened by a fence or landscaping in compliance with CMC Section 21.18.110.
Expansions of 30% or More
For the uses listed above, a cumulative expansion of 30% or more of the existing building area or use requires either:
- Construction of a new trash enclosure; or
- Retrofit or replacement of an existing enclosure to meet current City standards.
Expansions of Less Than 30%
For the uses listed above, an expansion of less than 30% generally requires:
- A roof over an existing trash enclosure;
- A satisfactory stormwater management plan; and
- Screening of the enclosure with fencing or landscaping in accordance with CMC Section 21.18.110.
If no trash enclosure exists, a fully compliant enclosure must be constructed, regardless of the size of the expansion.
Exception for Outdoor Seating: An existing restaurant may add outdoor seating on private property up to 30% of its existing total indoor and outdoor seating capacity without constructing or retrofitting a trash enclosure, provided a satisfactory stormwater management plan is provided.
Expansions of 50% or More
An expansion of the building area and/or expansion of use for a land use not listed above in excess of 50% shall require installation of a roof over an existing enclosure (should one exist), and provide a satisfactory stormwater management plan irrespective of its size. The trash enclosure shall also be screened by a fence or landscaping in compliance with CMC Section 21.18.110. If no trash enclosure exists, a fully compliant enclosure shall be constructed regardless of percentage of expansion.
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It is recommended that you review the City's Trash Enclosure Handout early in the planning process to determine whether enclosure improvements may be required.
How can I get more help?
Navigating the City’s zoning requirements can be challenging and we’re here to help. Even if you think you know the standards, its best to confirm before signing a lease agreement as zoning may change, the City may categorize a proposed land use differently than expected, or the site may have a prior land use approval or be considered to have a legal non-conforming (“grandfathered”) use that may be leveraged to streamline the permitting process.
For assistance please contact a planner by emailing planning@campbellca.gov or calling (408) 866-2140.