Union City · Zoning · MS
Union City MS zoning: height, setbacks and lot size
In Union City's MS zone, generally buildings can be up to 40 ft tall and the minimum lot size is 20,000 square feet, with the conditions listed below (Union City code, read October 2026).
Key points
- Maximum building height: 40 ft (may be increased to 55 ft where the decision maker finds a more beneficial site layout or public benefits that current standards could not achieve)
- Minimum lot size: 20,000 square feet
- Maximum lot coverage: 60%
- Maximum floor area ratio (FAR): 1.0
MS (Special Industrial) is a zoning district in Union City. Every value below was read from the Union City Municipal Code and links to its section (read October 2026). State laws such as the ADU and SB 9 rules can allow more on a residential lot. General information, not legal advice — read the code text and check with the city before you build.
Development standards in MS
The general rule for a typical lot in this zone. Zoning tables often attach notes, such as rules for corner lots, lots next to a residential zone, or new subdivisions only. Open “code text” under a value to see the table cell or sentence it was read from.
| Maximum building height | 40 ft Applies: may be increased to 55 ft where the decision maker finds a more beneficial site layout or public benefits that current standards could not achieve § 18.40.050 · code textTable row “Maximum height”, column “Special Industrial (MS)”: 40 feet. This height limit may be increased to a maximum of 55 feet where the decision maker finds that the increase is necessary to provide a more beneficial site layout or will result in public benefits/amenities that could not be achieved under current zoning standards. |
|---|---|
| Minimum lot size | 20,000 square feet § 18.40.050 · code textTable row “Site area, minimum”, column “Special Industrial (MS)”: 20,000 square feet |
| Maximum lot coverage | 60% § 18.40.050 · code textTable row “Lot coverage, maximum”, column “Special Industrial (MS)”: 60% |
| Maximum floor area ratio (FAR) | 1.0 § 18.40.050 · code textTable row “FAR, maximum”, column “Special Industrial (MS)”: 1.0 |
Uses in MS
Uses the code's use tables allow in MS, or allow with a permit. Each links to its page with the code section.
- Child care center — Needs an use permit (chapter 18.56) — see note
When a different number applies
The code sets other values for particular lots, buildings or locations in MS:
- Maximum building height: 55 ft — where the decision maker finds that the increase is necessary to provide a more beneficial site layout or will result in public benefits/amenities that could not be achieved under current zoning standards § 18.40.050
Not on this page
We did not find a general stories, front setback, side setback, rear setback, density limit for MS in the zoning tables we read. The code may still set one elsewhere — check the Union City Municipal Code.
Other Union City zoning districts
Who this affects
Frequently asked questions
What is the maximum building height in Union City's MS zone?
40 ft (may be increased to 55 ft where the decision maker finds a more beneficial site layout or public benefits that current standards could not achieve) — Union City Municipal Code § 18.40.050.
What is the minimum lot size in Union City's MS zone?
20,000 square feet — Union City Municipal Code § 18.40.050.
What is the maximum lot coverage in Union City's MS zone?
60% — Union City Municipal Code § 18.40.050.
What is the maximum floor area ratio (far) in Union City's MS zone?
1.0 — Union City Municipal Code § 18.40.050.
General information, not legal advice.
Ask about an Union City property in MS
Ask GoCodebook what you can build at a specific address and get an answer that cites the section.
Ask your question