Chapter 18.12 — Commercial Zones (C-C, C-N, C-R)

Santa Clara Zoning Code · 2026-06 edition · ingested 2026-07-06 · Santa Clara

Sections

  • 18.12.010 – Purpose of Commercial Zones 18.12.020 – Commercial Land Uses and Permit Requirements 18.12.030 – Development Standards 18.12.040 – Other Applicable Regulations

18.12.010 – Purpose of Commercial Zones

  • A. The purpose of the individual commercial uses and the way they are applied are as follows: The purpose of this Chapter is to describe the character and intent of each of the City’s commercial zones, describe allowed land uses and permit requirements in commercial zones, identify any supplemental land use regulations applicable to commercial zones, and establish development standards for the same. This Chapter does not apply to the Downtown zone, the standards for which are set forth separately in Chapter 18.26.

  • B. The purpose of the individual commercial uses and the way they are applied are as follows:

    1. Commercial-Neighborhood Zone (C-N). The purpose of the C-N CommercialNeighborhood Zone is to provide land areas for the construction, use, and occupancy of a broad range of neighborhood-serving commercial uses. It is the intent of this zone to encourage the development of neighborhood shopping centers that focus on neighborhood amenities including grocery stores, coffee shops, cafes, local-serving offices, and drug stores. The maximum Floor Area Ratio (FAR) is 0.5. This zone implements the Neighborhood Commercial land use designation in the General Plan.

    2. Community-Commercial Zone (C-C). The purpose of the C-C CommunityCommercial Zone is to provide land areas for the construction, use, and occupancy of a broad range of community-serving uses. It is the intent of this zone to encourage the development of commercial shopping centers that focus on community amenities including grocery stores, restaurants, banks, professional offices, and vehicle fueling stations. The maximum Floor Area Ratio (FAR) is 0.8. This zone implements the Community Commercial land use designation in the General Plan.

    3. Commercial-Regional Zone (C-R). The purpose of the C-R Commercial-Regional Zone is to provide land areas for the construction, use, and occupancy of a broad range of commercial uses ranging from regional-serving to large-scale commercial centers. It is the intent of this zone to encourage the development of unique commercial shopping environments that serve as a node of commercial and entertainment activity and attract visitors and shoppers from outside the City. The maximum Floor Area Ratio (FAR) is 1.0. This zone implements the Regional Commercial land use designation in the General Plan.

  • C. Although the commercial zones are intended for commercial uses, pursuant to state law, certain types of multifamily residential developments may also be authorized, as described in more detail in Section 18.12.040.A.7.

Santa Clara Zoning Code, Title 18

July 2025 2-17

18 Attachment 1:37

Publication, Apr 2026

SANTA CLARA CODE

Chapter 18.12

Commercial Zones

18.12.020 – Commercial Land Uses and Permit Requirements

  • A. Table 2-7 Commercial Zone Allowed Uses and Permit Requirements. Table 2-7 indicates the uses allowed within each commercial zone and any permits required to establish the use, in compliance with Article 6 (Permit Processing Procedures) and Article 7 (Zoning Code Administration).

  • B. Additional Regulations. Where the last column in the Table 2-7 includes a chapter or section number, the regulations in the referenced chapter or section shall apply to the use. Provisions in other sections of this Zoning Code and City Code may also apply.

  • C. Definitions. See Article 8 (Definitions) for land use definitions and explanations.

  • D. Zoning Clearance required. Each land use specified in the following land use table as allowed with a “P” as a use permitted-by-right that involves/contains construction activities (e.g., additions, alterations, constructions, reconstruction, or remodeling) shall require the issuance of a Zoning Clearance in compliance with Chapter 18.126 (Zoning Clearance).

  • E. Uses not Listed. Uses not listed below may be reviewed by the Director to determine if they are similar to those listed and appropriate in this zone and if so, what type of permit is required, in compliance with Section 18.04.040 (Uses Not Classified).

  • F. Temporary Uses. For all allowed temporary uses and specific standards see Chapter 18.122, Temporary Use Permits.

Table 2-8

Table 2-8 Table 2-8 Table 2-8 Table 2-8 Table 2-8
Commercial Zones Allowed Uses and Permit Requirements
Commercial Zones
Permit Requirements
P
MUP
CUP
TUP
-		 Allowed by Right
Minor Use Permit (Chapter 18.114)
Conditional Use Permit (Chapter 18.114)
Temporary Use Permit (Chapter 18.122)
Not allowed
Land Use
(see Article 8 for land use
definitions).		 C-N C-C C-R Additional Regulations
Residential Uses
Caretaker Housing - P P Section 18.60.060
Dwelling,Multifamily MUP MUP MUP Section 18.12.040(A)(7)
Employee Housing - - -
Home Occupations - - - Section 18.60.120
Live-Work Facilities MUP MUP MUP Section 18.60.130
Single-Room Occupancy (SRO)
Facilities		 - P P
Supportive Housing - - P
Transitional Housing Facilities - - P
Human Services Uses
Assisted Living Facilities - CUP - Section 18.60.080
Child Day Care Facilities P P P Section 18.60.070
Residential Care Facilities, six or
fewer residents		 P P P
Residential Care Facilities,
sevenor moreresidents		 MUP MUP MUP
Community Care Facilities CUP CUP CUP
Child Day Care Homes, Up to 14
Children		 - - -
Low-barrier Navigation Centers P P
EmergencyShelters - P P Section 18.60.110

Santa Clara Zoning Code, Title 18

2-18 July 2025

18 Attachment 1:38

Publication, Apr 2026

ZONING

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.12

Table 2-8

Commercial Zones Allowed Uses and Permit Requirements

Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements
P
MUP
CUP
TUP
-
Allowed by Right
Minor Use Permit (Chapter 18.114)
Conditional Use Permit (Chapter 18.114)
Temporary Use Permit (Chapter 18.122)
Not allowed
Land Use
(see Article 8 for land use
definitions).		 C-N C-C C-R Additional Regulations
Recreation, Education, and Public Assembly Uses
Cemeteries and Mausoleums - CUP -
Commercial Recreation
Facilities, Indoor		 CUP P P
Commercial Recreation
Facilities, Outdoor		 - P P
Fitness Facilities MUP P P
Libraries P P P
Mortuaries and Funeral Homes - P P
Museums - P P
Parks and Public Plazas P P P
Recreational Vehicle Parks - - CUP
Places of Assembly P P P
Public Schools P P P
Private Schools CUP CUP CUP
Public/Private Colleges and
Universities		 P P P
Theaters and Auditoriums - P P
Vocational/Trade Schools P P P
Utility, Transportation, and Communication Uses
Broadcasting and Recording
Studios		 - P P
Parking Structures - CUP CUP
Public Safety Facilities P P P
Wireless Telecommunication
Facilities and Towers, Co-
location/Small Cell		 P P P Chapter 18.66
Wireless Telecommunication
Facilities and Towers, Minor
(less than 70 feet)		 MUP MUP MUP Chapter 18.66
Wireless Telecommunication
Facilities and Towers, Major (70
feet or higher)		 CUP CUP CUP Chapter 18.66
Transit Stations and Terminals - CUP CUP
Utility Facilities and
Infrastructures		 CUP CUP CUP
Diesel Back-up Generators P P P Section 18.60.260
Photovoltaic Systems P P P
Retail, Service, and Office Uses
Adult Businesses Uses - - CUP Chapter 18.62
Alcoholic Beverage Sales and
Service		 P P P Section 18.60.040
Ambulance Services - CUP CUP
Animal Sales and Grooming
Facilities		 P P P
Banks and Financial
Establishments, General		 P P P

Santa Clara Zoning Code, Title 18

July 2025 2-19

18 Attachment 1:39

Publication, Apr 2026

SANTA CLARA CODE

Chapter 18.12

Commercial Zones

Table 2-8

Commercial Zones Allowed Uses and Permit Requirements

Commercial Zones Commercial Zones Commercial Zones
Permit Requirements
P
MUP
CUP
TUP
-		 Allowed by Right
Minor Use Permit (Chapter 18.114)
Conditional Use Permit (Chapter 18.114)
Temporary Use Permit (Chapter 18.122)
Not allowed
Land Use
(see Article 8 for land use
definitions).		 C-N C-C C-R Additional Regulations
Banks and Financial
Establishments, Stand-alone
ATM		 P P P
Bars CUP CUP CUP
Bed and Breakfast Inns CUP - - Chapter 18.60.050
Building Material Stores and
Yards		 - P P
Business Support Centers P P P
Drive-in/Drive-through
Establishments		 CUP CUP CUP Section 18.60.100
Equipment Sales and Rentals - P P
Garden Centers/Plant Nurseries - P P
Hotels andMotels CUP CUP CUP
Kennels - CUP CUP
LiveEntertainment,Incidental P P P
Live Entertainment, Standalone
Uses		 MUP/CUP MUP/CUP MUP/CUP Section 18.12.040(A)(5)
Maintenance and Repair
Services		 - P P
Medical Services,General P P P
Mobile Food Vendors P/MUP P/MUP P/MUP 18.60.280
Nightclubs CUP CUP CUP
Offices P P P
Outdoor Displays and Sales MUP CUP CUP Section 18.60.150
Outdoor Dining and Seating MUP MUP MUP Section 18.60.140
Personal Services P P P
Personal Services, Restricted - MUP MUP Section 18.60.170
Restaurants P P P
Retail Establishments
General, Small Format
General, Medium Format
General, Large Format
P P P
- MUP MUP
- CUP CUP
Smoke Shops - CUP CUP
Smoking Lounges - MUP CUP Chapter 8.37
Veterinary Facilities - MUP P
Vehicle Oriented Uses
Car Wash and Detailing
Facilities, Full-Service		 - CUP MUP
Car Wash and Detailing
Facilities, Self-Service		 - MUP P
Mobile Fueling Delivery P P P
Vehicle Service Stations - MUP CUP Section 18.60.220
Vehicle Rental Facilities, General - CUP MUP
Vehicle Rental Facilities, Limited - P P
Vehicle Rental Facilities, Office
Only		 P P P

Santa Clara Zoning Code, Title 18

2-20 July 2025

18 Attachment 1:40

Publication, Apr 2026

ZONING

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.12

Table 2-8

Commercial Zones Allowed Uses and Permit Requirements

Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements
P
MUP
CUP
TUP
-
Allowed by Right
Minor Use Permit (Chapter 18.114)
Conditional Use Permit (Chapter 18.114)
Temporary Use Permit (Chapter 18.122)
Not allowed
Land Use
(see Article 8 for land use
definitions).		 C-N C-C C-R Additional Regulations
Vehicle Sales Facilities, General - - CUP Section 18.60.210
Vehicle Sales Facilities,
Wholesale		 - CUP CUP Section 18.60.210
VehicleRepair Facilities,Minor - - P Section 18.60.200
Vehicle Repair Facilities, Major - CUP CUP Section 18.60.200
Vehicle Parts Sales - P P
Industrial, Manufacturing, and Processing Uses
Personal Storage Facilities - - CUP
Printing and Publishing Facilities - P P
Wineries, Distilleries, Breweries,
and Micro-Breweries		 - MUP MUP

18.12.030 – Commercial Development Standards

  • A. Table 2-8 Commercial Zone Development Standards. The intent of the commercial zone development standards table establishes the basic site and structure regulations that apply to all developments in each of the commercial zones. The table also indicates where additional site and structure requirements, including, but not limited to, off-street parking, landscaping, signage, fences and obstructions, and performance standards, apply to residential zones.

  • B. Zoning Map. The Boundaries, designations, and locations of the zones established by this Zoning Code shall be shown upon the map(s) entitled “Zoning Map for City of Santa Clara” and referred to in this Zoning Code.

Santa Clara Zoning Code, Title 18

July 2025 2-21

18 Attachment 1:41

Publication, Apr 2026

SANTA CLARA CODE

Chapter 18.12

Commercial Zones

Table 2-9 Commercial Zone Development Standards

==> picture [248 x 196] intentionally omitted <==

==> picture [423 x 124] intentionally omitted <==

Development Feature
(minimum unless otherwise
indicated)		 C-N C-C C-R Additional
Regulations
Parcel Area(minimum) area required for each NEWLY CREATED parcel.
Parcel Area 7,000 sq. ft 15,000 sq. ft. 1 acre
Street Frontage (feet) 70 80 100
Setbacks(minimum) -Property lines are measured in feet, with those adjacent to the street
measured from the face of the curb, adopted plan line, or edge of right-of-way.
Front 10 10 15 Section 18.30.050
Side, Corner 10 10 15 Section 18.30.050
Side, Interior(adjacent
to R1 and R2 zones)		 10 10 10 Section
18.12.040(A)(2)
Section 18.30.050
Side, Interior(adjacent
to all other zones)		 0 0 0 Section 18.30.050
Rear, Single-Story
(adjacent to R1 and R2
zones)		 10 10 10 Section
18.12.040(A)(2)
Section 18.30.050
Rear, Multi-Story
(adjacent to R1 and R2
zones)		 15 20 20 Section
18.12.040(A)(2)
Section 18.30.050

Santa Clara Zoning Code, Title 18

2-22 July 2025

18 Attachment 1:42

Publication, Apr 2026

ZONING

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.12

Table 2-9 Commercial Zone Development Standards

==> picture [248 x 196] intentionally omitted <==

==> picture [423 x 124] intentionally omitted <==

Development Feature
(minimum unless otherwise
indicated)		 C-N C-C C-R Additional
Regulations
Rear(adjacent to all
other zones)		 10 10 10 Section 18.30.050
Height(maximum) measured in feet
Height and the Daylight
Plane		 All structures adjacent to R1 and R2 zones
shall include a 45-degree daylight plan off
the property line to implement a compatible
transition between structures.
Height 32 50 80 Section 18.30.040
Maximum Number of Stories 3 4 5
Maximum Floor Area Ratio
(FAR)		 0.5 0.8 1.0
Additional Regulations
Residential Accessory
Structures		 Chapter 18.32
Density Bonus and
Affordable Housing		 Chapter 18.64
Fences, Walls, Hedges, and
Screens		 Chapter 18.34
Landscaping Standards Chapter 18.36

Santa Clara Zoning Code, Title 18

July 2025 2-23

18 Attachment 1:43

Publication, Apr 2026

SANTA CLARA CODE

Chapter 18.12

Commercial Zones

Table 2-9 Commercial Zone Development Standards

==> picture [248 x 196] intentionally omitted <==

==> picture [423 x 124] intentionally omitted <==

==> picture [428 x 100] intentionally omitted <==

----- Start of picture text -----
Development Feature
Additional
(minimum unless otherwise C-N C-C C-R
Regulations
indicated)
Off-Street Parking
Regulations and Design Chapter 18.38
Standards
Performance Standards Chapter 18.40
Sign Standards Chapter 18.42
Solid Waste Enclosures Section18.30.060
----- End of picture text -----

Santa Clara Zoning Code, Title 18

2-24 July 2025

18 Attachment 1:44

Publication, Apr 2026

ZONING

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.12

18.12.040 – Other Applicable Regulations

In addition to the standards specified in Article 3 (Site Planning and General Development Standards) and Article 4 (Standards for Specific Land Uses), the following regulations shall be applicable in the specific commercial zones:

A. General Commercial Regulations.

1. Development Standards.

  • a. Minimum Parcel Size and Frontage. Notwithstanding the provisions of Section 18.12.030 (Commercial Development Standards), the following shall apply:

(1) For any parcel whose area, as shown on a parcel or final subdivision map approved before the effective date of this ordinance that is less than the minimum parcel area required for the zone in which the parcel is located, but is not less than 3,000 square feet, the required parcel area shall be the area shown for the parcel on the approved parcel or subdivision map.

(2) For any parcel whose frontage, as shown on a parcel or final subdivision map approved before the effective date of this ordinance that is less than the minimum parcel frontage required for the zone in which the site is located, but is not less than 45 feet, the required frontage shall be the frontage shown for the parcel on the approved parcel or subdivision map.

Table 2-10 Commercial Zone Setback Encroachments

Improvement Setback Area Maximum Allowed
Encroachment
Attached signs 8 feet or more above
surface grade		 Front, Side Corner 5 feet into setback
Bay windows, on a foundation or
cantilevered, chimneys, or wells for
basement windows or stairs, occupying
in the aggregate not more than 20% of
the length of the side of the building on
which they are located		 Front, Side Corner, Side,
Rear		 2 feet provided a
minimum remaining 3-
foot setback
Movable tables, chairs, umbrellas,
outdoor heaters, and retail displays		 Front, Side Corner Allowed in setback area
Movable partitions or planters to define
an outdoor seating area subject to
architectural review		 Front, Side Corner Allowed in setback area
Sills, eaves, cornices, canopies, and
other similar architectural features 8
feet or more above surface grade		 Front, Side Corner 5 feet into setback
Utility structures Front, Side Corner, Side,
Rear		 Allowed in setback area

2. Transition Standards.

  • a. Maximum Height Adjacent to Residential. Building Height Limits Abutting Residential Zoning Districts, 45-degree Daylight Plane height transitions are required for any new development adjacent to single family and duplex residential zoning districts, measured from the property line. Rear property

Santa Clara Zoning Code, Title 18

July 2025 2-25

18 Attachment 1:45

Publication, Apr 2026

SANTA CLARA CODE

Chapter 18.12

Commercial Zones

line daylight planes extend 40 feet from the rear property line; side property line daylight planes start at 15 feet above grade and extend the full height of the building. See Figures 2-1 and 2-2.

  • b. Maximum Height Across the Street from Residential. The following applies to portions of a development directly opposite a residentially zoned property where the street is less than 65 feet wide.

(1) Wall plates and heights shall be no taller than one story above the maximum height allowed in the opposing residential zone.

(2) Uses shall be located entirely within structures occupied by the primary use. Building heights shall step up away from the street following a 45-degree Daylight Plane measured from the top of the building facade/wall plate.

3. Hotel and Motel Uses. Hotel and motel uses are allowed in all commercial zones north of the Caltrain Corridor, at a maximum FAR of 2.0, provided that the property is annexed to a Community Facilities Assessment District, or similar district, and that the use is compatible with planned uses on neighboring properties.

4. Vehicle Parking. Vehicle parking shall not be allowed in any front setback.

5. Live Entertainment, Standalone Use. Live Entertainment that meets the following separation and operation requirements requires the approval of a Minor Use Permit by the Review Authority. All other Live Entertainment venues that do not meet the following separation and operation requirements and/or are located outdoors shall require the approval of a Conditional Use Permit by the Commission.

  • a. Shall be located a minimum of 150 feet from all residential.

  • b. Shall be conducted within an enclosed structure.

  • c. Shall be restricted to hours of operations between 11:00 AM to 12:00 AM (Midnight).

6. Wireless Telecommunication Facilities. For height exceptions for Wireless Telecommunications Facilities see Chapter 18.66.

7. Multi-Family Residential Development in Commercial Zones. Multi-family residential construction may be authorized in commercial zones for developments meeting the following requirements:

  • a. Senate Bill 6 (2022) (SB 6): Multifamily developments meeting the requirements of Government Code Section 65852.24, as may be amended, are permitted in the commercial zones, subject to the following.

(1) The project complies with prevailing wage labor requirements pursuant to Government Code § 65852.24.

(2) Project sites shall be 20 acres or less in size.

(3) The project site shall not be located on or adjacent to a site where more than 1/3 of the square footage on the site is dedicated to a classified industrial use per the City Code.

(4) Applicable multi-family residential developments shall consist of only housing/residential or may be comprise of a mixed-use project where at least 50 percent of the floor area is dedicated to residential uses.

(5) The density of the multi-family residential project shall be at least 30 dwelling units per acre.

Santa Clara Zoning Code, Title 18

2-26 July 2025

18 Attachment 1:46

Publication, Apr 2026

ZONING

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.12

b.

Assembly Bill 2011 (2022) (AB 2011): Multifamily developments meeting the requirements of Government Code Section 65912.100 et seq., as may be amended, are permitted in the commercial zones, subject to the following.

(1) Proposed projects shall comprise five or more units for sale and/or rent.

(2) At least 75 percent of the project site shall adjoin parcels developed with urban uses as defined in AB 2011.

(3) The project site shall not be located on or adjacent to a site where more than 1/3 of the square footage on the site is dedicated to a classified industrial use per the City Code.

(4) Applicable vacant sites shall not contain tribal cultural resources and shall not be located within a designated very-high fire hazard severity zone.

(5) Development per AB 2011 is prohibited on sites governed by mobile home/recreational vehicle laws or by the Special Occupancy Parks Act.

(6) For project sites located within a neighborhood plan, specific plan, area plan, urban village, precise plan, or master plan adopted by January 1, 2024, the designated plan shall allow multi-family residential development.

(7) Projects shall not be located within 500 feet of a designated freeway or highway.

(8) Projects shall not be located within 3,200 feet of an active oil or gas refinery.

(9) All other site/development requirements as prescribed by AB 2011 are required prior to project approval.

(10)

The density of the multi-family residential project shall be at least

30 dwelling units per acre.

(11)

(11) The Project shall meet all development standards of the residential zone corresponding to the residential density of the Project. If more than one residential zoning designation allows for housing with the Project density, the applicable development standards shall be the standards that apply to the closest parcel that allows residential use at the Project density.

Santa Clara Zoning Code, Title 18

July 2025 2-27

18 Attachment 1:47

Publication, Apr 2026

SANTA CLARA CODE

Chapter 18.12

Commercial Zones

-This page intentionally left blank-

Santa Clara Zoning Code, Title 18

2-28 July 2025

18 Attachment 1:48

Publication, Apr 2026

ZONING

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.14