Bolthole Index

Marin County, California

Zoning, building permits and septic rules in San Rafael, California

San Rafael, California adopts and administers its own zoning ordinance, so zoning approval comes from the city's Planning Division, not Marin County1. Building permits inside city limits are handled by the city's Building Division2. Septic permits and wells in Marin County are overseen by Marin County Environmental Health Services3; we could not confirm how that applies inside the city.

At a glance

Zoning
San Rafael's own ordinance (Title 14 of the city code)1
Building permits
City Building Division, applications through OpenGov2
Septic
Marin County Environmental Health Services oversees septic in Marin County; city-limit details unconfirmed3
RV living
Only parking and storage are addressed; living in an RV is not authorized4
ADUs
Allowed in zones that permit single-family or multifamily homes; building permit only5
Manufactured homes
Allowed in any district that allows single-family homes, if standards are met6
Smallest single-family lot
5,000 sq ft in R5; up to 2 acres in R2a7
Maximum height
30 feet in single-family districts8

Who to call

Building permits

City of San Rafael Building Division

Building permits, plan review and inspections inside San Rafael city limits

(415) 485-3367

building@cityofsanrafael.org

1400 Fifth Avenue, top floor, San Rafael, CA 94901

Zoning

City of San Rafael Planning Division

Zoning, design review and use permits inside San Rafael city limits

(415) 485-3085

community.development@cityofsanrafael.org

1400 Fifth Avenue, top floor, San Rafael, CA 94901

Septic permits

Marin County Community Development Agency - Environmental Health Services

Septic systems and wells for Marin County

415-473-6907

3501 Civic Center Drive, Suite 236, San Rafael, CA 94903

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

Going off-grid in San Rafael means bringing your own water and power. The kit we’d start with:

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Does San Rafael have zoning, and what does it mean for lot size and setbacks?

Yes. San Rafael adopts and administers its own zoning ordinance for land inside the city1. The Planning Division handles it9. Single-family land falls into six districts: R2a, R1a, R20, R10, R7.5 and R510.

Minimum lot size depends on the district: 2 acres in R2a, 1 acre in R1a, 20,000 sq ft in R20, 10,000 sq ft in R10, 7,500 sq ft in R7.5 and 5,000 sq ft in R5, with 6,000 sq ft for corner lots in R57. Front setbacks are 20 feet in R2a, R1a, R20 and R10, and 15 feet in R7.5 and R511. Rear yards are 25 feet in R2a and R1a and 10 feet in the other single-family districts11.

Maximum lot coverage runs from 20% in R2a to 40% in R10, R7.5 and R512. Single-family structures top out at 30 feet in San Rafael's R districts8.

Do you need a building permit in San Rafael, and who issues it?

Inside San Rafael city limits, the city's Building Division handles building permits, and all new permit applications must be submitted through its OpenGov online system2. Marin County's Building and Safety Division covers unincorporated land only; its permit rules do not apply inside the city13.

Separately from the building permit, the Planning Division says that constructing a structure of any kind may require design review, and changing a land use may require a use permit9. An owner-builder in California who signs a building permit application takes responsibility for the whole project and must pull every permit and pass inspections14. We could not confirm San Rafael's fee schedule or inspection details; ask the Building Division.

How do septic permits and wells work in San Rafael?

Marin County Environmental Health Services administers septic systems in Marin County3. A septic construction permit is required before building a septic system there15. California requires a permit for every new or replacement septic system, issued by the local city or county agency16. We could not confirm whether San Rafael properties are all on public sewer or whether any city office issues septic permits, so ask Environmental Health Services17 before assuming either.

Wells need a permit from the local environmental health agency or water district before construction, modification or destruction18. The county's Coastal Zone and Stream Conservation Area can add further permits15.

Can you live in an RV or tiny home in San Rafael?

Not as a place to live, as far as the city code we reviewed shows. San Rafael's rules for RVs on residential lots cover only parking and storage, and living in an RV is not authorized by those sections4. Parking must be incidental to the home, must not obstruct sidewalk or street views and must not be a nuisance4. No RV may stand on a public street or public property without a temporary RV parking permit, except for emergency repairs of up to 24 hours4.

We could not confirm any tiny-home provision in San Rafael's code. Ask the Planning Division9 before buying a tiny home on wheels for a lot here.

Can you add an ADU or place a manufactured home in San Rafael?

Manufactured homes are permitted in every San Rafael zoning district that allows single-family homes, if the planning director finds the standards met before a building permit issues6. A manufactured home needs a permanent foundation and a roof overhang of at least 12 inches, which may be modified6. In flood zones it must be elevated6.

An accessory dwelling unit (ADU) is permitted in any district that allows single-family or multifamily homes5. Approval is ministerial when standards are met, with only a building permit required5. A detached ADU can be 150 to 1,000 sq ft, a junior ADU (JADU) up to 500 sq ft, and a detached ADU has a 4-foot side and rear setback and a 16-foot height limit5. Each lot gets one ADU and one JADU5.

Building a home in San Rafael: the steps, in order

  1. Confirm the zoning district, lot size, setbacks and height with the Planning Division9.
  2. Ask the Planning Division whether the project needs design review or a use permit9.
  3. Apply for the building permit through OpenGov with the Building Division2.
  4. Ask Marin County Environmental Health Services about any septic system or well on the lot17.
  5. Schedule inspections through the Building Division2.

A lot split follows separate rules in the city's subdivision code, and urban lot splits require parcels of at least 1,200 sq ft19.

What stays with Marin County, and what to check before you buy in San Rafael

Marin County's unincorporated rules do not govern land inside San Rafael city limits; see the Marin County page for land outside the city20. Septic and wells stay with Marin County Environmental Health Services3.

County-level numbers: Marin County's effective property tax rate is about 0.7%21, and the typical home value is about $1.5 million22. Marin County soils are rarely rated well for conventional septic drain fields, since only about 1.6% are rated not limited23, which matters if a lot is not on sewer.

Watch-outs

  • Applications for new building permits go through the city's OpenGov portal2.
  • Zoning standards differ by district, so check the exact district of a parcel before relying on a lot size, setback or height figure7.
  • We could not confirm San Rafael's permit fees, tiny-home rules or short-term rental rules; call the Planning Division or Building Division9.

Sources

  1. SRMC 14.16.240 Manufactured homes (San Rafael), quoted and re-checked
  2. City of San Rafael Building Division (cityofsanrafael.org)
  3. Septic systems/onsite wastewater treatment systems, quoted and re-checked
  4. SRMC 14.18.190 Recreational vehicle parking in residential districts (San Rafael), quoted and re-checked
  5. SRMC 14.16.285 Accessory dwelling units (ADUs) (San Rafael), quoted and re-checked
  6. SRMC 14.16.240 Manufactured homes (San Rafael), quoted and re-checked
  7. SRMC 14.04.030 Property development standards (R) (San Rafael), quoted and re-checked
  8. library.municode.com (San Rafael), quoted and re-checked
  9. City of San Rafael Planning Division (cityofsanrafael.org)
  10. SRMC 14.04.030 Property development standards (R) (San Rafael), quoted and re-checked
  11. SRMC 14.04.030 Property development standards (R) (San Rafael), quoted and re-checked
  12. library.municode.com (San Rafael), quoted and re-checked
  13. Do I need a building permit?, quoted and re-checked
  14. Owner-Builder Responsibilities (California statewide rule), quoted and re-checked
  15. Septic systems/onsite wastewater treatment systems, quoted and re-checked
  16. 2023 OWTS Policy (California statewide rule), quoted and re-checked
  17. Marin County Community Development Agency - Environmental Health Services (marincounty.gov)
  18. Well Standards (California statewide rule), quoted and re-checked
  19. SRMC 15.155.030 Urban lot splits development standards (San Rafael), quoted and re-checked
  20. Title 22 - Development Code, quoted and re-checked
  21. Effective property tax rate: Bolthole Index county data
  22. Typical home value (Zillow): Bolthole Index county data
  23. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for San Rafael

San Rafael’s own rules

  • Local zoningPresent

    Land inside San Rafael city; the city adopts and administers its own zoning ordinance (SRMC Title 14).

    “manufactured homes are permitted within all zoning districts which allow single-family dwellings, consistent with meeting certain standards.”
  • Zoning districtsPublished

    Zoning districts in San Rafael city (SRMC Title 14)

    • Residential districts include R2a, R1a, R20, R10, R7.5, R5, DR, MR and HR types; -EA Combining District exists.
    “single-family residential districts (r5, r7.5, r10, r20, r1a, r2a).”
  • Minimum lot sizeDistrict specific (with conditions)

    Single-family residential R districts (R2a, R1a, R20, R10, R7.5, R5) in San Rafael city

    • Parcels created through urban lot splits (Chapter 15.155) are exempt from these standards.
    • Duplex and multifamily districts (DR, MR, HR) have separate tables in SRMC 14.04.040.

    R2a min lot area: >= 2 acres · R1a min lot area: >= 1 acre · R20 min lot area: >= 20000 sq ft · R10 min lot area: >= 10000 sq ft · R7.5 min lot area: >= 7500 sq ft · R5 min lot area: >= 5000 sq ft (6,000 sq ft for corner lots)

    “minimum lot area (sq. ft.) 2 acres 1 acre 20,000 10,000 7,500 5,000/6,000 (corner)”
  • SetbacksDistrict specific (with conditions)

    Single-family R districts (R2a, R1a, R20, R10, R7.5, R5) in San Rafael city

    • Front setback averaging applies where two or more lots in a block are improved.
    • Garages with perpendicular driveways set back 20 ft.
    • SB 9 developments follow SRMC 14.16.282.C.

    front yard R2a/R1a/R20/R10: >= 20 feet · front yard R7.5/R5: >= 15 feet · rear yard R2a/R1a: >= 25 feet · rear yard R20/R10/R7.5/R5: >= 10 feet

    “minimum yards front (ft.) 20 20 20 20 15 15”
  • Lot coverageDistrict specific (with conditions)

    Single-family R districts in San Rafael city

    • Maximum upper story floor size is 50%/75% of lot coverage calculation.

    R2a max lot coverage: <= 20 percent · R1a max lot coverage: <= 25 percent · R20 max lot coverage: <= 30 percent · R10/R7.5/R5 max lot coverage: <= 40 percent

    “maximum lot coverage 20% 25% 30% 40% 40% 40%”
  • Building heightDistrict specific (with conditions)

    Single-family R districts in San Rafael city

    • In the -EA Combining District, maximum 17 ft to peak and one habitable floor.

    maximum structure height, all R districts: <= 30 feet (17 ft in -EA Combining District)

    “maximum height of structure (ft.) 30 30 30 30 30 30”
  • Living in an RVLimited

    RVs on residential lots in San Rafael city; only parking/storage is addressed, living in an RV is not authorized by the sections reviewed.

    • Residential parking/storage must be incidental to the basic residential use, must not obstruct sidewalk/street views and must not be a nuisance.
    • No RV may be parked or left standing on public streets, right-of-way or public property except with a temporary RV parking permit or for emergency repairs up to 24 hours.
    • Multifamily and mobilehome parks: only in areas approved by the planning commission.
    “no person shall park, stop, or leave standing any recreational vehicle upon any public highway or public right-of-way or public property within the city.”
  • Manufactured homesAllowed (with conditions)

    Manufactured homes in R districts and all districts allowing single-family dwellings in San Rafael city

    • Planning director must find standards met before building permit issuance: lot meets district standards; used as principal or accessory dwelling; permanent foundation; NMHCSSA 1974 standards; compatible roof/siding; roof overhang at least 12 inches (may be modified).
    • Subject to the same design requirements as a single-family home on the same lot.
    • In nonresidential districts subject to Section 14.17.130 temporary uses.
    • In flood zones, must be elevated per SRMC 18.50.040.

    minimum roof overhang: >= 12 inches (may be modified where surrounding eaves are less than 12 inches)

    “manufactured homes are permitted within all zoning districts which allow single-family dwellings, consistent with meeting certain standards.”
  • Accessory dwellingsAllowed (with conditions)

    ADUs and JADUs in San Rafael city zoning districts allowing single-family or multifamily residential

    • Ministerial approval if standards met; only a building permit required.
    • One ADU and one JADU max per lot (JADU owner-occupancy and deed restriction required).
    • Permanent foundation required; separate entrance required.
    • Parking: one space per ADU unless exclusions apply.
    • Limits on parcels created by urban lot split (SRMC 14.16.282.C.1.f).

    minimum ADU floor area: >= 150 sq ft · maximum detached ADU floor area: <= 1000 sq ft · maximum JADU floor area: <= 500 sq ft · ADU side/rear setback: >= 4 feet · ADU maximum height: <= 16 feet (17 ft or existing residence height in Eichler Alliance district)

    “An ADU as defined in Chapter 14.03 is permitted in any zoning district that allows the development of single-family or multifamily dwelling residential uses.”
  • Subdividing landRegulated (with conditions)

    Subdivision and urban lot splits in San Rafael city (SRMC Title 15)

    • Urban lot splits: one parcel at least 40% of original; each parcel at least 1,200 sq ft; residential use only; rentals longer than 30 days.

    minimum urban lot split parcel: >= 1200 sq ft

    “Urban lot splits shall be permitted in all single-family residential zones including R2a, R1a, R20, R10, R7.5, and R5.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask San Rafael or Marin County directly.

  • Owner-builder exemption — Inside San Rafael city
  • Inspections — Inside San Rafael city
  • Certificate of occupancy — Inside San Rafael city
  • Minimum dwelling size — Single-family dwellings in San Rafael city
  • Tiny homes — Inside San Rafael city
11 more unanswered
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Short-term rentals
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that San Rafael publishes no rule on the point, not that none exists. Marin County’s page lists the county offices to call.

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