Local jurisdiction · San Benito County

San Benito County Zoning, Planning & Building Codes

What you can build in San Benito County depends on its local zoning and planning code, layered on the California Building Standards Code. Ask GoCodebook about any San Benito County address.

Ask a question free See coverage

Key points

Zoning districts & allowed uses Setbacks & height limits FAR, lot coverage & density Building permits Remodels & change of use ADUs & JADUs Parking requirements Planning & design review

Last reviewed: July 6, 2026

Overview

This page orients you to how land use and development are regulated in the unincorporated areas of San Benito County. The County’s zoning rules live in Title 25 of the County Code and are organized so you can find your base zoning district, see what’s allowed, and then layer on any special standards that apply (like airport safety or floodplain). Title 25 also lays out how permits are reviewed (zoning clearances, development plan review, and use permits) and how countywide standards like parking, landscaping, and signs apply. The County’s adopted specific plans override the default zoning inside their plan boundaries.

Zoning clearance is a nondiscretionary administrative check the County uses to verify that a proposed land use or structure complies with allowed activities and applicable development standards before other approvals move forward (§ 25.02.011(A)).

How San Benito County’s code is organized

Title 25, Zoning Ordinance, is the County’s land-use rulebook for unincorporated areas. At a glance:

  • Administration and applicability. Title 25 applies countywide unless a specific plan sets alternate regulations (§ 25.01.001); conflicts default to the more restrictive rule and approvals must be consistent with the General Plan (§ 25.01.003; § 25.01.005).
  • Review authorities and process. The Board of Supervisors, Planning Commission, and Planning Director have defined roles; Table 25.01-A lists who decides each permit (§ 25.01.006; Table 25.01-A).
  • Permits and actions. Development plan review (minor/major) is in § 25.02.001; administrative use permits in § 25.02.002; conditional use permits in § 25.02.003; variances in § 25.02.009; zoning clearance in § 25.02.011.
  • District regulations. Base districts, use tables, and dimensional standards live in Chapter 25.03, including Tables 25.03-A (zone list), 25.03-C (ag/rural), 25.03‑E (residential), 25.03‑F (commercial), and 25.03‑I (industrial).
  • Combining zones (overlays). Special layers in Chapter 25.04 include Airport Safety (AS) (§ 25.04.004), Frazier Lake Airpark (FLA) (§ 25.04.005), and Hollister Municipal Airport (HMA) (§ 25.04.006). These supplement and sometimes replace base-zone standards.
  • Planned Unit Developments (PUD). A combining district for flexible, site-specific residential/mixed-use standards (§ 25.05.001–§ 25.05.006).
  • Specific Plans. Santana Ranch, Fairview Corners, and San Juan Oaks are adopted and govern their areas (§ 25.06.002).
  • Countywide development standards. Chapter 25.07 covers general design, parking, landscaping, accessory structures, and signs (§ 25.07.001; § 25.07.010; § 25.07.011; § 25.07.007; § 25.07.016).
  • Use- and hazard-specific standards. Chapter 25.08 includes ADUs/JADUs (§ 25.08.002), multifamily objective design/streamlining (§ 25.08.005), floodplain (§ 25.08.026), and seismic safety (§ 25.08.028).

Zoning district families

Use San Benito County Zoning and San Benito County Land Use to confirm your map layer and permitted uses.

  • Agricultural and Rural: AR (Agricultural Rangeland), AP (Agricultural Productive), R (Rural), RT (Rural Transitional). These carry larger minimum lots and lower densities typical of working lands (§ 25.03.004; Table 25.03‑C).
  • Residential: RR (Rural Residential), R-1 (Single-Family Residential), RM (Residential Multiple). Allowed uses and intensities scale from rural lots to multifamily neighborhoods (Table 25.03‑D/E).
  • Commercial: C-1 (Commercial Thoroughfare) and C-2 (Neighborhood Commercial). C‑1 focuses on highway/thoroughfare-serving commercial; C‑2 provides neighborhood centers (Table 25.03‑F; § 25.03.006).
  • Industrial: BP (Business Park), M-1 (Light Industrial), M-2 (Heavy Industrial). Standards and use permissions are laid out in Tables 25.03‑H and 25.03‑I (§ 25.03.007).
  • Public/Quasi-Public: PQP and RRP (Resource Recovery Park). Dimensional standards in Table 25.03‑K; RRP supplements the base zone to centralize recycling and reuse activities (§ 25.03.008; Table 25.03‑K).

Citywide development standards

Start with your base district’s table in San Benito County Development Standards, then add any combining zone or special standards that apply.

Residential (Table 25.03‑E):

  • RR: Front 25 ft; Side 15% of lot width (min 8 ft, max 32 ft); Rear 20% (min 20 ft, max 35 ft); Height 35 ft; Max coverage 40%.
  • R-1: Front 20 ft; Side 10% of width (min 6 ft, max 20 ft); Rear 20% (min 20 ft, max 35 ft); Height 30 ft; Max coverage 40%; FAR 0.8. A 15 ft front setback may be allowed on lots under 7,200 sf with Director approval (§ 25.03.006 Table 25.03‑E).
  • RM: Front 20 ft; Side 10% (min 6 ft, max 20 ft); Rear 20% (min 20 ft, max 30 ft); Height 35 ft; Max coverage 60%; FAR 0.8 (Table 25.03‑E).

Agricultural/Rural (Table 25.03‑C):

  • AR min lot 40 ac (max 1 du/40 ac); Front 30 ft; Side 32 ft; Rear 35 ft; Height 35 ft.
  • AP/R/RT vary: min lots 5 ac (AP/R) or 2.5 ac (RT); typical Front 25 ft; Side 32 ft; Rear 35 ft; Height 35 ft (Table 25.03‑C).

Industrial (Table 25.03‑I):

  • BP/M-1/M-2: FAR 0.8, Height 40 ft, Lot coverage 50%, Front/Street 25 ft, Interior/Rear 10 ft; landscaped front setback; side yard increases to 25 ft where adjacent to residential.

Commercial notes:

  • In C‑1, a commercial use abutting a residential use must provide a 10 ft screened, landscaped buffer; setbacks and defensible space may be adjusted per fire requirements (Table 25.03‑F notes).

Countywide standards you’ll likely touch:

  • Parking: Required spaces are set in Table 25.07‑C; ratios are adjusted for unlisted uses by the Director; site surfacing and drainage standards vary by location (urban sphere vs. rural/community) (§ 25.07.010(C); (H)–(K)).
  • Accessory structures: Residential accessory structure setbacks and yard coverage caps apply in RR/R‑1/RM; separate ADU standards live in § 25.08.002 (§ 25.07.007(C)–(G)).
  • Landscaping and screening: Project landscaping is addressed in § 25.07.011.
  • Signage: Permit triggers, setbacks for visibility at corners/driveways, and size computation rules are in § 25.07.016.

Specific plans & overlays

  • Specific Plans. The County relies on three adopted plans—Santana Ranch, Fairview Corners, San Juan Oaks—which govern land uses and standards inside their boundaries; where a plan is silent, Title 25 controls (§ 25.06.001(C); § 25.06.002).
  • Overlay Districts (Combining Zones).
    • Airport Safety (AS): Applies to airports without an adopted ALUCP; includes density/coverage limits and prohibits certain uses (§ 25.04.004(D), (E)).
    • Frazier Lake Airpark (FLA): Enforces ALUCP-based use, height (FAA Part 77), lighting, and population-density thresholds; ALUC referral and avigation easements are required (§ 25.04.005(D)–(H)).
    • Hollister Municipal Airport (HMA): Similar ALUCP-based controls, with permitted-use tables by safety zone and supplemental standards (§ 25.04.006(D); Table 25.04‑B).
  • Flood and seismic overlays. Floodplain development and seismic-safety standards supplement base zoning in mapped hazard areas (§ 25.08.026; § 25.08.028).
  • Planned Unit Development (PUD) combining district. Enables flexible, site-specific residential/mixed-use projects where the Board finds the plan superior to base zoning; standards (setbacks, coverage, parking, etc.) are established by Planning Commission resolution (§ 25.05.001–§ 25.05.005).

Building permits & review

Use San Benito County Design Review to navigate pre‑building approvals.

  • Zoning clearance. Required for starting a use, changes of use, business licenses, and most ADUs—this is a ministerial conformance check (§ 25.02.011(B)).
  • Development plan review. Minor/major review applies to new construction and additions; thresholds include, for example, multifamily with 5+ units or larger nonresidential buildings proceeding to major Commission review (§ 25.02.001; thresholds table).
  • Administrative use permit (AUP). Staff-level review for uses needing case-by-case conditions; neighbors are noticed and appeals go to the Commission (§ 25.02.002(E)–(J)).
  • Conditional use permit (CUP). Commission hearing with findings on compatibility, public health/safety, and conformance with standards; appeals go to the Board (§ 25.02.003(E)–(K)).
  • Variances. Relief from physical standards (not use lists) can be granted by the Commission when special property circumstances create hardship (§ 25.02.009(B)–(E)). See San Benito County Variances and Exceptions.
  • Nonconforming. Existing legal nonconforming uses/structures may continue with limits on expansion; abandonment rules apply (§ 25.01.012(D)–(E)). See San Benito County Nonconforming Uses.
  • Building code. Building permits are reviewed under the California Building Standards Code (Title 24); zoning clearance and development review occur before building plan check in typical workflows (§ 25.02.011(B)(5)).

State housing law in San Benito County

  • ADUs/JADUs. Accessory units are allowed in residential zones with streamlined standards: 4 ft side/rear setbacks, up to 25 ft detached ADU height (or per primary for attached), and one parking space per ADU unless state exemptions apply; JADUs max 500 sf and require separate exterior access; impact fees are limited for ADUs under 750 sf (§ 25.08.002(I)–(K)). See California ADU law.
  • SB 35/objective design. Qualifying affordable multifamily projects get ministerial approval on objective standards with 60/90‑day decisions (≤150/>150 units) (§ 25.08.005(C)–(5)).
  • Density bonus, SB 9, and tenant protections. No local density bonus or SB 9 procedures were found in the retrieved zoning materials; these operate under state law. Verify application and mapping with the County. See California housing laws. Not found in retrieved materials.

Source References

  • San Benito County Zoning Ordinance (Title 25): applicability, authorities, general plan consistency (§ 25.01.001; § 25.01.005).
  • Permits and review: development plan review (§ 25.02.001); AUP (§ 25.02.002); CUP (§ 25.02.003); variances (§ 25.02.009); zoning clearance (§ 25.02.011).
  • Districts and standards: zone list/Table 25.03‑A; residential Table 25.03‑E; agricultural Table 25.03‑C; commercial Table 25.03‑F; industrial Table 25.03‑I.
  • Combining zones: AS (§ 25.04.004); FLA (§ 25.04.005); HMA (§ 25.04.006).
  • Specific plans (§ 25.06.002).
  • Countywide standards: parking (§ 25.07.010), landscaping (§ 25.07.011), accessory structures (§ 25.07.007), signs (§ 25.07.016).
  • Housing: ADUs/JADUs (§ 25.08.002); objective standards/SB 35 (§ 25.08.005).

Where to read the San Benito County code

The San Benito County municipal and zoning code is published on American Legal Publishing — view the official San Benito County code library. That lets you read the ordinance section by section.

GoCodebook goes beyond browsing American Legal Publishing (see how they compare): it reads the San Benito County ordinance together with the California Building Standards Code and answers your question — zoning, setbacks, FAR, height, ADUs, permits — with the controlling citation for your parcel.

Who this affects

San Benito County homeownersReal estate developersArchitects & designersReal estate agentsInvestorsGeneral contractorsADU buildersPermit consultants

Frequently asked questions

What zoning districts does San Benito County use in unincorporated areas?

The County’s base districts include AR, AP, R, RT (ag/rural), RR, R‑1, RM (residential), C‑1, C‑2 (commercial), BP, M‑1, M‑2 (industrial), plus PQP and RRP for public/quasi-public uses. Start with Table 25.03‑A to identify your zone, then check the relevant use and development tables (§ 25.03; Tables 25.03‑A/F/H/I/K).

What are typical setbacks and heights for a single-family lot in the R‑1 district?

In R‑1, expect a 20 ft front setback, 10% side yard each side (min 6 ft, max 20 ft), and a rear 20% of lot depth (min 20 ft, max 35 ft). Height is 30 ft and lot coverage 40%; a 15 ft front setback may be approved for small lots (§ 25.03 Table 25.03‑E).

Do I need a permit to remodel or add on?

Most additions and new construction undergo development plan review; thresholds determine staff‑level minor vs. Commission‑level major review (e.g., multifamily with 5+ units or larger nonresidential buildings trend to major). Check § 25.02.001 and the review thresholds; routine interior alterations that don’t change the permitted use may be handled at a lower review tier—confirm with Planning (§ 25.02.001).

How are ADUs handled in unincorporated San Benito County?

ADUs/JADUs are allowed with objective, ministerial standards: 4 ft side/rear setbacks, up to 25 ft height for detached ADUs (or primary‑structure height if attached), limited impact fees (<750 sf exempt), and no extra parking for JADUs (§ 25.08.002(I)–(K)). A zoning clearance is typically obtained before building plan check (§ 25.02.011(B)(5)).

I’m near the Hollister or Frazier Lake airports—what extra rules apply?

Airport combining zones control uses, heights (FAA Part 77), lighting, and even population densities by safety zone. Projects are referred to the ALUC and often require avigation easements; see HMA (§ 25.04.006) and FLA (§ 25.04.005) for permitted‑use tables and standards. The general AS overlay applies to other airports without an adopted ALUCP (§ 25.04.004).

What are the parking rules?

Parking quantities come from Table 25.07‑C, with Director discretion for unlisted uses. Paving and drainage standards depend on location (urban sphere vs. rural/community), and truck loading may be required per use. See § 25.07.010 for ratios and site design requirements.

How does the County review affordable multifamily under SB 35?

Qualifying projects get ministerial approval if they meet objective standards; decisions are due in 60 days (≤150 units) or 90 days (>150 units). No public hearing is required if standards are met (§ 25.08.005(C)–(5)).

Are there sign restrictions along county roads?

Yes. Signs need permits when they meet structural thresholds, must maintain corner/driveway visibility envelopes, and follow size computation rules. See the countywide sign standards in § 25.07.016.

Does San Benito County have rent control?

No rent control provisions were found in the retrieved zoning materials. State tenant protections may still apply—verify with the County and see California housing laws. Not found in retrieved materials.

What happens if my building or use is “nonconforming”?

Legal nonconforming uses/structures can continue within limits, but cannot expand in intensity or footprint; abandonment can terminate the right to continue (§ 25.01.012(D)–(E)). See San Benito County Nonconforming Uses.

More in San Benito County code

Ask about any San Benito County property

Get a cited, plain-English answer on San Benito County zoning, setbacks, FAR, ADUs, remodels and permits — for any address.

Start Free Trial

Other jurisdictions in San Benito County

Hollister zoning & codes

San Juan Bautista zoning & codes

All California jurisdictions

California Building Standards Code